Agenda Item No. 4 Planning Committee 23 June 2015 Regulation 3 Application Installation of temporary buildings to provide school accommodation for approximately 12 months on land currently used as a public car park Land to the south of Northbrook College, Broadwater Road, Worthing, West Sussex, BN14 8HJ Application No: WSCC/040/15/WB Report by Executive Director of Residents’ Services and Strategic Planning Manager Local Member: Bryan Turner District: Worthing Executive Summary This report relates to an application for temporary planning permission for a temporary secondary school which would accommodate 200 pupils on land known as Queen Street car park. The site is to the west of the recently approved, and currently being constructed, Bohunt Academy (formally Worthing Academy) which is due to be completed in May 2016. It should be noted that the current application seeks approval of the initial works required to bring the temporary school into use. There is another planning application (WSCC/037/15/WB) for the full extent of development required for the temporary school; that application will be considered by the Planning Committee on 21 July 2015. The report provides a generalised description of the site and a detailed account of the proposed development, and appraises it against the relevant policy framework from national to local level, along with other material considerations. The main policies of relevance to this application are policies 11, 12, 16, 17, 18 and 19 of the Worthing Core Strategy (2011); saved policy H18 of the Worthing Borough Local Plan (2003) and paragraphs 14, 17, 35, 36, 60, 61, 72, 186, 196, 197 and 203 - 206 of the National Planning Policy Framework (NPPF). Worthing Borough Council have strongly objected to the development over the loss of the car park. The Environment Agency, WSCC Ecology and Landscape Department raise no objection. Final comments are still to be received from WSCC Drainage Engineers and WSCC Highways Department. The public consultation period closes on 19 June 2015; six representations have been received to date. However, it is known that another application on the same site is also live and, therefore, this report will also have regard to representations made on application WSCC/037/15/WB. The main concerns relate to increased highways congestion, an increase in traffic, more on-street parking, poor quality and lack of traffic surveys, confusion regarding differences in planning applications, construction of the development and safety concerns of using the Queen Street car park as a temporary school. A supplementary report will be published before the meeting to provide an update on representations from third parties and any other relevant matters. Consideration of Key Issues The main material considerations in relation to this application are whether the extension of the school: • meets an identified need; • is acceptable in terms of highway capacity and road safety; and • has an acceptable impact on residential amenity and the environment. Need for the Development There is a clear need for additional secondary school places, and an urgent need to house pupils who have been assured a place at the permanent Bohunt Academy site adjacent. Bearing in mind the temporary nature of the situation, the age of the pupils, and the great weight given by the NPPF for the provision of school places, it is concluded that the development is acceptable. Impact on Highway Capacity and Road Safety The use of Queen Street car park as a temporary school will displace free, public parking, albeit this parking could be lost at any time if the landowner so chooses. Nonetheless, the applicant has indicated that some temporary parking would be provided on the adjacent, permanent site for residents which would address some issues. They have also agreed, in response to concerns raised by WSCC Highways, to provide a survey of available parking capacity on surrounding streets in advance of the Committee meeting. A conclusion will not be drawn on this issue until that survey has been assessed; to be addressed in the Supplementary Report. Only 25% of pupils and staff would travel to school by car so the impact on the highway network is not considered to be significant. It is also considered that measures could be put in place to ensure that pupils could safely cross the A24 in advance of a crossing being provided in October/November 2015. Overall, therefore, it is considered that the proposal may be acceptable in highways terms, subject to the findings of the additional information regarding parking capacity on surrounding streets. Impact on Local Amenity and the Environment It is not considered that the temporary school would result in an unacceptable impact on the amenity of neighbouring residents or the environment. The two- storey building would be some 29m from the nearest residential façade so the potential for overlooking is minimised. Smaller buildings in less frequent use would be located along the residential boundary, minimising the impact on adjacent residents. The school layout has altered so the music room no longer abuts residential properties. Overall, it is not considered the development would impact unacceptably on the amenity or privacy of residents, or the local area. Conclusion It is proposed to create a temporary secondary school which can accommodate up to 200 pupils and 20 staff through the erection of modular buildings on Queen Street car park. The County Council is required to meet school placing demand; a key consideration and one that is given great weight. The 12 month temporary nature of the application also receives considerable weight. The development is considered to be appropriate in terms of its design and layout within the site, without significant visual impact on the surrounding area. Although the use has the potential to result in impacts on local amenity, it is considered this has been mitigated sufficiently through locating the modular units away from residential properties. At this stage, it is considered that the development is needed, and that it would not result in significant impacts on residents or the environment. With regard to highway capacity and road safety, it is considered that the proposal is likely to be acceptable subject to further consideration of the potential impact on surrounding streets due to the loss of the public parking; this will be reported in the Supplementary Report. Recommendation That, subject to any material matters being raised by WSCC Highway Authority, WSCC Drainage or further representations, that planning permission be granted with the conditions and informatives set out at Appendix 1. 1. Introduction 1.1 This report relates to an application for the installation of buildings and associated works to provide a temporary secondary school on Queen Street public car park in Worthing. The school would provide temporary accommodation for pupils at Bohunt Academy until the permanent school is constructed on the adjacent site to the east. It is anticipated those works will be completed in May 2016; therefore, the temporary use is sought to accommodate 200 pupils in two year groups - years 7 and 8 (ages 11–13). 1.2 It is proposed to install ten modular buildings of various sizes (one being two storey in height) to enable the temporary school to open in September 2015. The modular buildings include teaching and learning spaces, a hall, kitchen/dining facilities, a library, IT server/store, changing rooms and toilet facilities. 1.3 It should be noted that the current application seeks approval of the initial works required to bring the temporary school into use. There is another current planning application (WSCC/037/15/WB) for the full extent of development required for the temporary school; that application will be considered by the Planning Committee on 21 July 2015. 2. Site and Description 2.1 The proposed development sits within an existing public car park located immediately to the west of Northbrook College and the currently being constructed Bohunt Academy, a new secondary school (see Appendix 2 – Proposed Site Plan). 2.2 The site extends to 0.23 hectares (0.57 acres) and sits within a primarily residential area some 750m north of the centre of Worthing. The existing car park provides 78 car parking spaces and is accessed between two buildings (Queen Street Church and 62 Queen Street) on the northern side of Queen Street. 2.3 To the south of the site and east of the car park access, is Queen Street Church, used during weekdays as a children’s nursery. To the west of the site is a garage compound, also used as a long access road serving the rear of semi-detached properties on Cortis Avenue. Beyond this to the west are the gardens of semi-detached dwellings on Cortis Avenue. Immediately to the north of the application site are two-storey terraced properties. 2.4 The site is not subject to any ecological, landscape or historic designations, and is not within an area at risk of flooding. 3. Relevant Planning History 3.1 Planning permission was granted on 8 October 2014 for the use of the site east of the current application site as a new secondary school, now known as Bohunt Academy (ref. WSCC/032/15/WB). Subject to conditions and informatives, that permission allowed the “Construction of a new build 900 student Secondary School. Development consists of a three storey teaching block and a two storey Sports Hall on the land South of Northbrook College, together with the demolition of an existing college building, a new external MUGA,