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Development Control Committee

Title: DEVELOPMENT OF A NEW BUILDING AND SPORTS FACILITIES FOR THE VALE ON A SITE WITHIN BERRYFIELDS MAJOR DEVELOPMENT AREA. THE BUILDING CONSISTS OF A 3 STOREY ACADEMIC WING AND A 2 STOREY WING, JOINED BY A 2 STOREY LINK ON LAND TO THE NORTH OF THE A41 AND WEST OF BERRYFIELDS LANE, PART OF THE BERRYFIELDS MAJOR DEVELOPMENT AREA, AYLESBURY, BUCKINGHAMSHIRE.

APPLICATION NO: CC/21/11 APPLICANT: BUCKINGHAMSHIRE COUNTY COUNCIL

BUCKSth STREET ATLAS PAGE: 100 D4 & E4 Date: 20 December 2011

Author: Planning Group Manager

Contact officer: Shereen Ansari 01296 38 2112

Electoral divisions affected: Aylesbury North

Local Members: Mrs Mary Baldwin & Mr Niknam Hussain

Recommendation A. That subject to no overriding objections from outstanding consultees, planning application CC/21/11 for the Development of a New Building and Sports Facilities for the Academy on a site within the Berryfields Major Development Area, consisting of a 3 Storey Academic Wing and a 2 Storey Wing joined by a 2 Storey Link on Land to the North of the A41 and West of the Berryfields Lane, part of the Berryfields Major Development Area, Aylesbury, Buckinghamshire be APPROVED subject to conditions to be determined by the Planning Group Manager including;

1. Development to commence within three

years of the date of consent.

2. Details of School drop off points to be submitted to and approved in writing by the County Planning Authority.

3. Prior to occupation of the development, the new means of access to be sited and laid out in accordance with the details to be submitted and approved in writing by the County Planning Authority.

4. The submission and approval of a scheme demonstrating that service delivery provision allows for vehicles to enter and leave the site in a forward gear.

5. Prior to occupation, a School Travel Plan shall be submitted to and approved in writing by the County Planning Authority.

6. Prior to the commencement of the development, an ecological enhancement strategy and method statement shall be submitted to and approved in writing by the Local Planning Authority.

7. Removal of any vegetation to be undertaken outside of the bird nesting season.

8. In the event that works have not commenced by September 2012, no works shall commence prior to the submission to and approval by the County Planning Authority of an updated Badger Survey.

9. Prior to the commencement of the development a detailed landscaping scheme shall be submitted to and approved by the County Planning Authority, including detailed drawings of the area between the school buildings and the road and the areas around the car parking area, the specification of all planting in terms of species, size and numbers of plants along with the establishment and management techniques to be applied.

10. No works shall take place within the Archaeological preservation in-situ area shown on Heritage Statement drawing number OA\13678\338\B until a detailed engineering method statement and drawings for the groundworks has been submitted to and approved in writing by the County Planning Authority. The development hereby approved shall only take place in accordance with the scheme agreed pursuant to this condition.

11. No development shall take place until such time as the applicant, their agents or successors in title have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved in writing by the County Planning Authority.

12. Prior to the commencement of the development, a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development has been submitted to and approved in writing by the County Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

13. Doors, windows and glazing installed within the proposed development shall met Secured by Design Standards

B. That the reasons for approval of the application are that subject to conditions including those outlined above, the proposed development would be in accordance with policies GP.8, GP.24, GP.35, GP.38, GP.40, GP.45 and AY.13 of the AVDLP.

Resources Appraisal None

SUPPORTING INFORMATION

1. Theth application is submitted by Buckinghamshire Countst y Council. It was received on 17 October 2011 and sent out for consultation on 21 October 2011. The application has been advertised by site notice, neighbour notification and newspaper advertisement

as a Major Development.th The eight week period for determination of the application expired on 12 December 2011.

2. The application is accompanied by a Design and Access Statement, Planning Statement, Energy Strategy Report, Phase 1 Habitat Survey and Protected Species Assessment, External Lighting Assessment, Heritage Statement, Noise Impact Assessment, Flood Risk Assessment, Reptile Survey, Site Waste Management Plan, School Travel Plan, details of Public Consultation and various floorplans and elevations.

