Agenda item

1

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON:  To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2

The development hereby permitted shall be carried out in accordance with the following approved plans listed in schedule. (WM14)

Site Location Plan 130970P(0)100 A 28/3/14 received 31/7/14

Proposed Site Sections 130970P(0)109 B 2/5/14 received 4/8/14

Proposed Site Plan 130970P(0)101 B 25/3/14 received 31/7/14

Proposed Lower Ground Floor 130970P(0)102 A 22/4/14 received 31/7/14

Proposed Upper Ground Floor 130970P(0)103 A 22/4/14 received 31/7/14

Proposed Roof Plan (1) 130970P(0)104 A 5/6/14 received 31/7/14

Proposed Roof Plan (2) 130970P(0)105 A 5/6/14 received 31/7/14

Proposed Elevations 130970P(0)106 B 19/5/14 received 4/8/14

Proposed Elevations 130970P(0)106 B 19/5/14 received 4/8/14

Proposed Sections (1) 130970P(0)107 A 2/5/14 received 4/8/14

Proposed Sections (2) 130970P(0)108 B 2/5/14 received 4/8/14

Ecological Appraisal Revision 1 dated August 2014,

Design and Access Statement received 30/10/14

Flood Risk Assessment, WSP 30/7/14, received 31/7/14

Planting Schedule SLR 1 August 2014, received 4/8/14

Hard Landscaping Proposals Drawing 1 July 2014, received 4/8/14

Soft Landscaping Proposals Drawing 2 July 2014, received 4/8/14

Outline Drainage Strategy WSP-DDN-009, 11/7/13 received 15/7/14

Sustainable Design Statement Revision 1, Ridge July 2014, received 15/7/14

Written Scheme of Investigation, Wessex Archaeology June 2014, received 15/7/14

REASON: For the avoidance of doubt and in the interests of proper planning.

3

The development hereby approved shall not be brought into use until covered cycle parking for 56 cycles has been provided in accordance with details submitted to and approved in writing by the Local Planning Authority. This facility shall be provided in accordance with the approved details and made available for use prior to the first occupation and shall be retained for use at all times thereafter.

REASON: In pursuit of sustainable transport objectives.

4

No part of the development hereby approved shall be first brought into use until the parking area shown on the approved plans has been consolidated, surfaced and laid out in accordance with the approved details. This area shall be maintained and remain available for this use at all times thereafter.

REASON: To ensure that adequate provision is made for parking within the site in the interests of highway safety.

5

No development shall commence on site until a scheme for

a)         a 1.5m wide footway across the site frontage

b)         a scheme of landscaping and a means of enclosure across the remaining site frontage between the pavement and the car park

has been submitted to and approved in writing by the Local Planning Authority.  The development shall not be first brought into use until the footway, landscaping and enclosure/fence have been implemented in accordance with the approved details.

REASON: In the interest of highway safety

6

No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access), incorporating sustainable drainage details and an assessment of the hydrological and hydrogeological context of the development, in accordance with the Flood Risk Assessment (WSP dated 30/07/2014), has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until surface water drainage has been constructed in accordance with the approved scheme. The scheme shall also include details of how the scheme shall be maintained and managed after completion.

REASON: To prevent the increased risk of flooding and ensure future maintenance of the surface water drainage

7

No development shall commence on site until details and samples of the materials to be used for the external walls and roofs have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

REASON: In the interests of visual amenity and the character and appearance of the area.

8

No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, details of external cowls, louvers or other shields to be fitted to the floodlights to reduce light pollution, illumination levels and light spillage in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication "Guidance Notes for the Reduction of Obtrusive Light" (ILE, 2005)", have been submitted to and approved in writing by the Local Planning Authority.  The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed. The approved measures shall be put in place before the floodlights are first brought into use and shall be maintained in accordance with the approved details'

REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

9

There shall be no occupation of the development until a scheme of works for the control and dispersal of atmospheric emissions and in particular odours (from the kitchen) and suitable noise insulation for any extraction equipment has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented before the school kitchen is first brought into use and shall be maintained in effective working condition at all times thereafter.'

Reason: In the interests of neighbouring amenities, to prevent disturbance from noise and odours.

10

No construction work shall take place on Sundays or Public Holidays or outside the hours of 07.30 to 18.00 on weekdays and 08.00 to 13.00 on Saturdays.

Reason: In the interests of neighbouring amenities.

11

The school development hereby permitted shall not be occupied until the approved sewage disposal drainage works proposed and connection to the mains sewer have been completed in accordance with the submitted and approved details.

REASON: To ensure that the development is provided with a satisfactory means of drainage.

12

The post excavation archaeological works (including off-site work such as the analysis, publishing and archiving of results), shall be submitted to the local planning authority within 12 months of the first use of the development as set out in the approved written scheme of investigation. These works should be carried out to the standard set in the MAP2 project management systems, superseded as appropriate by MoRPHE.

REASON:  To enable the recording of any matters of archaeological interest and to ensure that the results of that recording are made available.

13

The Multi Use Games Court and sports pitch (Plan ref 130970P90)101B) shall be for use by the Greentrees school for outdoor sports only.

REASON: To prevent undue disturbance to local residents.

14

All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner;  All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.  All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

15

Informatives:

1. The surface water drainage scheme for the proposed development must meet the following criteria:

a. Any outflow from the site must be limited to the maximum allowable rate, so there is no increase in the rate and/or volume of run-off, and preferably it should be reduced.

b. The surface water drainage system must deal with the surface water run-off from the site up to the critical 1% Annual Probability of Flooding (or 1 in a 100-year flood) event, including an allowance for climate change for the lifetime of the development. Drainage calculations must be included to demonstrate this (e.g. Windes or similar sewer modelling package calculations that include the necessary attenuation volume).

c. If there is any surcharge and flooding from the system, overland flood flow routes and "collection" areas on site (e.g. car parks, landscaping) must be shown on a drawing. CIRIA good practice guide for designing for exceedance in urban drainage (C635) should be used.

d. The adoption and maintenance of the drainage system must be addressed and clearly stated.

2. Pollution Prevention During Construction: Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to the water interests in and around the site. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form of work and storage areas and compounds and the control and removal of spoil and wastes. We recommend the applicant refer to our Pollution Prevention Guidelines, which can be found at:

http://www.environment-agency.gov.uk/business/topics/pollution/39083.aspx.

3. The applicant should note that under the terms of the Wildlife and Countryside Act (1981) and the Habitats Regulations (2010) it is an offence to disturb or harm any protected species, or to damage or disturb their habitat or resting place.  The protected species groups most likely to occur at this application site are reptiles, badgers and breeding birds. Please note that this consent does not override the statutory protection afforded to any such species.  In the event that your proposals could potentially affect a protected species you should seek the advice of a suitably qualified and experienced ecologist and consider the need for a licence from Natural England prior to commencing works.  Please see Natural England's website for further information on protected species.

4. The developer's attention is drawn to the document Special Requirements for Safe Working and any convenants contained in the Deed of Grant, regarding the Esso pipeline.

5. With reference to Condition 8, the applicant will need to demonstrate that the lighting scheme will satisfactorily control light pollution and glare. We recommend they do this by submitting information which demonstrates scheme will comply with the recommendations of the Institute of Lighting Engineers "Guidance Notes for the Reduction of Obtrusive Light GN01:2011" for Zone E3.

6. There is a School Travel Plan in place for the Greentrees School which requires updating to reflect the proposed extension to the school. The Travel Plan shall include details of implementation and monitoring and shall be implemented in accordance with these agreed details. The results of the implementation and monitoring shall be made available to the Local Planning Authority on request, together with any changes to the plan arising from those results.  Please contact Ruth Durrant School Travel Plan Adviser on 01225 713483 for further advice on this matter.

7. In respect of archaeology and Condition 12, work should be conducted by a professionally recognised archaeological contractor in accordance with the written scheme of investigation agreed by this office and there will be a financial implication for the applicant.

8. In discharging condition 9, the applicant should ensure that the ventilation system discharges vertically at a height of at least 1m above the height of any nearby sensitive buildings or uses and not less than 1m above the eves. We would recommend the applicant consults the Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (DEFRA 2005)

9. The developer's attention is drawn to the guidelines and standards set out in the letter from Sport England dated 28/8/14

10. The school layout links to a number of pathways on adjacent land outside the application site. It may be that once the school use commences, pupils may utilise these adjacent routes to access the school, including existing access points serving adjacent cul de sacs, such as Tryhorn Drive, and Neals Close. The developer/operator of the school is advised to assess the suitability, safety and operation of the access points and associated pedestrian gates which connect footpaths adjacent to the school site with the existing housing estate development to the south.

11. The developer/future operators of the school are advised that the parking area outside the red line of the application site which is intended to have a dual use for the country park and the school should be provided and made available before the school comes into use.