Item 3

Regulatory Committee – 4 December 2018

Demolition of existing single storey structure and replacement with new single storey modular teaching unit, Grange School & Science College, Easter Way, , CV7 9HP.

NBB/18CC012

Application No.: NBB/18CC012

Advertised date: 28 September 2018

Applicant(s) Mr Steve Smith - Head of Property Services, County Council Shire Hall Market Square Warwick Warwickshire CV34 4SA

Agent(s) Mr Keith Hemmings Ashby Croft Limited Unit 2 Gresham Road Bermuda Industrial Estate CV10 7GR

Registered by: The Strategic Director for Communities on 14 September 2018

Proposal: Demolition of existing single storey structure and replacement with new single storey modular teaching unit.

Site & location: Exhall Grange School & Science College, Easter Way, Coventry, CV7 9HP. [Grid ref: 433424.284152].

See plan in Appendix A

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Recommendation

That the Regulatory Committee authorises the grant of planning permission for demolition of existing single storey structure and replacement with new single storey modular teaching unit at Exhall Grange School subject to the conditions and for the reasons contained within Appendix B of the report of the Strategic Director for Communities.

1. Application details

1.1 The proposal is for the demolition of the existing single storey, timber clad building that is currently used as a store and facility for caretaker staff at the school.

1.2 The replacement building is a single storey modular building 9 metres by 19.5 metres with a 5 metre high slate pitched roof to the same height as the existing building. The proposed internal floor area would be 155 m2 replacing the existing internal area of 110 m2 representing a 49% increase in floor area. The unit would be timber clad using treated cedar. The windows and doors would be double glazed powder coated aluminium units coloured Anthracite grey.

1.3 The building provides a classroom; recreation area; three 1 to 1 teaching spaces, a music/breakout area; office and entrance lobby. The building is served by an access ramp on both the north-west and the south-east elevation. The main entrance to the building is on the north-western side of the building.

1.4 Internally all doors have a minimum 810mm clear opening to allow access for wheelchairs. The corridors internally are designed with a width of 1500mm to allow ease of turning for wheelchairs.

1.5 There are outward opening doors to individual rooms within the building operated by key to allow staff access if the internal door to any room is blocked.

1.6 The proposed facility would be used by 6 additional pupils to the school. These pupils currently attend St Edward’s School in Coleshill. A total of 7 additional part-time staff would be employed at Exhall Grange School as a result of the proposed development.

2. Consultation

2.1 Nuneaton & Borough Council – Planning: No objection.

2.2 Nuneaton & Bedworth Borough Council – Environmental Health: No comments received.

2.3 Councillor Pete Gilbert: No comments received as of 22 November 2018 2 of 16

03 Exhall Grange School - Regulatory Committee 04.12.2018 2.4 WCC Fire & Rescue Service: No objection.

2.5 WCC Highways: No objection. Demolition and construction vehicles will not be required to load and unload from the public highway, but space inside the site for vehicles to turn around should be provided as the distance from the site to the public highway is too far to reverse. A condition is recommended to ensure a vehicle turning area is provided within the school site.

2.6 WCC Archaeology: No comment to make as the proposal is not considered to have a significant impact on the historic environment.

2.7 WCC Ecology: Initial response stated that a preliminary ecological appraisal (PEA) and an initial bat survey would be required prior to determination. On receipt of the PEA it was recommended that an external bat endoscoping survey of the wooden building prior to the demolition should be undertaken, to be required by condition. In addition conditions requiring the submission and approval of a Construction and Environmental Management Plan and a Landscape and Ecological Management Plan are recommended.

2.2 2 site notices posted – 28 September 2018

2.3 8 nearest residential properties individually notified on 28 September 2018

3. Representations

3.1 One email received from a neighbouring resident stated that while not objecting to the application would like the Council to consider their concerns:

• the replacement building would be almost 50% larger than the existing building, with the same ridge height. It would be better to have a flat roof.

• The music/breakout room has a door directly opposite the garden of a neighbouring property in Carsal Close and will create noise particularly in the summer through open doors/windows.

• Storm drainage is not indicated on the plans. If a soakaway is to be located towards the Carsal Close side note that the gardens in Carsal Close are at a much lower level than the building and do get flooded at times. There is almost 50%more roof that will produce more rainwater than at present.

