PLANNING COMMITTEE Date: 19th March 2003

------Applic. No: C/02/1356 Agenda Item No. : Date Recvd: 27th December 2002 Officer: Janine Barker Ward: Trumpington

Site: The Leys School, Trumpington Road, Cambridge, CB2 2AD

Proposal: Erection of 3 storey music block.

Applicant: The Leys School Trumpington Road Cambridge ------

1.0 SITE DESCRIPTION/AREA CONTEXT

1.1 The Leys School is located to the south of The Fen Causeway and west of Trumpington Road. Coe Fen bounds the site to the west. There are a number of listed buildings within the site and it is within the Central Conservation Area.

1.2 This application relates to the open space to the south of the Stamp building which lies at right angles to the Trumpington Road frontage, to the east. There are a number of mature trees along Trumpington Road and a close boarded timber fence hard on the boundary with the pavement. The site for the new building is a part grasscrete and tarmac area used by the Junior School department as a playground and separately as a netball court. The area is used occasionally for parking when there are events at the school.

1.3 The site is identified on the Local Plan proposals map as within NE6 land. Part of the school site (to the west) is identified on the Local Plan proposals map as within the floodplain and within the wildlife corridor. The site is also adjacent to the Green Belt and Common Land and recreation ground. The land to the west, Coe Fen qualifies as a County Wildlife site (E4.10).

1.4 The proposal involves the loss of open space which constitutes a departure from Development Plan Policy. The application has been advertised as a departure and if the recommendation of approval is accepted by Members, prior consultation with the secretary of state will be required before planning permission is granted.

2.0 THE PROPOSAL

2.1 The proposal is for the erection of a three storey music block. A supporting planning statement has been submitted as part of the application. This explains the requirements of the school based on a 5 year programme for improved facilities to meet rising expectations from staff, students and parents and to meet statutory requirements. The proposed music block forms part of that plan to provide facilities for teaching music and for space for a full orchestra to rehearse. The current facilities are located at the back of the theatre building with poor acoustics and lack of space. The new building provides a purpose built facility with good acoustics, noise separation and performance hall/rehearsal hall.

2.2 A Design Statement for the new building has been submitted as part of the application. The school has evaluated alternative sites, which include the redevelopment of the Old Gym, the area between West House and the Astro pitch or a split site. The school has concluded that the area next to the Stamp building is most suitable. The determination of this application must be made on the basis of the proposal as submitted and not the merits of any alternatives which have been considered by the school.

2.3 The proposed building is designed by Cowper Griffith Architects. It is three storeys in height and has a rectangular plan with projecting bays on each of the four elevations. The proposed materials are stone, brick, copper clad baffle, copper roof and plain tiles. An energy efficient approach has been taken in the design of the building with the use of a green heating and cooling system, which have been balanced with the acoustic requirements of the building.

3.0 SITE HISTORY

Complex history most recent as follows;

C/99/0243/FP – Erection of single storey extension to the Rugg Centre to provide a new classroom and workshop A/C C/99/0441/FP – Construction of hardstanding area for recreational purposes to south of stamp building A/C C/01/0125/FP – Erection of a three storey teaching building to west of playing field A/C

4.0 PUBLICITY Advertisement: YES Adjoining Owners: YES Site Notice Displayed: YES

5.0 POLICY

5.1 Central government advice

PPG1 General Policy and Principles (1997) paragraph 40 states that Section 54A of the 1990 Act requires that applications for planning permission shall be determined in accordance with the development plan, unless material considerations indicate otherwise. Conversely, applications which are not in accordance with relevant policies in the plan would not be allowed unless material considerations justify a planning permission.

PPG15 Planning and the Historic Environment (1994) paragraph 4.14 states that Section 72 of the Act requires that special attention shall be paid in the exercise of planning functions to the desirability of preserving or enhancing the character or appearance of a conservation area.

PPG17 Planning for Open space, Sport and Recreation (2002) paragraph 15 states that local authorities should give careful consideration to any planning applications involving development on playing fields. Where a robust assessment of need in accordance with this guidance has not been undertaken, planning permission for such developments should not be allowed unless: i. the proposed development is ancillary to the use of the site as a playing field (eg new changing rooms) and does not adversely affect the quantity or quality of pitches and their use; i. the proposed development only affects land which is incapable of forming a playing pitch (or part of one); ii. the playing fields that would be lost as a result of the proposed development would be replaced by a playing field or fields of equivalent or better quantity and quality and in a suitable location; or iv the proposed development is for an outdoor or indoor sports facility of sufficient benefit to the development of sport to outweigh the loss of the playing field.

5.2 Cambridgeshire Structure Plan

SP12/10 – New developments expected to incorporate high standards of layout and design and to relate well to their surroundings.

5.3 Cambridge Local Plan

EO1 Noise, smell and air pollution EO6 Energy saving and use of renewable energy sources NE3 Setting and special character of Cambridge protected by green belt NE6 Loss of open space of environmental and/or recreational importance NE10 Natural Processes – flood plain NE12 Wildlife Sites – City Wildlife Sites NE14 Wildlife Sites – land reclamation, land drainage and large scale development affecting City NE16 Trees – trees of amenity value NE17 Trees – development and existing trees NE18 Landscaping of sensitive sites BE1 Excellence in urban design BE2 Respect for the character of the site and its surroundings BE4 New Development – impact on the townscape or landscape of the surrounding area BE7 New Development – landscaping schemes BE13 Access for people with disabilities BE15 Design, public safety and crime BE32 Conservation Areas BE35 Protect setting of Listed Buildings by control over design of new developments in their vicinity CS6 Support the development of educational facilities CS7 Develop or expand schools – compliance with other policies

6.0 CONSULTATIONS

Head of Transport Services (on behalf of the Highway Authority)

6.1 The application states that there will be no increase in staff numbers associated with the proposal, and at the preliminary meeting the developer stated that pupil numbers would not be increased as a result of this proposal. On this basis therefore, no objection to the proposal is raised on behalf of the Highway Authority.

Head of Environmental Health and Waste Management

6.2 No objection to the proposal. Recommend conditions to control hours of construction and to require a scheme of noise insulation to be submitted for approval. Informative regarding the Considerate Contractors Scheme would be appropriate.

Cambridgeshire Fire & Rescue Service

6.3 Additional water supplies for firefighting are not required for this proposal.

County Archaeology

6.4 No archaeological investigation is considered necessary in connection with this development.

Sport England

6.5 The proposal affects the playing field on site. The proposal has been considered with regard to the Sport England Policy “A Sporting Future for the Playing Fields of England” (1997). The following factors are pertinent to the consideration of this case:

- there will only be a very minor incursion onto the grass playing filed and the majority of the building will be sited on an existing hardstanding, which is used primarily for netball. - It is proposed to relocate the netball facility elsewhere on the site (as stated in the supporting statement to the application). - The proposal does not impact on any existing grass pitches on the site. - The school retains more than adequate remaining playing fields, both on the site itself and on the nearby Latham Road playing fields.

Whilst, technically, the proposal does not comply with Sport England policy, the impact on the grass pitches is so minimal that it would be difficult to sustain an objection on these grounds, especially given the remaining adequate supply and high quality of playing fields at this site.

Therefore no objection is raised in this instance, subject to the adequate replacement of the netball facility that would be lost, and a condition to this effect could be imposed on any grant of planning permission.

Any further incursion onto the playing field at this site would be unlikely to be supported by Sport England, due to the cumulative loss of playing field.

Environment Agency

6.6 No objection to the proposed development, in principle. Advice given to applicants in relation to surface water drainage and foul drainage disposal.

County Archaeology

6.7 No archaeological investigation is considered necessary.

Disability Consultative Panel (Meeting on 12/2/03)

6.8 No disabled parking provision shown, there should be exterior lighting and signage. Induction loop systems to be installed in the practice and performance rooms.

Cambridge Preservation Society 6.9 - The proposal would be located in a very sensitive position adjacent to a crucial green corridor into the city from the south - The proposed building is of no great architectural merit and offers no enhancement to the current complex of school buildings - There are other less sensitive locations within the existing school footprint - The society would like to be assured that all other options have been investigated before accepting the loss of any existing greenspace.

7.0 REPRESENTATIONS

7.1 Representations have been received from the following:

Hilary Pye, 9 Brookside Jemima Atkinson, 12 Brookside Dr & Mrs A Walker, 13 Brookside Sophie Linnett, 14 Corsica Street, London (on behalf of her Mother who lives at 16 Brookside) Simon Linnett as from 16 Brookside Hannah Towns, Trumpington Conservatives, 48 Marshall Road, Cambridge TEAG: Trumpington Environmental Action Group, Ken Fletcher (Chairman), 12 Redhill Close, Great Shelford

The objections raised are summarised as follows:

- Re-development of the gym site or adjacent to West House would have been appropriate - Building is out of keeping with existing buildings - Traffic and noise pollution - Tree protection and loss of beech hedge - Building will overlook properties on Brookside, and will have an adverse impact on the out look of the houses - Development would set a precedent for further buildings on Trumpington Road - Loss of playing fields - Trumpington Road is a green corridor into Cambridge and Conservation Area

7.2 The above representations are a summary of the comments that have been received. Full details of the representations can be inspected on the application file.

8.0 ASSESSMENT

8.1 The issues to consider for this proposal are:

1) the principle of development 2) departure from the Development Plan 3) the siting and design of the building 4) the impact on trees 5) third party comments

1. Principle of development

8.2 The school engaged in pre-application discussions with officers for a proposal to demolish the Old Gym building and replace with a purpose built music building. Officers did not support the loss of the existing building on the basis that it did not accord with Conservation policies or reflect the importance of the building as an integral part of the historic core of the school buildings. Alternative sites or redevelopment of existing school buildings were considered and are evaluated in the Planning Statement that accompanies the application. Further informal advice was given on the current proposal prior to the submission of the application. The applicants were advised that a strong case for development on this site would have to be made in light of the departure from the Local Plan.

8.3 In terms of the principle for development of school facilities, Policy CS6 supports the development of education facilities within the communities they are designed to serve. Policy CS7 requires that when considering proposals to develop or expand schools, compliance with other policies in the local plan, particularly those concerned with the impact on residential amenity, including traffic and adequate car parking being available as well as adequate provision of open play areas will be required.

8.4 The school has stated that they do not plan to increase pupil numbers, and no additional staff are to be employed as a result of the new building. There would therefore be no impact on traffic generation or parking. The Highway Authority has raised no objection. The school adopted a Staff Travel Plan in 2002 to encourage alternative means of travel other than the private car. Whilst the performance space would provide better facilities for visitors to the school, these events would be part of schools existing activities. The school has stated that there is no plan to increase the number of events. The occasional parking that occurs on the site during events at the school is estimated to be up to 24 times a year. As this informal parking would no longer be available, it is the schools intention to allow exceptional parking for events on the grass between West House and the All Weather pitch in the south west corner of the site. It is not expected that the use of this area would exceed the current use of the informal parking. I am satisfied therefore that there would be no additional impact, to local residents, by traffic generation or noise as a result of the development.

8.5 Given that the development would serve the needs of the school I am satisfied that the proposal complies with Policy CS6. The proposal would have a minimal affect on the playing fields, as will be discussed later in the report. The ‘adequate provision of play areas’ as required by Policy CS7 will also be met. Compliance with other relevant policies in the Local Plan will be addressed in the following paragraphs.

2. Departure from the Development Plan

8.6 A principle consideration for this proposal is the departure from the Local Plan in the form of development on NE6 land and the impact on the playing fields. The Policy states that development will not be permitted which would result in the loss or partial loss of open spaces of environmental and/or recreational importance. PPG 17 – Planning for Open Space, Sport and Recreation takes a restrictive approach towards the development of playing fields unless there are special circumstances. One of these circumstances is if playing fields that are lost as a result of the proposed development are replaced.

8.7 The school has confirmed within the planning statement that the netball court would be replaced on the school site. Consultation with Sport England has confirmed that as the proposal does not encroach onto any existing grass pitches on the site. As the school would retain adequate remaining playing fields, (both on the site and on the nearby Latham Road playing fields), and that on the basis the netball facility will be replaced elsewhere on the school site there is no principle objection from Sport England to the proposal. A condition can be applied to secure the provision of a replacement netball court on site, prior to occupation of the new building.

8.8 On this basis, I am of the view that whilst the proposal is a departure from Policy NE6, the circumstances are such that the proposal does not conflict with the thrust of this Policy and PPG17 which is to protect recreational facilities. In this case there would be no net loss of facilities.

3. Siting and Design

8.9 As discussed above, the school has evaluated four potential sites for the new music block. The chosen site is in position visible beyond the site boundary and the visual impact of the building and impact on the wider area are important considerations. Local residents consider the site as a ‘green corridor’ along Trumpington Road into Cambridge. Whilst I appreciate that there is an ‘openness’ to this frontage I consider that the design and scale of the new building would be such that it would not have a detrimental visual impact on the Conservation Area. The trees, which bound the site, would be retained and given the scale of the open space, I do not feel that the building would be intrusive on the townscape of this part of the street and the Conservation Area. The amenity value of the open space on site would in my view be retained.

8.10 A design statement for the building has been submitted as part of the application. The architect has based the building plan on a rectangle with projecting bays, which in general terms is the principle employed in the design of the Stamp building. The new building would create a new ‘square’ next to Stamp building; this would be the main entrance to the music block.

8.11 The Cambridge Preservation Society has expressed concern regarding the location of the building, which I have addressed above. They also consider that the building offers no enhancement to the current complex of school buildings. In my view the building would sit comfortably adjacent to the Stamp building and would form a new ‘group’ of buildings to complement existing buildings on site. The design of the building and palate of materials would relate well to the Stamp building. The new building would also soften the impact of the large scale of the Stamp Building.

8.12 Subject to appropriate attention to detailing and materials the building will preserve the character of the Conservation Area and would not have an adverse impact on the setting of the site’s Listed Buildings. I am satisfied therefore that the proposal complies with Policies BE2, BE4, BE32 and BE35.

8.13 Concern has been raised by that this proposal would set a precedent for further development along Trumpington Road. As any proposed development along the Trumpington Road would require planning permission this would be within control of the local planning authority. Further development is unlikely to be supported, given that it would encroach onto the playing pitches which include the rugby pitch, cricket nets and tennis courts. Sport England would certainly object to the loss of these facilities.

8.14 The building accommodates the needs for disabled persons and takes account of the latest recommendations of the of the draft proposals to amend Part M of the Building Regulations. The comments from the Disability Consultative Panel regarding the Induction loop systems to the practice and performance rooms have been passed onto the applicant for consideration as this is cannot be insisted upon through the development control process. There is disabled parking provision within the adjacent car park. I am satisfied therefore that the proposal complies with Policy BE13.

8.15 The approach to providing an energy efficient building is welcomed and supported by Local Plan Policy EO6.

4. Impact on trees

8.16 The existing trees are important in visual amenity terms and it is vital that these are not adversely affected by the proposed development in accordance with Policy NE16 and NE17. The Arboricultural Officer has advised that the new building would not adversely affect the trees but ground protection measures will be required during construction as the area will be very tight as a construction site. This can be controlled through condition.

8.17 It is proposed that a short length of the beech hedge be removed adjacent to the Stamp building. A new beech hedge is proposed alongside the new building to the west, to the boundary of the retained part of the playground. This would retain the pattern of landscaping on site and the hedge would help define the different activities.

8.18 The site is adjacent to a City Wildlife site, however I consider that the building will not have a direct impact on the site given the existing buildings and use of the site.

5. Third party comments

8.19 Objections received from local residents are centred around the encroachment of the proposed building onto the Trumpington Road frontage, the visual impact on the Conservation Area, and the potential for the music school to be redeveloped on the existing built areas of the school site. I have addressed these concerns above.

8.20 A condition for a scheme of noise insulation to be submitted for approval will ensure that the residential amenity of nearby properties is not compromised. Given the distance between existing houses on Brookside and the new building (60 metres) I do not think that the outlook from these properties would be significantly compromised or that they would be overlooked from the building to any great extent. The protection of the trees on site can be controlled through conditions as identified above.

Conclusion

8.21 The proposal meets the criteria of Policies CS6 and CS7 of the Local Plan. I am satisfied that as the development would have minimal impact on the existing playing fields and does not go against the aims of PPG17 or Policy NE6 of the Local Plan. Therefore in this case a departure from the Development Plan can be supported.

9.0 RECOMMENDATION

APPROVE subject to prior consultation with the Secretary of State and the following conditions:

1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990.

2 No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason: To ensure that the appearance of the external surfaces is appropriate.

3 No development shall commence until such time as details at a scale of 1:20 (including plans, elevations and sections) of door and window openings, eaves, bay details, arcade, junctions between materials and flues have been submitted to and approved in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved details.

Reason: To ensure that the details of the development are acceptable.

4 Before starting any brick or stonework, a sample panel of the facing materials to be used shall be erected on site to establish the detail of bonding, coursing and colour and type of jointing and shall be agreed in writing with the local planning authority. The quality of finish and materials incorporated in any approved sample panel(s), which shall not be demolished prior to completion of development, shall be maintained throughout the development.

Reason: In the interests of visual amenity and to ensure that the quality and colour of the detailing of the brickwork/stonework and jointing is acceptable and maintained throughout the development.

5 No development shall commence until details of soft landscape works have been submitted to and approved in writing by the local planning authority. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate and an implementation programme.

Reason: In the interests of visual amenity and to ensure that suitable hard and soft landscape is provided as part of the development.

6 Details of the specification and position of fencing, or any other measures to be taken for the protection of any trees from damage during the course of development, shall be submitted to the local planning authority for its written approval before any equipment, machinery or materials are brought onto the site for the purpose of development. The agreed means of protection shall also be implemented in accordance with the approved scheme before any equipment, machinery or materials are brought onto the site for the purpose of development, and shall be retained on site until all equipment and surplus materials have been removed from the site. Nothing shall be stored or placed in any area protected in accordance with this condition, and the ground levels within those areas shall not be altered nor shall any excavation be made without the prior written approval of the local planning authority.

Reason: To protect the visual amenity of the area and to ensure the retention of the trees on the site.

7 Before the development/use hereby permitted is commenced, a scheme for the insulation of the building(s) and/or plant in order to minimise the level of noise emanating from the said building(s) and/or plant shall be submitted to and approved in writing by the local planning authority and the scheme as approved shall be fully implemented before the use hereby permitted is commenced.

Reason: To protect the amenity of nearby properties.

8 Except with the prior written agreement of the local planning authority no construction work or demolition shall be carried out, or plant operated other than between the following hours: 0800 hours to 1800 hours Monday to Friday, 0800 hours to 1300 hours on Saturday and at no time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of the adjoining properties.

9 Before the development hereby permitted is commenced details of the following matters shall be submitted to and approved by the local planning authority in writing.

i) contractors’ access arrangements for vehicles, plant and personnel, ii) contractors’ site storage area/compound, iii) the means of moving, storing and stacking all building materials, plant and equipment around and adjacent to the site, iv) the arrangements for parking of contractors vehicles and contractors personnel vehicles. Thereafter the development shall be undertaken in accordance with the approved details.

Reason: To protect the amenity of the adjoining properties during the construction period.

10 No development shall commence until a planning application (for the re-siting of the netball court) has been submitted to the local planning authority and unless otherwise agreed in writing by the local planning authority the approved development shall not be occupied until the replacement facility has been provided.

Reason: To protect the provision of sports facilities on site and to ensure that the proposed development does not conflict with Development Plan policies.

11 Notwithstanding the approved drawings no additional roof-top plant shall be installed unless otherwise agreed in writing by the local planning authority.

Reason: In the interests of visual amenity.

INFORMATIVE: New development can sometimes cause inconvenience, disturbance and disruption to local residents, businesses and passersby. As a result the City Council runs a 'Considerate Contractor Scheme', aimed at promoting high standards of care during construction. The City Council encourages the developer of the site, through its building contractor, to join the scheme and agree to comply with the model Code of Good Practice, in the interests of good neighbourliness. Information about the scheme can be obtained from the Considerate Contractor Project Officer in the Planning Department (Tel 01223 457121).

INFORMATIVE: The applicant is advised that the local planning authority consider that the area to the west of the all weather pitch would be a suitable location for the re-siting of the netball court.