Agenda item

Two phase expansion of Stonehenge School: Phase 1 - new building, additional parking spaces, covered canopy link between existing Upper School and new building, fencing and resurfacing to provide all-weather training facility, separate small fenced games court, and associated landscaping. Phase 2  - new building, demolition of Lower School building and creation of new playing field and car park, improvements to Lower School car park, and associated landscaping

Public Speakers

Ian Simpson spoke in objection of the application

Suzanne Gough spoke in support to the application

 

The Senior Planning Officer, Georgina Wright, introduced the report, which recommended that the application for a two-phase expansion of Stonehenge School:

Phase 1 - new building, additional parking spaces, covered canopy link between existing Upper School and new building, fencing and resurfacing to provide all-weather training facility, separate small fenced games court, and associated landscaping.

Phase 2  - new building, demolition of Lower School building and creation of new playing field and car park, improvements to Lower School car park, and associated landscaping, be approved with conditions, as detailed in the report.

 

There would also be separate in and out access arrangement and possibly a bus link through the site.

 

Members of the Committee then had the opportunity to ask technical questions of the Officer. It was clarified that the flat roof design would meet the standards required to withstand rainfall.

 

The main reason for the required digging down on the site was to try and reduce the bulk of the development in relation to the neighbouring properties.

 

It was noted that it was for the education authority to decide if the development was value for money.

 

The arboriculture report had been amended in response to the Tree Officers report, however there was not the capacity to provide a like for like replacement.

 

The Holders Road recreation ground site had also been considered as a possible site, and had been declared as not viable.

 

Members of the public then had the opportunity to present their view to the

Committee as detailed above.

 

Concern was noted regarding the suggestion that insufficient work had been carried out on the ground works of the site, with the plans to remove and relay a new pipe under the field. It was noted that the route of the realigned pipe was not for planning to consider, it was for Wessex Water to plan that.

 

The Unitary Division Member, Cllr Westmoreland was not in attendance to speak.

 

As neighbouring ward Member, Cllr Yuill spoke on the application, he noted that the local Member, Cllr Westmoreland had believed that whilst funding was available for phase 1 it was not yet available for phase 2. He asked whether any timescales could be made available for the phase 2 works. This was not possible at the moment as they were not in a positon to move forward with phase 2.

 

He hoped the Holders Road facility would be safeguarded, as he felt that there were not enough areas for recreation in Amesbury.

 

Cllr Yuill then moved for Approval, in line with Officer’s recommendation.

 

This was seconded by Cllr Devine.

 

A debate followed where key issues raised included, that if after phase 1 was complete, the project was not ready to move on to phase 2, there would be an interim loss of the playing field until the phase 2, however they already had over what was required.

 

A community use agreement would be produced within 12 months of approval, this would permit the wider public having access to the sports facilities.

 

The Committee voted on the motion of approval, subject to conditions.

 

Resolved

That planning permission for application 17/05583/DP3 be approved in line with Officer’s recommendation, with the following conditions:

 

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.      Thedevelopmentherebypermittedshall becarriedout inaccordancewith the followingapproved plans:

 

          Application Form & Certificate

          Ref: E-100 P07 – Elevations – Planning Phase 1.  Received – 03.07.2017

          Ref: E-200 P06 – Elevations – Planning Phase 2.  Received – 03.07.2017

          Ref: P-0-20 P03 – Block 2 – Lower School – Ground Floor Plan.  Received – 03.07.2017

          Ref: P-0-21 P04 – Block 1 – Upper School – Ground Floor Plan.  Received – 03.07.2017

          Ref: P-0-30 P03 – Lower School – Ground Floor Plan Phase 1 Works.  Received – 03.07.2017

          Ref: P-0-33 P03 – Upper School – Ground Floor Plan Phase 1 Works.  Received – 03.07.2017