• The building is currently hardly used and not after 5pm. The proposed building will be used long into the evening creating light pollution in the winter months particularly as the south-east elevation has a larger glazed area than the north-east. 3 of 16

03 Exhall Grange School - Regulatory Committee 04.12.2018 • The residents of Carsal Close are all pensioners so disruption and change of any kind can cause unnecessary stress.

4. Previous Planning History

4.1 Planning permissions have been granted for a variety of works at the Exhall Grange site including the construction of a sports facility in 1997 (N/97/CC007); an internal access road in 2000 (N/00/CC059); construction of a car park in 2001 (N/01/CC025); a sport hall facility was approved in 2003 (N/03/CC007); security fencing erected in 2004 and 2005 (N/03/CC045 & N/05/CC001) and the height of the gym block was increased in 2007 (N/07/CC022).

5. Assessment and Observations

Location

5.1 Exhall Grange School is a community maintained specialist school which meets the needs of children and young people aged between 2 and 19 years with visual impairment, physical disabilities, complex medical needs and social and communication interaction difficulties. The school is located to the north of Coventry; west of the Ricoh Arena and east of Prologis Park. The school site is located on Easter Way and accessed from Winding House Lane to the south.

5.2 The school occupies a large site with open land to the north-west and south including the Grange Farm local wildlife site. Land to the south- east of the school is predominantly residential. To the east and north- east of the Exhall Grange site are the grounds of Wheelwright Lane Primary and Nursery School and the Royal National Institute for the Blind (RNIB) Pears Centre for Specialist Learning. The car park serving the school site is located to the south of the main school buildings.

5.3 The site of the proposed replacement building is at the south-eastern most point of the complex of buildings on the school site. The timber clad building has previously been used as caretaker accommodation and is currently used as a store and maintenance depot for the school. A hardstanding area to the north of the building is used for parking of school vehicles.

5.4 The closest neighbouring residential properties are bungalows in Carsal Close to the east of the existing building. The ground levels fall across the application site with the existing building being at a higher ground level than the residential single storey dwellings to the east.

5.5 A large mature oak tree is positioned to the south-west of the existing timber clad building.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Need

5.6 The proposed modular building is required to provide a focused education for a limited number of pupils with special needs often on a one to one basis. There are currently 6 pupils attending St Edward’s School in Coleshill that would be re-located to the Exhall Grange School site to use the proposed facility. There would be a requirement for 7 additional part-time staff as a result of the development.

Amenity Issues

5.7 The proposal is for the demolition of the existing timber clad building (8m x 13m) and the replacement with a modular building which would be some 5.5 m longer than the existing building. The use of timber cladding is considered to be appropriate to replace the existing building. A comment received from a neighbour suggests that it would be preferable to have a flat roof design rather than the slate pitched roof as proposed. However the proposed design is considered to be acceptable as the height of the proposed roof matches the height of the existing structure. In addition, use of slate tiles rather than the bitumen sheeting used for the existing building would result in a higher quality construction which is considered acceptable.

5.8 The rear gardens of the bungalows in Carsal Close are approximately 7 metres in length with the rear boundaries marked by hedges. There is a distance of some 22 metres between the rear elevation of the closest bungalow and the rear of the existing school building. The ground level slopes across the application site with the neighbouring dwellings at a lower ground level. The replacement building is to be of a similar height (5 metres) to the existing building and the footprint of the building in a similar location to the existing, although extending an additional 5 metres to the north-east.

5.9 The Nuneaton and Bedworth Residential Design Guide SPG states that a separation distance of 20 metres is required between a ground floor and first floor habitable room. This standard is appropriate to consider as while both buildings are single storey there is a difference in ground level which results in the ground floor windows of the new building being in effect above the height of ground floor in relation to the neighbouring bungalows. It is considered that the separation distance between the replacement modular building and the neighbouring dwellings in Carsal Close complies with this requirement and would not result in overlooking or loss of amenity to a degree that would warrant a recommendation of refusal.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 5.10 Comments have been received from a resident of Carsal Close concerned at the potential for noise and disturbance that may come from the Music/Breakout Room, particularly as the room has a door directly opposite the garden of properties in Carsal Close. In addition concern was expressed that the use of the building could be used late in the evening resulting in light pollution during the winter.

5.11 It is understood that the building is to be used by pupils who have special educational needs. The applicant has indicated that the external doors for each of the rooms in the building have a key system to enable staff to access the building should the main internal door become blocked for any reason. The doors would not be for general use. The school operates between the hours of 07:30 and 20:00. It is unlikely that the doors on the rear elevation of the building facing towards the neighbouring residents would be open for pupils to have free entry and exit. In addition the building would not be in use after 20:00 in the evening. It is considered that the use of the building during school operating hours would not be unreasonable and is not considered to result in an adverse impact on residential amenity in terms of noise or light pollution to an unacceptable degree. The proposed development is considered to comply with the requirements of policy ENV14 of the Local Plan.

5.12 Concern has been expressed about the impact on the neighbouring elderly residents as a result of the noise and disturbance resulting from the demolition and construction proposed. While it is acknowledged that there would be an impact for a limited period of time as a result of the development this impact is not likely to be a long term impact sufficient to be a reason to refuse the proposal.

Highway Issues

5.13 Access to the school site is via Easter Way leading from Winding House Lane.

5.14 Pupils at Exhall Grange School travel to the site by school bus or taxi as a result the school does not experience the problems of pick-up and drop-off at the beginning and end of the school day that are experienced by many other schools in Warwickshire.

5.15 The proposed replacement building would result in some 6 additional pupils at the school and 7 additional part-time members of staff.

5.16 There is a large car park area at the school site with capacity for over 150 cars and 25 spaces for buses and taxis and 8 school minibuses.

5.17 The car park facilities are shared with users of other buildings on the site. There are considered to be sufficient parking spaces within the school site to meet the requirements for the school operation.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 5.18 Highways have stated that they have no objection to the proposed development subject to the provision of a turning area within the site for vehicles associated with the construction to ensure that such vehicles are able to leave the site in a forward gear. A pre-commencement condition is recommended (Condition 3)

Environmental Issues

Ecology

5.19 The existing timber clad building on the application site is in a poor condition with gaps and holes in the cladding and was considered in the Preliminary Ecological Appraisal to have a low potential for roosting bats. A large mature oak tree is growing close to the existing building which also has a low potential for bats. The PEA stated that the assessment of the building resulted in two possible recommendations; thorough boroscopic (endoscopic) inspection by a licensed bat worker of all external features to eliminate the possibility of destroying a roost during the demolition of the property. If evidence of bats were to be found during the inspection, then three emergence/re-entry surveys would be required to categorise the status of the roost. Dusk and dawn surveys should be carried out between May and September.

5.20 The County Ecologist has recommended a condition requiring an external bat boroscoping survey of the both the wooden building and the mature oak tree adjacent to the building be carried out (condition 4). If evidence of bats is found as a result of this survey a licence from Natural England (NE) may be required which would only be issued once a planning consent had been granted for the development.

5.21 The application site and the surrounding area has habitat that could support a variety of protected species, therefore a condition requiring a Construction and Environmental Management Plan (CEMP) is recommended by the County Ecologist which would require pre- commencement checks for badgers; breeding birds; reptiles and amphibians and the submission of details of all external light fittings with the aim to keep lighting as low as possible to reduce any impacts on roosting and foraging bats(condition 5).

5.22 A condition is also recommended by the County Ecologist requiring the submission and written approval of a Landscape and Ecological Management Plan to provide details including the planting and maintenance of all new planting and the provision of habitat for protected notable species, including bat and bird boxes (condition 6).

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Flood Risk and Drainage

5.23 The application site is located within Flood Zone 1 and not considered to be at risk of flooding. The application site is less than 1 hectare in area and as such did not require the submission of a Flood Risk Assessment.

5.24 The proposed building is approximately 49% larger than the single storey building it replaces. Foul drainage for the building is proposed to be linked to the existing foul drainage. Surface water drainage is indicated in the application to be by a soakaway subject to a percolation test indicating that ground conditions are suitable. The ground level of the application site is slightly higher than that of neighbouring bungalows in Carsal Close. Drainage for the proposed development is required to be designed and implemented in a form that would not result in drainage issues on neighbouring properties. It is recommended that a pre-commencement condition be imposed to ensure that a suitable surface water drainage scheme be approved (condition 7). In addition a condition is recommended to provide a detailed maintenance plan of the sustainable drainage features (condition 8).

Accessibility and Equality Issues

5.25 The proposed development is to provide facilities for pupils with Special Educational Needs and has been designed to meet building regulation and Equalities Act requirements. The building would be accessible to all with an access ramp on both the front and rear of the building. Internally all doors would be of a minimum clear opening width of 810mm to allow ease of access for wheelchair users.

5.26 The Equality Act 2010 requires the County Council to have due regard to (a) eliminating discrimination (b) advancing equality of opportunity and (c) fostering good relations. The elderly residents of Carsal Close enjoy a protected characteristic (age) as do the potential pupils who would be educated in the new school facility. In order to discharge the council’s duties under the Equality Act it is necessary to balance these requirements. The existing building could be used for active school uses and thus the replacement, although larger is in the same use and would have similar impacts. Use of the new building would mostly occur during school hours and during term times so the impacts upon all residents in Carsal Close would be limited an acceptable.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Sustainable Design

5.27 The proposed building is a fabric first design and would meet the required standard to negate the need for renewables. The installation of air source heat pumps is also proposed to serve the building. A pre- commencement condition is recommended for the submission and written approval of the specification and location of the air source heat pumps to ensure there is no detrimental impact on the nearby residential dwellings (condition 9).

Heritage

5.28 There are no heritage assets including Listed Buildings or scheduled ancient monuments within the vicinity of the application site.

Planning Policy

5.29 Paragraph 11 of the National Planning Policy Framework (NPPF) July 2018 explains that there is a presumption in favour of sustainable development and what that means. What the presumption means in relation to a planning application is that:

(a) proposals which accord with an up-to-date development plan should be approved without delay; and

(b) where there are no relevant development plan policies or the policies most important for determining the application are out- of-date, then permission should be granted unless:

(c) the application of policies in the Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed or

(d) any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

Where the presumption in (b) applies, it is often referred to as the “tilted balance” in favour of the application.

Paragraph 12 goes on to explain that the presumption in favour of sustainable development does not change the statutory status of the development plan as the starting point for decision making. Where a planning application conflicts with an up-to-date development plan (including any neighbourhood plans that form part of the development plan), permission should not usually be granted. Local planning authorities may take decisions that depart from an up-to-date development plan, but only if material considerations in a particular case indicate that the plan should not be followed.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Paragraph 48 explains that authorities may give weight to relevant policies in emerging development plans according to: a) the stage of preparation of the emerging plan; b) the extent to which there are unresolved objections to relevant policies; and c) the degree of consistency of the relevant policies in the emerging plan to this Framework.

5.30 In this case, there is a development plan in place which has relevant policies that are considered to be up-to-date so far as they relate to this proposal. Therefore, the application should be determined (as required by Section 38(6) of the Planning and Compulsory Purchase Act 2004) in accordance with those policies unless material considerations indicate otherwise. The Development Plan relevant to the proposal consists of the saved policies of the Nuneaton and Bedworth Borough Local Plan (adopted in June 2006). It is also considered that the relevant policies of the emerging Borough Plan 2011 – 2031 Publication (2017) should be given considerable weight.

National Planning Policy

5.31 The NPPF July 2018 states that the planning system has three overarching objectives; economic, social and environmental which are interdependent and need to be pursued in mutually supportive ways. Planning policies and decisions should play an active role in guiding development towards sustainable solutions, but in doing so should take local circumstances into account, to reflect the character, needs and opportunities of each area.

5.32 Paragraph 94 of the NPPF states that it is important that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should: a) give great weight to the need to create, expand or alter schools through the preparation of plans and decisions on applications; and b) work with school promoters, delivery partners and statutory bodies to identify and resolve key planning issues before applications are submitted.

5.33 Paragraph 108 of the NPPF states that in assessing specific applications for development, it should be ensured that: a) appropriate opportunities to promote sustainable transport modes can be – or have been – taken up, given the type of development and its location; b) safe and suitable access to the site can be achieved for all users; and c) any significant impacts from the development on the transport network (in terms of capacity and congestion), or on highway safety, can be cost effectively mitigated to an acceptable degree.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 5.34 Paragraph 109 of the NPPF states that development should only be prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.

5.35 Paragraph 127 of the NPPF states that planning decisions should ensure that developments function well and add to the overall quality of the area; are visually attractive, sympathetic to local character and create places that are safe, inclusive and accessible.

5.36 Paragraph 163 of the NPPF states that when determining any planning applications, local planning authorities should ensure that flood risk is not increased elsewhere. Where appropriate, applications should be supported by a site-specific flood-risk assessment.

5.37 Paragraph 170 states that planning decisions should contribute to and enhance the natural and local environment by means including minimising impacts on and providing net gains for biodiversity.

Nuneaton and Bedworth Borough Local Plan - Saved Policies (adopted June 2006)

5.38 Policy ENV14 SPG on Design: The design and materials of all development should be of a high standard in keeping with the scale and character of the locality. All development should comply with Supplementary Planning Guidance and / or Supplementary Planning Documents produced by the Borough and County Council, where detailed guidance is considered necessary.

