Planning Committee Agenda Item No. 4(a) 2 November 2010 Regulation 3 Application (County Development) Demolition of exisiting Midhurst Rother College and creation of new 1,500 pupil Academy (Midhurst Rother Academy), construction of associated sporting facilities, including a floodlit artifical turf pitch, and new vehicular and pedestrian access off North Street Midhurst Rother College, Lamberts Lane, Midhurst, West Sussex Application No: WSCC/082/10/MI/SDNP Report by Divisional Manager (County Development) Local Member: Nola Hendon District: Chichester Executive Summary Development of a new 1,500 place education facility is proposed at Midhurst Rother Academy (previously Midhurst Rother College). It is one of four academies proposed to be developed as part of the current West Sussex Academies Programme. The development site comprises the River site and Lambert’s Lane site (Old Grammer School buildings and playingfields), Whiphill Farm, and Rother House (former care home). The application site also includes a strip of argicultural land to the west of the Lambert’s Lane site. The existing college comprises two sites at the Grammar School, including Capron House in Midhurst and an intermediate school at Easebourne. The proposal involves the amalgamation of the two school sites to one central campus at the River Site and Lambert’s Lane site. The existing Grammar School campus fronts onto North Street with existing playing fields extending in front of the main school building. The existing campus buildings date predominantly from the 1950s and fail to meet modern educational standards which require good internal circulation; disabled access; amenity areas; security; and energy efficiency. Sports facilities currently located on the campus comprise a hard-surfaced, multi-use games area (MUGA), grass rugby and cricket pitches, training grids, and a running track. It is proposed to demolish the existing grammar school buildings and nearby Rother House, Lucas House, and old gymnasium building to facilitate the development of a single Academy campus and to retain Whiphill Farm House and old stable building. The new academy building would be centred on the footprint of the existing Grammar School. The proposals also include the introduction of a new access road off North Street and extended and improved sport facilities within a safe and secure campus environment. This report provides a generalised description of the site and describes the proposal and policy context within which it should be considered. Statutory consultees generally support the principle of a new education facility. However, Midhurst Town Council has raised concern regarding the proposed design and Chichester District Council (CDC) and the South Downs National Park Authority (SDNPA) raise objection to the current application scheme solely on the grounds of design. Three representations were received from local residents and third party representatives. Local residents accept the principle of the proposed development but raise concern with specific aspects of the proposal including future screening and impact of cars and buses parking on residential amenity and the position of the Lambert’s Lane barrier in relation to neighbouring properties. One third party objection was received from the South Downs Society objecting on grounds of design and the loss of the permissive path. Consideration of Key Issues The main material planning considerations are whether the proposal: • is in accordance with national policy on development in a national park; • meets an identified educational/community need; • is satisfactory in terms of design and appearance; • is acceptable in terms of highway capacity and road safety; and • has an acceptable impact on local amenity. Policy on National Parks In addition to a consideration of need and the impact on the environment, landscape, and recreation, national policy requires an assessment of the scope for developing outside the park area or of meeting the need in some other way. Given that the proposal is for a replacement school in the heart of the National Park, there is considered to be no alternative to the proposed location and no alternative way of meeting the need. Accordingly, the proposal accords with national policy on this matter. Identified Educational/Community Need The education buildings and disjointed campus arrangement of the existing Academy are no longer sufficient to meet current education standards. The development of the Academy will meet the educational vision of the County Council as education authority in line with national policy. It will afford significantly improved opportunities for community use of the facilities provided and meet the requirements of the Disability and Discrimination Act. Design and Appearance The proposal for the new Academy building has been guided by: the extended and convoluted nature of the site; the steep topography on its north-west facing boundary; proximity to pockets of residential development to the south and east; the economic necessity to retain the existing sports hall; the aesthetic desirability of preserving architecturally significant older buildings; and the need to deliver a single Academy campus with a new primary access and improved sports facilities. It is considered that the approach taken to the location, scale, form, and design of the building (subject to minor changes required to the south-east elevation) is a balanced and appropriate response to these constraints. The building would express its learning function in a deliberately understated manner using a rich palette of materials, reflecting its townscape and landscape setting. The proposal includes a range of sustainability features and rationalised outdoor sport and learning spaces. Highway Capacity and Road Safety The Highway Authority has raised no objection in terms of highway capacity and safety. Although the proposal would significantly increase pupil and staff numbers, it is acceptable in terms of the degree of traffic that the site will generate and the on-site parking provision. Impact on Recreational and Local Amenity The additional pupils, staff and out-of-hours activity associated with development of the Academy will not cause unacceptable impact on neighbouring amenity. The scale, massing, and location of the built elements of the development, including the new access road, will not impact unacceptably on the amenity/privacy of the residents. Provided that appropriate conditions are attached to the permission to preclude use beyond unreasonable hours and to require submission, approval and monitoring of mitigation schemes to reduce potential amenity impacts, the use of the Academy and associated Floodlit MUGAs and ATP will not give rise to unacceptable impact on the amenity of the occupants of adjoining residential properties. The loss of a permissive footpath is regrettable but accepted on the basis of concerns for pupil security. Conclusion The proposed development relates to an existing educational site adjacent to Midhurst town centre within the South Downs National Park. It has been assessed in accordance with national policy to determine whether there are exceptional circumstances that justify permission being granted. First, there is a need for the development as it will provide the Academy and local area with a needed, modern education and community facility to facilitate the delivery of the national curriculum and support community development. Second, given that the proposal is for a replacement school in the heart of the National Park, there is considered to be no alternative to the proposed location and no alternative way of meeting the need. Third, it is of an appropriate design within the local context (subject to minor changes to the south-east elevation) and it is considered that the impacts of the development on the environment, landscape, and recreation can be moderated and controlled through the imposition of appropriate conditions. In addition, it is considered that other impacts, e.g. on highway capacity and road safety and on local amenity, can also be controlled. Overall, it is considered that the proposal is in accordance with the relevant development plan policies and national policy on major development in a National Park. Recommendation That planning permission be granted subject to the conditions and informatives set out in Appendix 1 to this report. 1. Introduction 1.1 This report concerns a proposal by the Executive Director (Adults and Children) for the re-development of Midhurst Rother College to provide a 1,500 place Academy. The scheme is the one of four academies to be developed as part of the current West Sussex Academies Programme. 1.2 The Academy building would be constructed on the River site campus (the old Grammar School site) requiring the complete demolition of the existing Grammar School, while the Easebourne campus and Capron House (together with the use of Rother House for administrative purposes and the provision of temporary classrooms) enable continued curriculum delivery. Upon completion of the new Academy building and, where space permits, the associated sports facilities, the pupils and staff will decant into the new facility enabling closure of the Easebourne campus and the demolition of Rother House. 1.3 The proposed sports facilities will be available for community use outside core Academy hours. A Community Use Agreement (CUA) will be required to establish the nature and degree of community use. 2. Site Description 2.1 The development site covers