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.
Minutes:
Public Participation
Russell Brown, Senior Planning Officer, presented a report which recommend that the Committee granted the application 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 neighbouring residential properties and the adjoining Nestlings Pre-School and queried the impact to their amenities. Clarity was also sought on safety issues in respect of the playground’s proximity to the adjacent carriageway and building site; landscape harm; previous relevant planning history; land ownership; red line parameters; and the proposed building materials, design, and massing.
In response, it was confirmed that although officers recognised that the proposal would impact local/nearby residents during the construction phase of the development, they were satisfied that the application would not harm the immediate surroundings or wider landscape character due to the position of the proposed extensions between the existing school and adjacent nursery building with no substantive overbearing detriment to the immediate neighbours. Furthermore, no objections to the scheme had been raised by the Council’s Highway Team.
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 in respect of the application on behalf of Councillor Trevor Carbin, the Local Unitary Member.
A debate then followed where Members discussed the separation distances between the proposal and neighbouring properties, and the enhancement to existing structures, capacity, and accommodation which would improve the education of students on roll at the school. It was acknowledged that although playground provision would be reduced, the expansion of space indoors was more critical, particularly as the school had alternative arrangements for external play areas for outdoor physical education activities.
At the conclusion of the debate, Councillor Ernie Clark moved to grant the application in line with officers 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:
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.
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.
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.
REASON: To provide enhancement for biodiversity.
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
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.
• 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.
REASON: To avoid illumination of habitat used by bats.
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.
Supporting documents: