Agenda No.
6
HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
TUESDAY 22 JUNE 2010 AT 10:00AM
ST ALBANS CITY AND DISTRICT
APPLICATION FOR PROPOSED NEW SINGLE STOREY EXTENSION TO CREATE A 3FE JUNIOR SCHOOL, INCLUDING A NEW 33 SPACE CAR PARK AND 27 NEW 1M HIGH LIGHT COLUMNS AT BERNARDS HEATH JUNIOR SCHOOL, WATSON AVENUE, ST.ALBANS, HERTS, AL3 5HP.
Report of the Director of Environment
Author: Mr Marcos Martos-Higueras Tel: 01992 556 229
Local Member: Councillor Allan Witherick
1 Purpose of Report
1.1 To consider planning application ref. 5/0865-10 (CC0724) for a proposed new single storey extension to create a 3 forms of entry (FE) Junior School, including a new 33 space car park and 27 new 1m high light columns.
2 Summary
2.1 Bernards Heath Junior School is located in the north of the City of St. Albans. The layout of the proposed building would include an ITC suite, 3 classrooms, 1 multipurpose room, two group rooms and ancillary use (office, store rooms and toilets). The extension would have a footprint of 800m2. Additional parking would be provided. The proposal originally included twelve 6metre high light columns but was subsequently amended to provide twenty seven 1m high bollard lighting. The proposal would result in an increase of 120 pupils and 4 staff, bringing the school to 3 FE. A pedestrian access at Marshall Avenue would be re-opened.
2.2 To compensate for the loss of playing field arising from the development the adjacent open space (which belong to St. Albans City and District Council) would be used for 7 hours a week.
2.3 The principal issues to be taken into account in determining this application are:
· need;
· siting and design;
· lighting;
· car parking and traffic congestion;
· landscaping;
· residential amenity;
· loss of part of school playing field.
2.4 11 neighbours originally objected to the proposal. A petition against the proposal has been signed by 27 residents. The main issues of concern are lighting, parking and traffic congestion.
3 Conclusion
3.1 It has been demonstrated that there is a need for the proposal to meet the rising demand for school places in St Albans. The location of the proposal is acceptable within the city of St. Albans as outlined in policy 2 (Settlement strategy) of the St.Albans Local Plan.
3.2 The proposal would use an informal open space abutting the site on the north as playing fields which belongs to St. Albans City & District Council. A “Grampian” style condition could be imposed requiring the marking out of the replacement playing pitches prior to commencement of development in order to ensure access for the school has been secured prior to commencement of the development. This would ensure that it would meet Sport England standards in relation to quantity and quality of the playing fields.
3.3 The design and siting of the extension and car park is considered to be acceptable and in accordance with policy 69 (General design and layout) of the St. Albans Local Plan. The proposed revised lighting scheme does not adversely impact upon residents.
3.4 The proposal would comply with HCC car parking standards and would also comply with policy 34 (highway considerations in development control) of the St. Albans Local Plan and PPG13 (Transport).
3.5 Trees, sports pitches and other landscape features have been assessed and it has been demonstrated that the proposal would comply with policy 74 (Landscaping and Tree Preservation) and policy 93 (New areas of public open space) of the St. Albans Local Plan.
3.6 Residents objected in terms of lighting, parking and traffic congestion. As outlined above, these impacts have been assessed and following the revisions to the lighting scheme, are considered to be acceptable and in accordance with policy 9 (Non-residential uses within residential areas) and policy 65 (Education facilities) of the St. Albans Local Plan. It is not expected that the proposal would have a significant detrimental impact upon residents.