          Ref: P-0-100 P04 – Ground Floor Plan – Planning Phase 1.  Received – 03.07.2017

          Ref: P-0-200 P06 – Ground Floor Plan – Planning Phase 2.  Received – 03.07.2017

          Ref: P-1-20 P03 – Block 2 – Lower School – First Floor Plan.  Received – 03.07.2017

          Ref: P-1-33 P05 – Upper School – First Floor Plan Alterations.  Received – 03.07.2017

          Ref: P-1-100 P04 – First Floor Plan – Planning Phase 1.  Received – 03.07.2017

          Ref: P-1-200 P04 – First Floor Plan Planning – Phase 2.  Received – 03.07.2017

          Ref: P-1-21 P04 – Block 1 – Upper School – First Floor Plan.  Received – 03.07.2017

          Ref: P-R-100 P03 – Roof Plan – Planning Phase 1.  Received – 03.07.2017

          Ref: P-R-200 P04 – Roof Plan – Planning Phase 2.  Received – 03.07.2017

          Ref: P-Site-01 P04 – Location Plan.  Received – 03.07.2017

          Ref: P-Site-110 T03 – Proposed Site Plan Phase 1.  Received – 21.09.2017

          Ref: P-Site-111 T02 – Proposed Site Plan A Phase 1.  Received – 21.09.2017

          Ref: P-Site-112 T02 – Proposed Site Plan_B Phase 1.  Received – 21.09.2017

          Ref: P-Site-113 T04 – Proposed Site Plan_C Phase 1.  Received – 21.09.2017

          Ref: P-Site-114 T02 – Proposed Site Plan_Fence Types_A Phase 1.  Received – 21.09.2017

          Ref: P-Site-115 T04 – Proposed Site Plan_Fence Types/Levels Phase 1 drg B.  Received – 21.09.2017

          Ref: P-Site-116 P05 – Proposed Site Plan_Fence Types/Levels Phase 1_drg C.  Received – 03.07.2017

          Ref: P-Site-123 P03 – Phase 1 Construction Access & Facilities Plan C.  Received – 03.07.2017

          Ref: P-Site-210 P09 – Proposed Site Plan Phase 2.  Received – 21.09.2017

          Ref: P-Site-211 P09 – Proposed Site Plan – A Phase 2.  Received – 21.09.2017

          Ref: P-Site-212 P09 – Proposed Site Plan – B Phase 2.  Received – 21.09.2017

          Ref: P-Site-213 P10 – Proposed Site Plan – C Phase 2.  Received – 21.09.2017

          Ref: P-Site-215 P03 – Proposed Site Plan A – Phase 2 Fencing.  Received – 21.09.2017        

          Ref: P-Site-216 P03 – Proposed Site Plan B – Fencing & Levels Phase 2 drg B.  Received – 21.09.2017

          Ref: P-Site-221 P02 – Phase 2 Construction Access & Facilities Plan A.  Received – 03.07.2017

          Ref: P-Site-223 P03 – Phase 2 Construction Access & Facilities Plan C.  Received – 03.07.2017

          Ref: P-Site-222 P03 – Phase 2 Construction Access & Facilities Plan B.  Received – 03.07.2017

          Ref: P-Site-223 P03 – Phase 2 Construction Access & Facilities Plan C.  Received – 03.07.2017

          Ref: S-Site-100 P05 – Site Sectional Elevations.  Received – 03.07.2017

          Ref: S-Site-101 P03 – Site Sectional Elevations.  Received – 03.07.2017

          Ref: S-Site-105 P02 – Site Sections – Surrounding Properties.  Received – 03.07.2017

          Ref: SK-10 P03 – 3D View – Ground Floor – Phase 1.  Received – 03.07.2017

          Ref: SK-11 P03 – 3D View – First Floor – Phase 1.  Received – 03.07.2017

          Ref: SK-12 P02 – 3D View – Ground Floor – Phase 2.  Received – 03.07.2017

          Ref: SK-13 P02 – 3D View – First Floor – Phase 2.  Received – 03.07.2017

          Ref: SK-100 P04 – Section Planning – Phase 1.  Received – 03.07.2017

          Ref: SK-200 P03 – Sections Plans – Phase 2.  Received – 03.07.2017

          Ref: 416.00210.00029 Rev A – Plant Schedule Phase 1 and 2.  Received – 03.07.2017

          Ref: 416.00210.00029.29.002.2 – Landscape Strategy: Phase 1.  Received – 28.09.2017

          Ref: 416.00210.00029.29.003.3 – Landscape Strategy: Phase 2.  Received – 28.09.2017

 

          REASON:For theavoidanceofdoubt and in theinterestsofproper planning.

 

3.      No development shall commence on site until the exact 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: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, in the interests of visual amenity and the character and appearance of the area.

 

4.      No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays.

 

          REASON: In the interests of neighbouring amenities

 

5.       No burning of waste or other materials shall take place on the development site during the demolition/construction phase of the development.

 

          REASON: In the interests of neighbouring amenities

 

6.      The emergency vehicle access alongside the north-east side of the Phase 1 Building shall at all times be closed to motor vehicle use by fixed and removable bollards as indicated on drawing number P-Site/113/T04, except at those times when the access is in use by emergency or maintenance vehicles.

 

REASON: In the interests of highway safety.

 

7.      Prior to the occupation of the Phase 2 Building, the 23 space car parking area and the mini bus parking area, identified adjacent to the proposed sports pitches (near the Antrobus Road entrance), shall have been laid out in accordance with the approved plans and shall thereafter be maintained and kept available for the parking of vehicles.   

 

REASON: In the interests of providing safe and convenient car parking for the users of the development.  

 

8.      Prior to the occupation of the Phase 1 Building, the Phase 1 cycle shelter shown on plan number P-Site-112/T02, and the 3 cycle hoops wall brackets near to the main reception, shall be provided in accordance with the approved plans and shall thereafter be maintained and kept available for the parking of cycles.  

 

REASON: In the interests of providing safe and convenient cycle parking for the users of the development.  

 

9.      Prior to the occupation of the Phase 2 Building, the Phase 2 cycle shelter shown on plan P-Site-210/P09 shall be provided in accordance with the approved plans and shall thereafter be maintained and kept available for the parking of cycles.   

 

REASON: In the interests of providing safe and convenient cycle parking for the users of the development.  

 

10.    Prior to the occupation of the Phase 2 Building, details of the proposed one-way system through the site from Holders Road to Antrobus Road shall be submitted to and agreed in writing by the Local Planning Authority. The scheme shall include improvements to the Antrobus Road spur leading into the school entrance from the main section of Antrobus Road; footway widening or the introduction of a “pedestrian friendly”; and a timetable for its implementation.  The development shall be implemented in accordance with the approved details and retained/maintained as such in perpetuity.

 

          REASON: In the interests of safe and convenient access to the site.   

 

11.    Notwithstanding the submitted Travel Plan, no development shall commence on site until a revised travel plan taking on board the comments made by the Council’s Travel Plan Coordinator, has been submitted to and agreed in writing by the Local Planning Authority. The School 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 these results.

 

          REASON: In the interests of road safety and reducing private car movements to and from the school.

 

12.     No development shall commence on site until a scheme for the discharge of foul water from the site, including diversion of existing sewers and improvement works to public system, has been submitted to and approved in writing by the Local Planning Authority in consultation with the sewerage undertaker.  The foul water drainage scheme shall be constructed in accordance with the agreed details prior to the occupation of the building hereby approved.

 

          REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure that the development can be adequately drained

 

13.     No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access / driveway), incorporating sustainable drainage details together with permeability test results to BRE365 and location of top ground water level, has been submitted to and approved in writing by the Local Planning Authority.  The surface water drainage scheme shall be constructed in accordance with the agreed details prior to the occupation of the building hereby approved.

 

          REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an acceptable manner, to ensure that the development can be adequately drained

 

14.    No development of the Artificial Grass Pitch hereby approved shall commence until details of the design and layout of the pitch have been submitted to and approved in writing by the Local Planning Authority in consultation with Sport England. The Artificial Grass Pitch shall be constructed in strict accordance with the approved details and maintained as such in perpetuity.

 

          REASON: To ensure the development is fit for purpose and sustainable

 

15.    Before the Artificial Grass Pitch and Natural Turf Pitch hereby approved are first brought into use, a Management and Maintenance Scheme for the facility including management responsibilities, a maintenance schedule and a mechanism for review, shall be submitted to and approved in writing by the Local Planning Authority in consultation with Sport England. The management and maintenance scheme for the Artificial Grass Pitches should also include measures to ensure the replacement of the Artificial Grass Pitch within the manufacturer’s specified period. The Artificial Grass Pitch and Natural Turf Pitch shall be used and maintained in full accordance with the agreed details at all times.

 

          REASON: To ensure that a new facilities are capable of being managed and maintained to deliver facilities which is fit for purpose, sustainable and to ensure sufficient benefit of the development to sport

 

16.    Within 12 months of the date of this permission, a community use agreement prepared in consultation with Sport England shall be submitted to and approved in writing by the Local Planning Authority.  The agreement shall apply to all of the sports facilities identified in both Phase 1 and Phase 2 hereby approved, and shall include details of pricing policy, hours of use, access by non-educational establishment user’s, management responsibilities and a mechanism for review.  The development shall be used in strict compliance with the approved agreement. 

 

          REASON: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport

 

 17.   The playing field and pitch shall be constructed and laid out in accordance with the approved drawings and in accordance with the standards and methodologies set out in the guidance note "Natural Turf for Sport" (Sport England, 2011).   The playing field and pitch shall be made available for use at the recommendation of the agronomist hereby permitted.

 

          REASON: To ensure the quality of pitches is satisfactory

 

18.    No demolition of any of the current buildings shall occur on the site, until the buildings have been re-assessed by a suitably qualified ecologist for the presence of bats.  the findings and if necessary any necessary mitigation measures shall be submitted to and agreed in writing by the Local Planning Authority before any demolition takes place on the site.  The demolition works shall be undertaken in accordance with the agreed details.

 

REASON: Whilst the buildings are currently found to be acceptable for demolition, once empty and disused the buildings may deteriorate and opportunities may develop for bats to roost within the structure.  It is therefore necessary to resurvey the buildings in the interests of ecology and protected species.

19.    No demolition, site clearance or development shall commence on site until an updated/corrected Arboricultural Method Statement and revised Tree Protection Plan, prepared by an Arboricultural consultant, providing comprehensive details of construction works in relation to trees has been submitted to, and approved in writing by, the Local Planning Authority.  All works shall subsequently be carried out in strict accordance with the approved details.

 

REASON: The application contained insufficient information to enable this matter to be considered prior to granting planning permission and the matter is required to be agreed with the Local Planning Authority before development commences in order that the development is undertaken in an  acceptable  manner,  in  order  that  the  Local  Planning  Authority  may  be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

 

20.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re- enacting or amending that Order with or without modification), no windows, doors or other form of openings other than those shown on the approved plans, shall be inserted in the North Eastern or North Western elevations of the Phase 1 and Phase 2 Buildings hereby permitted.

 

          REASON:  In the interests of residential amenity and privacy

 

INFORMATIVES:

1)        Please note that the spur road improvements that will be required in order to satisfy condition 10 will also require the completion of a Section 278 Agreement.

 

2)        Please note that the granting of this permission does not override or give overriding permission for any works that are governed by other legislation or other legal requirements, for example in relation to the proposed diversion of the public sewer pipe.