Site Description

3. The application site is located within the Berryfields Major Development Area (MDA). The MDA extends to the north and south of the A41 to the north west of Aylesbury, with the majority found on the northern side of the road, extending to the east and west of Berryfields Lane. Outline planning permission was granted in 2007 by Aylesbury Vale District Council for the use of the MDA site for 3000 dwellings, employment, a district centre, two combined schools, a , public open space and recreation facilities, park and ride and accesses.

4. Planning application CC/21/11 seeks planning permission for a new school building for the Aylesbury Vale Academy within the Berryfields MDA. The proposed new school site is located immediately to the north of the layby on the north side of the A41, and west of the existing Berryfields Lane. Currently the site is bordered to the north and west by greenfield land for which the outline planning permission referred to above applies. Once the Berryfields MDA has been completed it is anticipated that the school will be bounded to the north by the district centre. There will be a small area of residential development to the south east and a much larger crescent of residential development to the west.

5. The proposed school contains an Archaeological Notification Area and lies approximately 350m west of the Scheduled Ancient Monument (SAM). Public Footpath no. Qur/3/1 runs alongside the River Thame to the east. The proposed school site lies on Grade 3b Agricultural Lane and is in Flood Zone 1. It also falls within the Quarrendon Fields Biological Notification Site. The nearest residential property is Berryfields Cottage which is located approximately 110m to the north of the site on the western side of Berryfields Lane, although further development is expected to take place in the surrounding area as part of the wider Berryfields development.

6. The land immediately west of the proposed academy site is expected to provide a facility which has not been included in this planning application.

The Application

7. The Aylesbury Vale Academy is currently located in the northern part of Aylesbury within the Quarrendon area and is attended by 850 students. The applicant has stated that parts of the current academy building are dilapidated and no longer fit for delivering a modern curriculum. This planning application therefore seeks to provide new accommodation for the academy at an alternative site that would also cater for the 3000 projected new homes to be delivered in the Berryfields Area. It is anticipated that the academy will grow steadily over the next ten years to ultimately accommodate 1500 students in total, consisting of 1200 11-16 year olds and 300 post-16 year olds.

8. Application CC/21/11 therefore proposes a new-build secondary school facility with associated sports facilities. The proposed school buildings would be sited to the north of the school site, fronting onto the Local Centre which has not yet been developed. The proposed school building would constitute a three storey academic wing to the east and a two storey sports and community wing to the west. The two wings would be joined by a link building that would house the main reception and staff accommodation. A total of 12,487 sq m of internal floorspace would be provided.

9. The academic wing would provide the main teaching space for the three specialist faculties that would be catered for within the school. These teaching areas would wrap around a central covered atrium within which the main staircase would be located, and which at ground level would provide an ‘Innovation space’ for use as an informal meeting area as well as a flexible space for curriculum delivery. This space would link throughth to the dining area and main pupil entrance. A Learning Resource Centre and 6 form block would also be provided within the academic wing.

10. The ground floor of the academic wing would contain the central atrium Innovation Space, dining and kitchen facilities, staff rooms, toilets, science labs and teaching areas and design and technology facilities. The second floor would contain Art facilities, design and technology rooms, offices, IT classrooms, Business Studies Classroom and general classrooms, as well as offices, toilets and ‘break out’ spaces. Void space would exist over the dining area and central atrium. The second floor would also contain a large amount of void space over the central atrium but would also contain the Learning Resource Centre, Sixth form areas, offices, toilets and general classrooms.

11. The sports and community wing would include the facilities that would most frequently be accessed by the community including the sports hall, changing facilities, drama studios, gymnasium and main hall. A set of lockable doors separating this wing from the remainder of the school would enable the sports facilities to be used by the community independently of the academy after school hours. The ground floor would contain the changing facilities, a four court sports hall and the main hall. The second floor would house the gym and drama studio, with void space above the hall and sports hall.

12. Externally, the proposed school buildings would be of a modern, blocky design with particular external finishing materials used to highlight and draw attention to certain parts of the building. The flat roof height would vary at different parts of the building, from a minimum of approximately 9m at the main entrance to a maximum of approximately 14.2m at the Learning Resource Centre. Roof servicing areas would sit slightly higher than this by approximately 1.3m. The main reception linking the two wings of the school would incorporate a high level of glazing, to increase its visibility from the Local Centre. A galvanised metal canopy would also project from the main entrance. The ground floor of the building would be of light buff facing brickwork. The sports wing would have metal cladding above to provide a contemporary finish, while the academic wing would have white insulated render with aluminium window frames and louvres, some of which would also contain coloured infill panels. The Learning Resource Centre above the main pupil entrance would be of a blue glazed terracotta finish to provide a focal point.

13. A single storey energy centre would be located to the east adjacent to the academic wing which would house a biomass boiler which would be sized to meet 30% of the peak hot water/heating load of the academy. A wood chip store would be located below ground external to the energy centre.

14. A 146 space car park, including a Bus/Coach pick up area, would be provided along the western boundary of the site adjacent to Berryfields Lane. Eight disability spaces would also be provided. Vehicular access would be directly off Berryfields Lane. Cycle storage for 60 bicycles is also proposed. It is from the Local Centre that the main pedestrian access would be taken.

15. The intervening land between the layby on the A41 and the school buildings would be used to provide a number of sporting facilities including a four court MUGA for Tennis and Five-a-side Football, a three court MUGA for Netball and Basketball, an artificial Hockey pitch, an artificial football/rugby pitch, six grass training grids, six cricket nets, football pitch, rugby pitch, 400m running track, cricket square with wicket, artificial 100m sprint with long jump, shot put circle, discus circle, high jump and trim trail.

16. The areas immediately behind the proposed school buildings and to the west of the proposed car park would be used for outdoor educational facilities including an outdoor dining area, amphitheatre, faculty gardens for technology, maths and art and science, horticultural area, project area, archaeology project area, orchard, habitat area and pond.

17. A 2.1m high acoustic fence would be provided southern boundary of the site adjacent to the A41. A 2.1m weldmesh fence would be used to enclose the proposed car park and to separate the academy from the primary school site, with a 2.4m sports fence used to enclose the synthetic pitches and MUGA. A hedge with timber post and wire 1.2m wire fence would be provided to the northern boundary between the school and the Local Centre.

18. Construction traffic would access the site through one of the access roads to the west of the site currently used as a site access for the Berryfields Development.

Planning Policy

19. Policies GP.8 (Protection of the Amenity of Residents), GP.24 (Car Parking Guidelines), GP.35 (Design of New Development Proposals), GP.38 (Landscaping of New Development Proposals), GP40 (Existing Trees and Hedgerows), GP.45 (Secured by Design), GP.59 (Preservation of Archaeological Remains) and (AY.13 Berryfields MDA) of the Aylesbury Vale District Local Plan are relevant.

20. The Berryfields MDA Development Brief adopted 30th March 2004 is also relevant, as are the CLG letter to Chief Planning Officers dated 15 August 2011 and the accompanying policy statement ‘Planning for Schools Development’.

21. Planning Policy Statement 5 (PPS5): Planning and the Historic Environment, Planning Policy Statement 9 (PPS9): Biodiversity and Geological Conservation and Planning Policy Guidance 13 (PPG13): Transport are all also relevant.

View of the District Council

22. Aylesbury Vale District Council has no objection to the proposal, however they have requested that the following issues are taken into consideration when a decision on the planning application is made:

• The S106 agreement that accompanied the MDA planning permission contained a specific requirement for the provision of a community library. If it is not now intended to provide this then it may be necessary to amend this obligation through a deed of variation.

• The District Council’s parking guidelines sets out a maximum parking standard for secondary schools, specifying provision of 1 space per staff member, plus 1 space per 6 full time equivalents over 16 years of age. The application provides for 144 spaces and although it is noted that cycle parking is provided and a Travel Plan is to be adopted, it is considered that the parking facilities as shown may be inadequate and that car parking may therefore be displaced to surrounding roads resulting in obstruction, inconvenience and perhaps danger to road users unless additional space is made available on site.

• Apart from the bus and coach pick-up within the car park, no specific provision is made within the site to accommodate drop-offs and pick-ups. This demand is likely to be intense twice a day in term time, and therefore it may be appropriate to consider provision within the site to enable children to be dropped off and picked up safely and without causing inconvenience to other road users.

• As part of the ecological mitigation strategy for the Berryfields Development it was agreed that a heated bat box was to be installed in the new school building, and this should be reflected in the application.

23. Subsequently, the District Council has also requested that a legal obligation is sought from the applicant to ensure that the proposed community facilities are made available to the public throughout the lifetime of the development. Following advice from the applicant stating that this requirement would be built into the lease agreement for the school, the District Council has stated that provided the County Planning Authority are satisfied that the mechanisms in place will provide all necessary powers of enforcement to safeguard the provision of community facilities, they are satisfied that the issue has been resolved.

24. Following discussion with the applicant regarding the provision of a heated bat box as outlined in the original consultation response, the officer has stated that although he is disappointed with the applicant’s response to this request, he recognises that the reference to provision of a heated bat box in the various versions of the Bat Mitigation Strategy document is a recommendation that falls short of an absolute requirement and in addition, the most recent version does not necessarily specify the school as a location for this facility.

Consultations

25. Both Mrs Baldwin and Mr Hussain are members of the Development Control Committee. Mrs Baldwin has requested that the application be brought to the Committee for determination.

26. The District Council’s Environmental Health Officer has no objection to the application from an Environmental Health point of view.

27. The Transport Development Control Officer has no objections subject to conditions regarding the submission of details of school drop off points, the provision for service vehicles to enter and leave the site in a forward gear separate to areas accessible to the public as demonstrated by a swept path analysis and the submission and approval of a School Travel Plan prior to occupation.

28. The Council’s Landscape Adviser has no objection to the proposal on landscape grounds, however she has some concerns about the ability of the boundary proposals to provide a strong and attractive setting to the academy. She has therefore recommended that a commitment should be given to more robust planting on the site boundaries and further drawings provided showing additional boundary planting. She has also recommended that more detailed drawings should also be provided for approval of the area between the school buildings and the road, and around the car parking area, along with more detailed drawings and specifications of construction details and planting proposals. This should include specification of all planting in terms of species, size and numbers of plants along with the establishment and management techniques to be applied for the first five years to ensure a robust scheme is established.

29. The Ecology Adviser has no objection to the proposal, subject to conditions including the submission of an updated badger survey if development has not commenced within a year, the cessation of works and provision of advice from an ecologist if reptiles are encountered during the works, the clearance of vegetation to be carried out outside of the bird nesting season, and the submission of an ecological enhancement strategy and method statement to include the provision of swift boxes.

30. The Council’s Archaeologist has no objection subject to conditions including the submission of a detailed engineering method statement and drawings for the groundworks relating to the Archaeological preservation in situ area and the implementation of a programme of archaeological work in accordance with a written scheme of investigation. He has also recommended that the development make reference to the heritage interest of the site and/or the scheduled monument at Quarrendon to the east.

31. The Environment Agency has stated that the proposed development would only be acceptable if a planning condition is imposed requiring the submission of a surface water scheme based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development.

32. Natural England have noted that the ecological survey submitted with the application has identified that there would not be any significant impacts on statutorily protected sites, species or on priority Biodiversity Action Plan (BAP) habitats as a result of this proposal, however, they have also advised that in accordance with PPS9 the Council should seek to maximise opportunities in and around the development for building in beneficial features as part of a good design.

33. The Sustainability Team have acknowledged the positive carbon reduction measures that would be achieved and have requested clarity regarding the position of the woodchip storage area, the percentage contribution of the proposed biomass boiler to heating and hot water demand and external lighting.

34. Sport England has offered its support to this application.

35. Bucks Fire and Rescue Service have not objected to the proposal.

36. The Thames Valley Police Crime Prevention Design Officer has no objections to the proposal subject to a condition to ensure that the Secured by Design Standard of doors, windows and glazing are installed within the school.

37. Responses are yet to be received from the National Grid, Thames Water and the Safer Routes to Schools Officer.

Representations

38. One representation has been received requesting that this would be a good opportunity to insist on the inclusion of disease resistant elms in the planting scheme in order to improve the habitat for UK BAP Priority Species, the White Hairstreak Butterfly.

Discussion

39. The use of the site for the provision of a combined school has been agreed in principle as part of the outline planning permission for the Berryfields (MDA). Although planning application CC/21/11 is made as a full planning permission in its own right, and does not seek the approval of reserved matters, it is acknowledged therefore that the suitability of the site for the purpose proposed and its relationship with the surrounding intended development has been considered and agreed in principle at that stage.

th 40. The CLG letter to Chief Planning Officers dated 15 August 2011 and the accompanying policy statement ‘Planning for Schools Development’ outlines the Government’s commitment to support the development of state funded schools and their delivery through the planning system. The policy statement states that: “The creation and development of state-funded schools is strongly in the national interest and that planning decision-makers can and should support that objective, in a manner consistent with their statutory obligations.” State funded schools include Academies and free schools as well as local authority maintained schools.

41. It further states that the following principles should apply with immediate effect: • There should be a presumption in favour of the development of state-funded schools. • Local Authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions. • Local Authorities should make full use of their planning powers to support state- funded schools applications. • Local authorities should only impose conditions that clearly and demonstrably meet the tests as set out in Circular 11/95. • Local Authorities should ensure that the process for submitting and determining state-funded schools’ applications is as streamlined as possible. • A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the local planning authority.

42. I therefore consider that the main issues in regard to this proposal is whether the proposed school building and associated facilities meet the requirements of the relevant local plan policies.

Design

43. Policy GP.35 requires that new development proposals should respect and complement the physical characteristics of the site and the surroundings, the building tradition, ordering, form and materials of the locality, the historic context of the setting, the natural qualities and features of the area and the effect on important public views and skylines. The use of this location and the suitability of the site to provide both a combined school and community facilities has been considered and agreed in principle as part of the Berryfields MDA outline planning permission.

44. The proposed school building has been designed to front onto the Local Centre providing a focal point for this part of the Berryfields development. As yet no design guidance for this phase of building has been agreed, and development is yet to take place. The design of the school buildings is distinctly modern and these should have a positive influence on the overall design of the Local Centre. Aylesbury Vale District Council has not objected to the application on design grounds and therefore I consider that the proposal would meet the requirements of this policy.

45. Policy GP.8 seeks to protect the amenity of local residents. At present the nearest local residential property is Berryfields Cottage to the north of the site. In due course the surrounding area will be subject to further development, however the proposed layout of the site is unlikely to cause any significant impact on local amenity.

Highways Matters

46. It is anticipated that the proposed school building would eventually cater for 1500 pupils with 150 full time equivalent (FTE) staff. The proposal includes the provision of a 144 space car park with an additional 8 disabled bays, and the provision of cycle storage for 60 cycles. Construction access would be off the layby on the A41 through a site access road that currently caters for the construction traffic associated with the Berryfields development. Once operational, vehicular access to the school would be directly off Berryfields Lane.

47. Policy GP.24 states that new development will be required to provide vehicular parking in accordance with the District Council’s operative guidelines published as Supplementary Planning Guidance. It also states that these guidelines are intended to promote more sustainable transport options and therefore will establish maximum levels of parking appropriate to the scale, type and location of development.

48. In support of the application, the applicant has submitted a school travel plan which identifies how the school will seek to reduce the use of motorised transport to access the site. Whilst not objecting to the application, the District Council has requested that the County Council gives consideration to parking provision as they are concerned that the parking facilities proposed may be inadequate as it does not make provision for any student parking, which could cause car parking to be displaced to surrounding roads resulting in obstruction, inconvenience and possibly danger to road users.