Nuneaton and Bedworth Borough Plan 2011 – 2031 Publication (2017). The Borough Plan has undergone an Examination by Planning Inspector and it is estimated to be adopted in Spring 2019.

5.39 Policy DS3 – Development Principles: states that all new development will be sustainable and of a high quality, fully supported by infrastructure provision and environmental mitigation and enhancement as required in the policies contained within this Plan.

5.40 Policy NE3 – Biodiversity and Geodiversity: states that development proposals will ensure ecological networks and services, biodiversity and geological features are conserved, enhanced, restored and, where appropriate, created.

5.41 Policy NE4 – Managing Flood Risk and Water Quality: Sustainable Drainage Systems (SuDS): New development will be required to implement appropriate SuDS techniques to manage surface water run- off. For all sites, surface water discharge rates should be no greater than the equivalent site-specific greenfield run-off rate, unless otherwise agreed by the LLFA.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 5.42 Policy BE3 – Sustainable Design and Construction: states that development proposals must be:

a) Designed to a high standard.

b) Able to accommodate the changing needs of occupants.

c) Adaptable to, and minimise the impact of climate change. Urban character:

All development proposals must contribute to local distinctiveness and character by reflecting the positive attributes of the neighbouring area, respecting the sensitivity to change of the generic character types within each urban character area.

6. Conclusions

6.1 The design of the replacement building and the choice of construction materials are considered to be acceptable in this location on the school site. While there would be a degree of impact on the amenity of neighbouring residents as a result of the construction of the development and the occupation of the building, it is not considered that the impact would be such as to be contrary to policies. The separation distance between the proposed building and the neighbouring bungalows in Carsal Close complies with the requirements of Policy ENV14 of the Local Plan. The proposal would not result in an adverse impact on the highway. It is concluded that the proposed development is in accord with the provisions of the development plan and the NPPF and is recommended for approval subject to the conditions below.

7. Supporting Documents

7.1 Submitted Planning Application – Planning reference NBB/18CC012

7.2 Appendix A – Map of site and location.

7.3 Appendix B – Planning Conditions.

Name Contact Information Report Author Sally Panayi [email protected] 01926 41 2692 Head of Service Mark Ryder [email protected] Strategic Director Monica Fogarty [email protected] Portfolio Holder Cllr Jeff Clarke [email protected]

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Carsal Close

Exhall Grange School

Way Easter e an L ht rig w el he W

Application No: NBB/18CC012 Warwickshire County Council Exhall Grange School, Easter Way, Coventry, CV7 9HP Shire Hall Demolition of existing building and replacement with new single Warwick, CV34 4SA storey modular teaching unit Telephone (01926 410410) www.warwickshire.gov.uk Regulatory Committee 04 December 2018 Scale 1:2500 Drawn by: SP Dept: Communities © Crown Copyright and database right 2018. Ordnance Survey 100019520. Appendix B

Demolition of existing single storey structure and replacement with new single storey modular teaching unit, Exhall Grange School & Science College, Easter Way, Coventry, CV7 9HP.

NBB/18CC012

Planning Conditions

1. The development hereby approved shall be commenced no later than 3 years from the date of this permission.

Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby approved shall be implemented in accordance with drawings numbered:

• Plan 2 – 1: 1250 Block Plan • 5695/04 – Floor Plan and Elevations

And any samples or details approved in accordance with the conditions attached to this permission, except to the extent that any modification is required or allowed by or pursuant to these conditions.

Reason: In order to ensure a satisfactory standard of development.

3. The development shall not be commenced unless a turning area has been provided within the site so as to enable general site traffic and construction vehicles to leave and re-enter the public highway in a forward gear. The area shall be retained and made available for turning for the duration of the construction works.

Reason: In the interests of the safety of site users.

4. The development hereby permitted (including demolition) shall not commence until a further bat survey of the site, to include an appropriate boroscoping (endoscoping) survey in accordance with BCT Bat Surveys – Good Practice Guidelines, has been carried out and, if evidence of the presence of bats is found, a detailed mitigation plan including a schedule of works and timings has been submitted to and approved in writing by the County Planning Authority. Such approved mitigation plan shall thereafter be implemented in full.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Reason: To ensure that protected species are not harmed by the development.

5. The development hereby permitted shall not commence until a Construction and Ecological Management Plan has been submitted to and approved in writing by the County Planning Authority and any pre- commencement requirements have been carried out in full. The plan shall include details concerning pre-commencement checks for badger, bats, breeding birds, reptiles and amphibians; appropriate working practices and safeguards for wildlife that are to be employed whilst works are taking place on site; and details of all external light fittings. The Construction and Ecological Management Plan (or any variation) so approved shall be implemented in full.

Reason: To ensure that protected species are not harmed by the development.

6. The development hereby permitted shall not commence until a detailed Landscape and Ecological Management Plan has been submitted to and approved in writing by the County Planning Authority. The plan shall include details of planting and maintenance of all new planting; species used and sourcing of plants; habitat enhancement/creation measures and management; and provision of habitat for protected and notable species (including location, number and type of bat and bird boxes and location of log piles). Such approved measures shall thereafter be implemented in full.

Reason: To ensure a net biodiversity gain in accordance with NPPF.

7. No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development has been submitted to and approved in writing by the County Planning Authority. The scheme shall be implemented in accordance with the approved details before the development is completed. The scheme to be submitted shall:

• Undertake infiltration testing in accordance with the BRE 365 guidance to clarify whether or not an infiltration type drainage strategy is an appropriate means of managing the surface water runoff from the site.

• Demonstrate that the surface water drainage system(s) are designed in accordance with ‘The SuDS Manual’, CIRIA Report C753.

• Demonstrate the provisions of surface water run-off attenuation storage in accordance with the requirements specified in ‘Science Report SC030219 Rainfall Management for Developments’.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 • Provide plans and details showing the allowance for exceedance flow and overland flow routing, overland flow routing should look to reduce the impact of an exceedance event.

Reason: To prevent the increased risk of flooding and to improve and protect water quality.

8. No occupation and subsequent use of the development shall take place until a detailed maintenance plan is implemented and provided to the County Planning Authority giving details on how surface water systems shall be maintained and managed for the life time of the development. The name of the party responsible, including contact name and details shall be provided to the County Planning Authority within the maintenance plan.

Reason: To ensure the future maintenance of the sustainable drainage structures.

9. The development hereby permitted shall not commence until a scheme detailing the location and specification of the air source heat pumps to be installed to serve the development have been submitted to and approved in writing by the County Planning Authority. The scheme will be implemented and maintained in accordance with the approved details.

Reason: To protect the amenities of the occupiers of nearby properties in the locality.

Notes

General trench note: Particular care should be taken when clearing ground prior to development, and if evidence of badger, amphibians or reptiles is found (such as the presence of newts, lizards, snakes, reptile sloughs or badgers, snuffle holes, latrines or established setts) work must stop immediately while WCC Ecological Services or Natural England are contacted. Applicants are advised to pay particular attention to foundation ditches, which can be hazardous to badgers. Sloping boards or steps should be provided to allow animals to escape from such ditches should they become trapped. Failure to consider this matter, leading to the death of individuals, may leave the developer liable for prosecution. Further information about species licensing and legislation can be obtained from the Species Licensing Service on 01733 455136. Badgers and their setts (communal place of rest) are protected under the Protection of Badgers Act 1992, making it illegal to carry out work that may disturb badgers without a Natural England licence. Reptiles and amphibians are protected to varying degrees under the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000 and great crested newts are additionally deemed European Protected Species.

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03 Exhall Grange School - Regulatory Committee 04.12.2018 Hedgehog note: In view of the nearby hedgehog records, care should be taken when clearing the ground prior to development, particularly piles of deadwood /leaves /bonfire mounds. If a hedgehog is found, work should stop until WCC Ecological Services is contacted. Hedgehogs are of high conservation concern and are a Species of Principal Importance under section 41 of the NERC Act. Habitat enhancement for hedgehogs can easily be incorporated into development schemes, for example through provision of purpose-built hedgehog shelters. More details can be provided by WCC Ecological Services if required.

Development Plan Policies Relevant to the Decision.

Saved Policies Local Plan (adopted in June 2006)

Policy ENV14 SPG on Design

Borough Plan 2011 – 2031 Publication (2017).

Policy DS3 – Development Principles

Policy NE3 – Biodiversity and Geodiversity

Policy NE4 – Managing Flood Risk and Water Quality

Policy BE3 – Sustainable Design and Construction

Compliance with the Town and Country Planning (Development Management Procedure) (England) Order 2015

In considering this application the County Council has complied with paragraph 38 contained in the National Planning Policy Framework.

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