3.7 In conclusion it is recommended that the Director of Environment and Commercial Services be authorised to grant planning permission subject to conditions to include:
a) time limit
b) prior marking out of the replacement playing pitches
c) playing field quality
d) phasing of the development
e) hours of working
f) wheel/ chassis cleaning
g) contractor parking and compound area
h) method of construction for the car park
i) approved plans
j) car parking
k) protection of existing trees
l) tree planting
m) lighting scheme
n) lighting use
o) method of construction for the lighting
p) bicycle storage provision
4 Description of the site and proposed development
4.1 Bernards Heath Junior School is located in the north of the City of St. Albans. The site consists of the main school buildings located on the southern side of the site; the hard play areas on the north west and playing fields on the north eastern side of the site. Informal car parking is located adjacent to the main vehicular entrance on the south of the site. A line of mature trees marks the north boundary of the site.
4.2 The school has two points of access. The main vehicular and pedestrian access is located on the south west corner of the site and links with Watson Avenue. A pedestrian access is located on the south east corner of the site, linking with Marshall Avenue. This access is currently closed.
4.3 The school is mostly surrounded by residential properties. An informal open space is located adjacent the northern boundary. This open space has one access located on its north eastern corner.
4.4 The proposed extension is required to expand the school to accommodate 3 forms of entry (FE). It would be located to the north (rear) of the school buildings, with consequential relocation of football pitch and soft play areas. The layout of the building would consist of 3 classrooms; a multi purpose room; an ITC room; two group rooms; toilets and ancillary space (e.g. office). A circulation corridor divides the extension in two.The proposed footprint of the extension would be 800m2.
4.5 One tree would be removed with the proposal, although it is also proposed some compensation measures (three small leafed limes would be planted on the site).
4.6 The proposed materials for the extension would be:
· Walls: Synthetic render finish (Sto render or similar) on timber panel system. Colours to match;
· Roof: Standing seam aluminium finish pitched roof. Sections of flat roof to be finished in single ply membrane (sarnafil or similar). Colours ref: Grey;
· Windows & Doors: powder coated aluminium finish frames. Colour ref: Grey;
· Lighting: 1 metre high bollard luminaires. Wall mounted light fitting to illuminate existing pedestrian path;
4.7 The new car park would be located to the south of the school and comprise 33 spaces. It would be set back from the rear of properties along Watson Avenue, as there are existing trees along the boundary. The additional trees referred to in para 4.5 would be planted in this area.
4.8 To compensate for the loss of the sports pitch it is proposed to use the informal open area to the north of the school for sports’ use for 7 hours a week, subject to agreement with St Alban’s City and District Council.
5 Consultations
5.1 St Albans City & District Council does not object to the proposal in terms of the built development; however they object to the proposed use of the recreational gound as part of the school playing field as they consider this would require a change of use from D2 to D1/D2, which has not been included as part of the application and has therefore not been assessed.
5.2 The Environment Agency does not object to the proposal subject to a condition requiring the development be carried out in accordance with the amended Flood Risk Assessment (FRA) Revision 02 dated 08/06/10 prepared by WSP, and the following mitigation measures detailed within the FRA:
1. Limiting the surface water run-off generated by the 100 year critical storm with 20% addition for climate change, so that it will reduce the run-off from the existing site conditions and ensure no increase the risk of flooding off-site.
2. Management of the critical design rainfall event using permeable parking areas, filter drains and underground attenuation to ensure no uncontrolled run-off.
5.3 Herts Archaeology does not object to the application.
5.4 Sport England does not object to the application subject to the following conditions;
Condition 1 (Playing Field Quality)
Preparation of the SADC land for playing field use to be implemented in accordance with the submitted agronomist’s report (paragraph 5.4). This is justified to ensure that a playing field of at least equivalent quality to the one that it will replace is provided in practice;
Condition 2 (Secured Access)
A Grampian type planning condition which requires no development to commence until evidence has been submitted and approved by the local planning authority that demonstrates that the school will have secured access to the SADC land for school playing field use e.g. a completed lease. As set out above, without access to the SADC land being secured in practice it will not be possible for the school to formally use the site or for the site to be converted to a playing field. Unless details of secured access were confirmed, the development would not be considered to be acceptable as it would not be possible to replace the playing field in practice or for the school to continue to deliver its PE curriculum needs.