49. The District Council has also asked for consideration of a drop-off and pick-up area as no specific provision is made for this within the proposal. Although they recognise that public parking will be provided as part of the Local Centre development, as yet there is no indication of where this will be provided and how many spaces will be created, and therefore it may be appropriate to consider provision within the site to enable children to be dropped off and picked up safely.

50. The Transport Development Control Officer has acknowledged that the principle of this proposal has already been approved in outline and therefore has not objected to the proposal, subject to conditions including details of school drop off points to be submitted to and approved in writing prior to the occupation of the buildings, the new means of access to be sited and laid out prior to occupation, the provision for service vehicles to enter and leave the site in a forward gear, separate to areas accessible to the public as demonstrated through the use of a swept path analysis and the submission and approval of a School Travel Plan. The Safer Routes to School Officer has not yet commented on the planning application.

51. Whilst I acknowledge the request made by the District Council with regard to parking provision, I note that policy GP.24 seeks to set maximum parking standards in an effort to reduce car use. The Berryfields MDA Development Brief states that a new local bus service and connections to the wider public transport network will be provided as part of the Berryfields development. I also note that it is anticipated that the school would be in close proximity to a cycle route, and that there will be some provision of parking within the Local Centre.

52. The applicant has stated that they would be reluctant to provide additional parking provision on site as it is part of the Academy’s policy to discourage students form driving to school. The proposed parking spaces would be sufficient to cater for the predicted number of staff. This approach is in keeping with the guidance provided within policy GP.24 and the guidance contained in PPG13 which states that in considering planning applications, Local Authorities should promote sustainable transport choices and reduce reliance on the car for work and other journeys. However, I recommend that in the interests of highway safety the conditions requested by the Transport Development Control Officer should be attached to the planning permission if permission is forthcoming. Subject to these conditions the proposed development would meet the requirements of policy GP.24 and the principles contained in PPG13.

Ecology, Biodiversity and Landscaping

53. The applicant has submitted a Phase 1 habitat survey and a reptile survey as part of the application. These surveys have not identified any potential impact on protected species. The Council’s Ecologist has considered these and has no objection subjected to conditions as outlined above (see section entitled consultation responses).

54. The site falls within the Quarrendon Field Biological Notification Site (BNS) which has been designated because of its importance for wintering birds. As part of the permission for the Berryfields MDA, a Farmland Species Strategy has been agreed and secured through a s106 agreement, as compensation for the loss of the BNS and breeding bird habitat. I note that the District Council initially requested the provision of a heated bat box on site, but have since acknowledged that this is not an absolute requirement for this to be provided within the proposed school site.

55. There does not, however, appear to be any evidence of bats roosting on the proposed

school site itself, and therefore,th in light of the guidance contained in the Letter to Chief Planning Officers dated 15 August 2011, to require this specific provision would be unduly onerous.

56. However, PPS9 states that plan policies and planning decisions should aim to maintain, and enhance, restore or add to biodiversity conservation interests. In accordance with this requirement a condition could reasonably be imposed on any planning permission that may be issued to require the submission, approval and implementation of an ecological enhancement strategy to include a planting scheme and details of quantity and location of reptile hibernacula, unheated bat and swift boxes. Therefore, subject to conditions as outlined, I consider that the proposal would meet the requirements of PPS9.

57. Policy GP.39 seeks to secure the retention or replacement of trees and hedgerows of amenity, landscape or wildlife importance. Policy GP.38 states that applications for new development schemes should include landscaping proposals designed to help the buildings fit in with and complement their surroundings. The proposal includes the provision of both hard and soft landscaping, and the retention of the existing boundary hedging between the site and the layby on the A41. The Council’s Landscape Adviser has considered the hard landscaping proposals and found the choice of materials to be well considered and appropriate. With regard to the soft landscape proposals, she has advised that these be made more robust and has therefore recommended a condition be placed on any planning permission that may be granted to secure the submission and approval of a detailed landscaping scheme. Subject to this condition, the proposal would meet the requirements of policy GP.39.

Historic Environment

58. Policy GP.59 states that in dealing with development proposals affecting a site of archaeological importance the Council will protect, enhance and preserve the historic interest and its setting. It also states that where permission is granted for development involving sites containing archaeological remains the Council will impose conditions or seek planning obligations to secure the excavation and recording of the remains and publication of the results. This is reflected in the guidance contained in PPS5.

59. In support of the application, the applicant has submitted a Heritage Statement which builds upon the site-wide assessments that have been carried out as part of the outline planning application for the Berryfields Development by suggesting mitigation measures for potential impacts resulting from the proposed school development. It is recognised that the site contains features that are of archaeological interest in that previous surveys have demonstrated the presence of buried remains of a Romano-British Settlement. This has been designated for preservation in-situ and lies to the south of the proposed school buildings. Within this area only topsoil would be removed leaving a layer of protective subsoil intact, with the sports pitches being raised to avoid any impact on the buried archaeological remains.

60. A small part of the preservation in-situ area would be impacted by the proposed car parking and for this area, a detailed archaeological excavation is proposed. The County’s Archaeologist has no objection to the scheme subject to conditions including the submission of a detailed method statement and the implementation of a programme archaeological work in accordance with a written scheme of investigation. Subject to conditions as outlined in the recommendation, I consider that the proposed development would meet the requirements of policy GP.59 and PPS5.

Other Issues

Flood Risk 61. The planning application is accompanied by a Flood Risk Assessment (FRA) which identifies that the development proposals would create 7300 sq m of impermeable area to the existing greenfield site. The FRA outlines the overall flood risk strategy which includes attenuation in the form of a 5m wide swale along the north-east and eastern edge of the site to take run-off from the proposed development. This would then be discharged into the existing ditch on the northern boundary of the site. The Environment Agency have requested that a condition be attached to any planning permission requiring the submission of a surface water drainage scheme and I recommend that planning permission should only be granted subject to such a condition.

Sports Provision and Provision of Community Facilities 62. The proposed development would provide a number of sports and community facilities for community use. I note that Sport England offers its support to the application as the provision of these facilities has direct benefits to local communities.

63. I also note the comments of the District Council with regard to ensuring the continuation of this provision. The design of the proposed building lends itself well to this purpose, and the provision of these facilities for community use is identified in the Design and Access Statement submitted in support of the application. The applicant has also advised that a lease is currently being prepared that would incorporate this obligation.

Secured By Design 64. Policy GP.45 requires that the design and layout of all planning proposals should incorporate measures to assist crime prevention. The Thames Valley Police Crime Prevention Design Officer has no objection to the application subject to a condition requiring that the doors, windows and glazing incorporated into the design meet Secured by Design Standards. This could be conditioned as part of any planning permission granted.

Conclusion

65. The planning application seeks the provision of a new school building and associated sports facilities at a new site within the Berryfields MDA to provide a replacement to the existing academy buildings which are in a poor state of repair and to provide a facility to cater for the projected pupil increase anticipated to be generated through the development of the Berryfields MDA. The use of the land as a school site has been agreed in principle as part of the outline planning permission for the Berryfields MDA. The proposed development would, subject to appropriate conditions, meet the requirements of policies GP.8, GP.24, GP.35, GP.38, GP.40, GP.45, GP.59 and AY.13 of the AVDLP, and the principles of guidance contained in PPS5, PPS9 and

PPG13. I therefore recommend, in accordanceth with the guidance contained in the CLG Letter to Chief Planning Officers dated 15 August 2011, that planning permission should be granted.

BACKGROUND PAPERS

Planning Application CC/21/11 Planning permission no. 03/02386/AOP Consultation responses, representations and communications dated October to December 2011 Aylesbury Vale District Local Plan Supplementary Planning Guidance: Parking Guidelines Berryfields MDA Development Brief PPS5: Planning and the Historic Environment PPS9: Biodiversity and Geological Conservation PPG13: Transport CLG Letter to Chief Planning Officers dated August 2011