ITEM NUMBER: 7 APPLICATION NUMBER: 16/13829/FUL APPLICANTS NAME(S): Powys County Council SITE ADDRESS: Land At And Adjacent To Llangors Church In Wales Primary School Llangors Brecon LD3 7UB GRID REF: E: 313301 N:227674 COMMUNITY: Llangors DATE VALIDATED: 20 September 2016 DECISION DUE DATE: 18 October 2016 CASE OFFICER: Donna Bowhay PROPOSAL Demolition of existing primary school and construction of a new primary school and associated works ADDRESS Land At And Adjacent To Llangors Church In Wales Primary School, Llangors, Brecon Page 1 of 66 CONSULTATIONS/COMMENTS Dwr Cymru Welsh Water - Developer Services 10th Oct 2016 We refer to the recent amendments made to the above application, and wish to provide the following comments in respect to the new details proposed. Our understanding is that the only amendment in relation to drainage refers to the revised surface water route to the outfall as indicated on drawing no. CC1555 CAM 00 00 GA C 103 and 104 revision P2, with no alteration made to the foul water strategy. Therefore on this basis we have no further comment to make and stand by our previous response dated 22 August 2016. However, if our understanding is incorrect, or should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation. Dwr Cymru Welsh Water - Developer Services 23rd Aug 2016 We refer to your planning consultation relating to the above site, and we can provide the following comments in respect to the proposed development. We would request that if you are minded to grant Planning Consent for the above development that the Conditions and Advisory Notes provided below are included within the consent to ensure no detriment to existing residents or the environment and to Dwr Cymru Welsh Water's assets. SEWERAGE Conditions No development shall commence until a drainage scheme for the site has been submitted to and approved in writing by the local planning authority. The scheme shall provide for the disposal of foul, surface and land water, and include an assessment of the potential to dispose of surface and land water by sustainable means. Thereafter the scheme shall be implemented in accordance with the approved details prior to the occupation of the development and no further foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system. Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment. The approved use shall not commence until an adequate grease trap has been fitted in accordance with details that have been submitted to and approved in writing by the local planning authority. Thereafter the grease trap shall be maintained so as to prevent grease entering the public sewerage system. Reason: To protect the integrity of the public sewage system and ensure the free flow of sewage. Advisory Notes The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public Page 2 of 66 sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. SEWAGE TREATMENT No problems are envisaged with the Waste Water Treatment Works for the treatment of domestic discharges from this site. WATER SUPPLY Dwr Cymru Welsh Water has no objection to the proposed development. The proposed development is crossed by a trunk/distribution watermain, the approximate position being shown on the attached plan. Dwr Cymru Welsh Water as Statutory Undertaker has statutory powers to access our apparatus at all times. I enclose our Conditions for Development near Watermain(s). It may be possible for this watermain to be diverted under Section 185 of the Water Industry Act 1991, the cost of which will be re-charged to the developer. The developer must consult Dwr Cymru Welsh Water before any development commences on site. Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation. If you have any queries please contact the undersigned on 0800 917 2652 or via email at [email protected] Please quote our reference number in all communications and correspondence. Llangors Community Council 13th Oct 2016 Thank you for the revised correspondence regarding the above planning application. Llangors Page 3 of 66 Community Council have recently held a meeting where the matter was discussed. The Community Council support the revised details subject to the comments submitted in our letter dated 21/8/16, which remain valid. We would be very grateful if we could have a response to the points raised in that letter. We look forward to hearing from you. Llangors Community Council 23rd Aug 2016 Thank you for the correspondence regarding the above planning application. Llangors Community Council have recently visited the site and held a meeting where the matter was discussed. The Community Council note the site for the proposed new school is outside of the BBNPA LDP village boundary and it is assumed the application is being considered as a major development on an edge of settlement exception site in line with LDP Policy 4.8 and ELP1. The new school is on agricultural land and change of use of the land to Community use is not specified within the application. The design of the building at the entry to the village does not appear architecturally attractive, perhaps determined by monetary constraints. Llangors Community Council welcome the proposal for a new school in order to support the sustainability of the community, its economy and employment opportunities The Community Council supports the application subject to the following matters being considered. 1. Shared Community Asset. The grounds of the current school which forms part of this application is a long established asset shared with the community outside of school hours for recreational purposes. This recreation area available for Llangors residents of all ages is the only suitable area available in the village and it is paramount that the facility continues to be available. It is an essential asset for the community and aids social and physical wellbeing and quality of life for residents. In line with the BBNPA LDP policy chapter 8 regarding planning obligations/conditions, the Community Council seek planning gain to secure the future provision of this community facility. This to include all recreational land/play areas associated with the proposed school as being available for Community recreational use daily outside of school hours. Securing this asset as a planning obligation/condition will strengthen and enhance community cohesion for the enjoyment of future generations. Such planning obligations/conditions for community recreation areas are supported by Powys County Council (PCC) Outdoor Recreation policy. PCC officer Stephan Butcher can provide assistance with this matter should it be required. 2. Car parking proposals and agricultural access point a) Number of spaces being provided. The submitted transport statement acknowledges that there are 65 cars associated with pupils arriving at the school at the end of the school day, and 11 car parking spaces are required for staff. Providing 56 spaces and 3 disabled spaces therefore means a shortfall of 20 spaces. We understand that the applicants are seeking to use the Llangors Youth & Community Centre car park as well, subject to a written agreement, however we seek to ensure that the amount of parking spaces provided at the school remains as per the proposal as a minimum, and will certainly not be reduced in number at any stage in the future. b) Agricultural access off the proposed school car park. Reports submitted indicate significant work has been carried out to ensure the safety of users of this car park. It is then of much concern that the proposal allows for a shared use of the entrance and highway into the school Page 4 of 66 including a 15ft agricultural access to multiple fields next to the site. It would appear that access to the farmland is either around the one way system or incorrectly crossing it. Additionally, has consideration been given to farming activities and the risks associated with it (potential animal waste or chemical spill etc.) and this access so close to a school? It is envisaged that any type of restricted access to farmland would not be functional for the landowner.