Agenda item

Erection of single-storey extension forming surge classroom and formation of new parking.

Erection of single-storey extension forming surge classroom and formation of new parking.

 

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Angell, Mrs Angell, Brossard, Finnie, Mrs Phillips, Thompson, Turrell and Virgo.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting.
• Winkfield Parish Council supported the application but had asked the officers to work with the applicant to improve the layout of the car park to facilitate safer manoeuvring.  They had also raised concerns that the number of extra spaces would be insufficient.
• 8 additional letters of support had been received, including one from the Chair of Governors at St Mary’s CE Primary School confirming the unanimous support of the Governing Body for the proposal.

• 23 letters of objections to the proposal containing a number of detailed points relating to four main areas of concern, summarised as follows:

School Amenities – a number of facilities at the school including play space and kitchen facilities would be reduced or adversely affected by the proposals.

Parking and Highway Safety Concerns – there is inadequate parking provision in the recreation ground, the additional parking at Locks Ride car park is not suitable and the additional traffic generation and highway safety generally are of concern.

Impact on Character of the Area – use of amenity space for additional parking not acceptable; the proposed extension not in keeping with the existing.

Principle issues – a number of comments about the adequacy of the existing school places for Winkfield children, a query over the need for the additional classroom, the Ofsted rating for the school and the ability of the school to manage additional numbers/buildings.

 

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker Jonathan Spring-Rice, who represented his objections to the proposed development, and David Watkins, Chief Officer: Strategy, Resources and Early Intervention, on behalf of the applicant.

 

RESOLVED that the application be APPROVED subject to the following conditions:-

 

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

         

02.     The development hereby permitted shall be carried out only in accordance with the following plans and other submitted details:-  

          5125476-ATK-Z1-ZZ-DR-A-0001 P1 dated 09.09.2014

          5125476-ATK-Z1-ZZ-DR-A-0002 P1 dated 09.09.2014

          5125476-ATK-Z1-ZZ-DR-A-0003 P1 dated 09.09.2014

          5125476-ATK-Z1-ZZ-DR-A-0004 P1 dated 09.09.2014

          5125476-ATK-Z1-ZZ-DR-A-0102 P1 dated 20.10.2014

          5125476-ATK-Z1-ZZ-DR-A-0103 P1 dated 20.10.2014

          5125476-ATK-Z1-ZZ-DR-A-0111 P2 dated 20.10.2014

          5125476-ATK-Z1-ZZ-DR-A-0115 P1 dated 20.10.2014

         

03.     No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.     

         

04.     No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved by the Local Planning Authority.  The agreed details shall be complied with in full during the development.

         

05.     The development (including site clearance and demolition) shall not be begun until:-  

          (i) the buildings subject to development have been further surveyed for the presence of bats, and    

          (ii) the further survey has been submitted to and approved by the Local Planning Authority, and

          (iii) either the Local Planning Authority have agreed that no relocation of bats is necessary or a scheme for the relocation of an bats has been submitted and approved by the Local Planning Authority. The scheme shall be performed, observed and complied with in line with the agreed scheme.

 

06.     All ecological measures and/or works shall be carried out in accordance with the details contained in Atkins' Ecological Impact Assessment report dated November 2014 as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination. 

         

07.     The development shall not be occupied until bird and bat boxes (and other biodiversity enhancements), have been provided in accordance with a scheme - including a plan or drawing showing the location of these enhancements - which has been submitted to and approved in writing by the Local Planning Authority.  The agreed details shall be retained in perpetuity.

 

08.     No development shall take place (including ground works and site clearance) until a method statement for the sensitive construction of the surge classroom to avoid the potential of harm to bats in any buildings on site has been submitted to and approved by the local planning authority. The content of the method statement shall include: 

          o the purpose and objectives for the proposed works    

          o detailed designs and/or working methods to achieve the stated objectives    

          o extent and location of the proposed works shown on an appropriate plan     

          o a timetable for implementation

          o details of persons responsible for implementing the works     

          The works shall be carried out strictly in accordance with the approved details.

 

09.     No development shall take place until details of the materials to be used in the construction of the external surfaces of the carpark hereby permitted have been submitted to an approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.     

         

10.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.  

         

11.     The surge classroom hereby approved shall not be occupied until the associated vehicle parking at the recreation ground on Chavey Down Road has been surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.   

         

12.     The surge classroom hereby approved shall not be occupied until covered and secure cycle parking facilities have been provided in accordance with a scheme which has been submitted to and approved in writing by the Local Planning Authority. The facilities shall thereafter be retained.   

         

13.     No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority.  The approved statement shall be adhered to throughout the demolition and construction period.  The statement shall provide for:-       

- access to the site for construction traffic,

- the parking of vehicles of site operatives and visitors

- maintaining safe pedestrian access to and around the school site at all times,

- construction and demolition working hours,

- loading and unloading of plant and materials including the timings of deliveries (not to conflict with school drop off and pick up times),

- storage of plant and materials used in constructing the development,

- the erection and maintenance of security hoarding,

- measures to control the emission of dust and dirt, noise and smell,

- wheel cleaning facilities 

              

14.     The development shall not be begun until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule.  All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the approved scheme, in the nearest planting season (1st October to 31st March inclusive) to the completion of the development or prior to the occupation of any part of the approved development, whichever is sooner, or as may otherwise be agreed in writing by the Local Planning Authority.  All hard landscaping works shall be carried and completed prior to the occupation of any part of the approved development. As a minimum, the quality of all hard and soft landscape works shall be carried out in accordance with British Standard 4428:1989 'Code of Practice For General Landscape Operations' or any subsequent revision. All trees and other plants included within the approved details shall be healthy, well formed specimens of a minimum quality that is compatible with British Standard 3936:1992 (Part 1) 'Specifications For Trees & Shrubs' and British Standard 4043 (where applicable) or any subsequent revision.  Any trees or other plants which within a period of 5 years from the completion of the development, die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved, unless the Local Planning Authority gives written consent to any variation.     

         

15.     The surge classroom hereby approved shall not be occupied until an updated Travel Plan, including measures as to implementation, monitoring and review has been submitted to and approved in writing by the Local Planning Authority. Thereafter the travel plan shall be implemented in accordance with the approved details.

 

16.     No development shall take place until full details of a scheme to secure off site parking at the Locks Ride Sport and Recreation Ground has been submitted to and approved in writing by the Local Planning Authority. The surge classroom hereby approved shall not be occupied until the approved scheme has been implemented and shall continue to be implemented for as long as the surge classroom is occupied.    

         

17.     No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, in accordance with British Standard 5837 (2012) 'Trees In Relation To Construction Recommendations' (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority.  Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200, showing the following:-  

          a)  Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

          b)  Positions and spreads of existing hedgerows and groups of mature shrubs.

c)  All proposed tree, hedge or shrub removal. Shown clearly with a broken line.        

          d)  Proposed location/s of 2.4m high protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), to include appropriate weatherproof tree protection area signage (such as "Keep Out - Construction Exclusion Zone") securely fixed to the outside of the protective fencing structure at regular intervals. 

          e)  Illustration/s of the proposed protective barriers to be erected.        

          f)   Proposed location/s and illustration/s ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction.  

          g)  Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.  

          h)  All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.

          i)   Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

          The development shall be carried out in full accordance with the approved scheme.  

         

18.     No development shall take place until a scheme for a temporary construction access from Forest Road has been submitted to and agreed in writing by the Local Planning Authority. The scheme shall address how the temporary access will be constructed and once development is completed how the land will be returned to its former state. The agreed details shall be complied with in full.

 

Councillor Ms Gaw, in attendance at the meeting, declared a non-pecuniary interest in this item as her children attended the school.  This did not affect her ability address the Committee and ask questions.