Agenda item

Demolition of existing modular classroom and rear extension to main school building to accommodate the erection of two storey building on existing playground with erection of single storey rear extension and associated landscaping.

Public Participation

 

• Ms Belinda Bates, Nestlings Pre-School, spoke in objection to the application.
• Ms Heather Derrick, Nestlings Pre-School, spoke in objection to the application.
• Mr James Burgess, representative from Emmaus School, spoke in support of the application.
• Ms Hope Brett, representing the families of the school, spoke in support of the application.
• Mr Neal Thompson, agent, spoke in support of the application.

 

Russell Brown, Senior Planning Officer, presented the report which recommended that the Committee grant permission for the demolition of an existing modular classroom and rear extension to the main school building to accommodate the erection of a two-storey building on the existing playground with the erection of a single storey read extension and associated landscaping.

 

Key material considerations were identified including the principle of development; design and landscape implications; residential amenity; ecology; drainage; and highways safety issues.

 

Members of the Committee then had the opportunity to ask technical questions to the officer. Members raised the proximity to neighbouring residential properties as well as the adjoining Nestlings Pre-School and queried the associated impacts. Clarity was also sought on safety issues in respect of the playground’s proximity to the adjacent carriageway and reassurance that there would be no landscape harm. Previous planning history was noted and Members further queried land ownership/application site adjustments alongside the proposed building materials, design, and its massing.

 

In response, officers explained the changes that had been made through negotiation to re-draw the red line boundary and revising the proposed extension and its associated features to address some of the raised concerns. As such, officers advised Members that they were satisfied that the application would not materially harm neighbouring/nearby properties, land uses, or the wider landscape character. Furthermore, no objections to the scheme had been raised by the Council’s Highway Team or statutory consultees.

 

The named public speakers as detailed above then had the opportunity to present their views to the Committee.

 

Councillor Ernie Clark then presented a statement on behalf of Councillor Trevor Carbin, the Local Unitary Member, who was unable to attend the meeting.

 

A debate then followed where Members discussed the separation distances between the proposal and neighbouring properties, the existing structure and present school accommodation, and the reasons for the application.

 

At the conclusion of the debate, Councillor Ernie Clark moved to grant the application in line with officer recommendations which was seconded by Councillor Tony Jackson. Following a vote on the motion, it was:

 

Resolved:

 

The Committee APPROVED the application subject to the following conditions and informatives:

 

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:

 

Drawing No. 1421L-01A received on 5 December 2023

Drawing No. 23-06-02E received on 28 March 2024

Drawing Nos. 23-06-01I, 23-06-03F, 23-06-04F received on 12 July 2024

 

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

 

3. No development shall commence on site, until a Construction Method Statement, which shall include the following: 

 

a)    the parking of vehicles of site operatives and visitors;

b)    loading and unloading of plant and materials;

c)    storage of plant and materials used in constructing the development;

d)    wheel washing facilities;

e)    measures to control the emission of dust and dirt during construction;

f)     hours of construction, including deliveries; and

g)    timing of works in relation to Staverton CofE Primary School and Emmaus School term dates;

 

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be complied with in full throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement.

 

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 minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

4. No development shall progress above slab level until details of the number, design and locations of features for wildlife and new planting for biodiversity shall be submitted to the local authority for approval. These details should be clearly shown on an enforceable plan (e.g., site plan/technical elevations drawing). The approved details shall be implemented before occupation of the final works. These features will continue to be available for the target species for the lifetime of the development.

 

REASON: To provide enhancement for biodiversity.

 

5. No development shall progress above slab level 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 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

 

6. No development shall progress above slab level until a drainage strategy, including a scheme for the discharge of surface water from the site and incorporating sustainable drainage details, 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.

 

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.

 

7. The development will be carried out in strict accordance with the following documents:

 

• Preliminary Ecological Appraisal Including a Protected Species Assessment at: Emmaus School Staverton, Wiltshire. November 2023. Skilled Ecology Consultancy Ltd.

 

REASON: For the avoidance of doubt and for the protection, mitigation and enhancement of biodiversity.

 

8. No external light fixture or fitting will be installed within the application site unless details of existing and proposed new lighting have been submitted to and approved by the Local Planning Authority in writing. The submitted details will demonstrate how the proposed lighting will impact on bat habitat compared to the existing situation.

 

REASON: To avoid illumination of habitat used by bats.

 

9. The school shall be limited to a maximum of 75 students at any one time.

 

REASON: In the interests of highway safety, amenity of the area and drainage.

 

Informatives:

 

Nesting Birds

 

All British birds, their nests and eggs are protected under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000 while birds are nesting, building nests and sitting on eggs. The applicant is advised to check any structure or vegetation capable of supporting breeding birds and delay removing or altering such features until after young birds have fledged. Damage to extensive areas that could contain nests/breeding birds should be undertaken outside the breeding season. This season is usually taken to be the period between 1 March and 31 August but some species are known to breed outside these limits.

 

Protected Species General

 

The applicant should note that under the terms of the Wildlife and Countryside Act 1981 (as amended) and the Habitats Regulations 2017 (as amended) it is an offence to disturb or harm any protected species including for example, breeding birds and reptiles. The protection offered to some species such as bats, extends beyond the individual animals to the places they use for shelter or resting. 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.

 

Network Rail

 

Network Rail have various structures in this location e.g. retaining walls, bridges which will need to be considered and mitigated through Network Rail's asset protection process, contact to be made at AssetProtectionWestern@networkrail.co.uk. No works are to be conducted until permission for works has been granted.

 

Sustainable Construction

 

The applicant is encouraged to consider sustainable construction and employ the following energy hierarchy:

 

i.      Reduce energy consumption through energy efficiency measures;

ii.    Use renewable or low-carbon energy from a local/district source; and

iii.   Use building-integrated renewable or low-carbon technologies.