Condition 3 (Phasing)
A planning condition requiring the replacement playing field on the SADC land to be completed and available for use in advance of any development commencing on the school’s existing playing field in order to ensure continuity of playing pitch provision for the school. This is justified because it would be unacceptable if construction started on the school’s playing field before the replacement pitches on the SADC land were available for use because it would not be possible to fully meet the school’s winter or summer playing pitch needs on the school’s remaining playing field. Furthermore, the condition is required to ensure that the replacement playing field is provided in practice within an acceptable timescale. Sport England’s standard model planning condition (condition number 5) which can be downloaded from our website at http://www.sportengland.org/facilities__planning/planning_tools_and_guidance/planning_kitbag/local_frameworks/5_transparency.aspx could be used as a basis for constructing this condition.
5.5 Hertfordshire County Council as a Highway Authority does not object to the application subject to the following conditions;
Condition 1
The School Travel Plan accompanying the application shall be maintained to current Hertfordshire County Council's criteria, and implemented in full throughout the life of the school.
Reason: To assist in achieving greater use of sustainable transport modes, with less reliance on the private car, in line with national government policies and County Council's sustainable transport policies.
Condition 2
Before the development is brought into use the car parking arrangements shown on Drawing No 1925-A-102-D shall be provided.
Reason: To ensure that on-street parking is kept to a minimum in the interest of highway safety.
Condition 3
Before the development is brought into use the pedestrian access off Marshall Avenue is to be reinstated.
Reason: To provide easier access to the school and consequently encourage walking to school and minimise traffic congestion.
Reason for Conditions:
Advice note
There are currently 11 parking spaces on the site. The proposal is to create 33no new spaces at the front of the site. This complies with County Council parking standards.
A traffic impact analysis has been carried out and demonstrates that there will be minimal traffic impact on the 3 surrounding junctions within the site vicinity. A road safety analysis for a 5 year period shows that there were no accidents associated with traffic movements to and from the school.
The access and parking proposals have been designed to ensure that adequate parking and access is maintained for the proposed expansion.
The results of a parking survey indicate that a proportion of drop offs occur during the morning peak period on Watson Avenue and Seymour Road. A revised Travel Plan has been prepared to support the planning application which identifies initiatives to relieve congestion at the existing access point on Watson Avenue and to encourage walking to school.
In conclusion, the Transport Assessment demonstrates that there are no problems with the capacity of the junctions in the vicinity of the site or road safety issues. Mitigation measures for the potential increased drop offs associated with the expansion have been identified through the revised Travel Plan and subsequently it can be considered that there are no highways grounds on which to refuse the application for the school expansion. Therefore the Highway Authority has no objection to the proposal subject to the above conditions.
Publicity for the planning application
5.6 A total of 596 properties were consulted on the application and 11 letters and a petition with 27 signatures objecting to the application has been received. The issues of concern can be summarised as:
§ lighting (light pollution and light use),
§ car parking, and
§ traffic congestion.
5.7 Three site notices were erected on 19 April 2010, one on the existing main entrance of the school at Watson Avenue, the second at the proposed pedestrian access and the third at the entrance to the open space to be used for the school at Marshall Avenue.
6 Planning considerations
6.1 The relevant development plan policies are:
St. Albans City & District Local Plan Review, adopted 1994
Policy 2 Settlement strategy
Policy 9 Non-residential uses within residential areas
Policy 34 Highways considerations in development control
Policy 39 Parking standards, general requirements
Policy 65 Education facilities
Policy 69 General design and layout
Policy 74 Landscaping and tree preservation
Policy 80 Floodlighting
Policy 84A Drainage infrastructure
Policy 93 New areas of public open space
6.2 The principal issues to be taken into account in determining this application are: