Land adjacent to Colchester General Hospital by gp4uG1n

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									 Application Number: CC/COL/04/08           Case Officer: Shelley Birch
                                            Ext: 51577
 Site: Land adjacent to Colchester General Hospital, Colchester, Essex

 Description: New 210 place Primary School including both hard and soft play areas,
 staff car park and a habitat area

 Secretary of State Referral? No                 Date: 04 April 2008




1.      BACKGROUND AND SITE

        The principle of the use of the site as a primary school site has been decided
        through Colchester Borough Council outline planning permission reference
        O/COL/02/0563. The school would serve the New Turner Village residential
        development which, once built, will lie to the south of the proposed school site. The
        residential development has been granted full planning permission by Colchester
        Borough Council reference 072247. A S106 Agreement has been signed which will
        result in the school site being handed over to Essex County Council.

        The proposal site lies approximately 2km to the north of Colchester town centre on
        an area measuring approximately 1.6 hectares. It forms the southern half of what
        was once Turner Village Hospital’s cricket ground. The northern half is now an
        almost fully developed car park for the Hospital to the north. 8 hospital villas are
        laid out in a crescent shape around the car park.

        To the west of the site are several hospital related buildings across a steep grass
        embankment and beyond that the A134 road. To the east is Turner Road and
        approximately 200m from the site is High Woods Country Park.

        The school building is proposed to be built on the eastern half of the site, with the
        sports pitch and car parking areas to be positioned on the western half. This is due
        to the significant change in level of about 1.6m along a grass bank running the
        length of the site north to south.

        Vehicular access to the site is proposed from the road running parallel with the
        southern boundary. This is proposed to be a one way road system as part of the
        residential planning permission granted by Colchester Borough Council and would
        include access for the emergency services and buses.


2.      PROPOSAL

        The application is for the siting of a new primary school to cater for 210 pupils. The
        development would include hard and soft play areas, a staff car park, a habitat
        area and space for the benefit of the local community.

        The building would be single storey in height with double height spaces in the main

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     hall. The main hall would include an area which could be closed off using a
     retractable internal door. This area is proposed to be for community use and could
     be accessed directly from outside of the building via a door in the eastern wall
     adjacent to the lobby. The east and west wings, which include the staff room,
     reception, main hall and library, are proposed with two opposing mono-pitched
     roofs which would meet at different levels to accommodate upper level windows.

     The building would include six classrooms plus a reception classroom, each with its
     own storage and wet areas and access to cloak rooms and toilets. The classbases
     would all have direct access to the outside play areas which would be covered with
     fabric canopies. The toilets and lobbies could be accessed directly from the
     covered play areas. Two group rooms are proposed adjacent to the classrooms.

     The layout of the building would be such that the classrooms would be towards the
     northern end of the site. A corridor would run the length of the classroom block with
     the incorporation of roof lights to allow natural light into the space. The north wing
     classroom block is proposed to have two mono pitched roofs either side of the
     central flat corridor roof.

     The staff car park would be located to the west of the school together with a turning
     area for service vehicles which would access the school’s plant room. Three
     pedestrian accesses would run from the southern boundary of the school. The
     main entrance would lead to the front lobby. An access to the east would provide
     the main access for the foundation year’s and infants’ classrooms. It would also be
     the main entrance for cyclists going to the secure bike store. A third pedestrian
     access is proposed adjacent to the car park leading to the juniors’ classrooms.
     The access points are proposed in their positions on the southern boundary due to
     the layout of the proposed road running parallel with the southern boundary.

     The developers of the residential site to the south propose a one way road system
     running parallel to the southern boundary of the school site that will provide
     vehicular access to the site including emergency services, buses, and a services
     lay-by.

     The proposal includes solar panels, roof mounted wind catchers and a wood chip
     boiler. A per-assessment of the school has predicted that it would receive a ‘very
     good’ rating against the Building Research Establishment Environmental
     Assessment Method (BREEAM).

     The existing 1.8m high chain link fencing along the northern, eastern and western
     boundaries of the site is proposed to be retained, whilst a new 2.4m high powder
     coated weld mesh fence is proposed along the southern boundary fronting the
     road. The boundary fencing would be reinforced with planting all the way around.


3.   POLICY CONSIDERATIONS

     The following policies of the Colchester Borough Local Plan (CBLP) Adopted
     March 2004 (CBLP) provide the development plan framework for this application.
     The following policies are of relevance to this application:



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                                                CBLP
     General Development Control Policy         DC1
     Design                                     UEA11
     General Pollution                          P1
     Light Pollution                            P2
     Renewable Energy Schemes                   P6
     Energy Efficiency                          P7
     Primary and Secondary Education            CF7
     Arts and Major Development                 L18
     Provision for Walking                      T1
     Provision for Cycling                      T2
     Travel Plans                               T3
     Landscape Features                         CO4


4.   CONSULTATIONS

     COLCHESTER BOROUGH COUNCIL – No objection but suggest amendments to
     the main elevation and advise that relevant conditions of planning consent
     O/COL/02/0563 be observed. Suggest conditions to protect trees and landscaping.
     Also include the comments of COLCHESTER CYCLING CAMPAIGN who ask that
     there is a separate pedestrian/bike entrance and cycle parking is to ECC
     standards. Also that a 20mph speed limit should be imposed 400m either side of
     the school entrance and that a cyclists study should be carried out. Cars should
     not be allowed to park within the 20mph zone. Suggest S106 money should go
     towards improving Turner Road for cyclists and that a travel plan should give
     preference to staff who walk, cycle, bus or train to work.

     NATURAL ENGLAND – No objection providing the mitigation as outlined in the
     ecological report is incorporated into the planning permission, if granted.

     ENVIRONMENT AGENCY – Support the maximisation of biodiversity value.
     Advise that existing trees to be removed are removed outside the bird breeding
     season and that removed trees are retained on site as dead wood. Recommend
     green roofs are incorporated. The ecological survey report must be followed.
     Advise that SUDs should be installed and that the Water Company should be
     consulted if disposal is to be made to a public sewer. Sustainable development is
     encouraged including passive systems using natural light, air movement and
     thermal mass. The ‘very good’ BREEAM standard is supported.

     COMMISSION FOR ARCHITECTURE AND THE BUILT ENVIRONMENT – No
     comment.

     SPORT ENGLAND – No objection but encourage a community use agreement to
     be entered into.

     ESSEX COUNTY FIRE AND RESCUE SERVICE – No objection but advise the
     applicant to contact the Water Technical Officer to establish the requirement for
     additional water supplies for fire fighting.

     THE COUNTY COUNCIL’S NOISE CONSULTANT – No objection but make

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     advisory comments

     HIGHWAY AUTHORITY (ENVIRONMENT SUSTAINABILITY AND HIGHWAYS) –
     No objection subject to submission of a School Travel Plan, gates to be located
     away from the carriageway edge, no obstruction of the turning circle and measures
     to keep the highway clear of mud and debris. Agree that emerging Vehicle Parking
     Standards should be considered.

     HISTORIC ENVIRONMENT (ENVIRONMENT SUSTAINABILITY AND
     HIGHWAYS) – No objection.

     BUILT ENVIRONMENT (ENVIRONMENT SUSTAINABILITY AND HIGHWAYS) –
     Require certain elevational colours and minor amendments.

     NATURAL ENVIRONMENT (ENVIRONMENT AND COMMERCE) – Recommend
     that an arboricultural report is undertaken and that the Poplar tree is removed and
     retained on site. Replacement trees using native species are required. A
     landscape scheme is required. An alternative layout of the car park is
     recommended and clarification of the shade structure. Consideration to green
     roofs, solar panels and porous surfaces are recommended. Require proposed new
     habitats to support existing invertebrate species and vegetation to be removed
     outside of the bird breeding season. Propose that a plan for the long term
     management of the habitat areas is required.

     MYLAND PARISH COUNCIL – Supports the proposal subject to adequate
     acoustics in the halls and colours and materials. Have concerns about the traffic
     volume and flow and would like to see more carbon neutral/eco friendly features
     such as wind turbines or solar panels. Recommend conditions.

     LOCAL MEMBER – COLCHESTER – Mile End and Highwoods – Any comments
     received shall be reported

5.   REPRESENTATIONS

     70 properties were directly notified of the application. No letters of representation
     have been received.

6.   APPRAISAL

     The key issues for consideration are:

         A. Need/Principle of development
         B. Design
         C. Landscape and visual Impact
         D. Ecological Impact
         E. Noise
         F. Traffic & Highways

A    NEED/PRINCIPLE OF DEVELOPMENT

     The principle of the use of the site as a primary school site has been decided


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    through Colchester Borough Council outline planning permission reference
    O/COL/02/0563. The current application is for full planning permission, however,
    and not for reserved matters.

    A new school will be needed in the area to serve the proposed new residential
    estate which has the benefit of planning permission granted by Colchester
    Borough Council. The Local Plan makes provision for new primary school facilities
    to serve areas of new residential development through CBLP Policy CF7 (Primary
    and Secondary Education).

    The school would be provided in line with Essex County Council Primary Core
    Brief and Department for Education and Schools Building Bulletins and would
    incorporate community space for the benefit of the local community.

    The school grounds would satisfy several educational objectives, including the
    ability for the children to participate in the creation of habitat areas, provision of
    outdoor teaching spaces, formal and informal play areas and provision of sports
    facilities.

    The proposal site has no designation in the Local Plan and therefore the general
    development control policy DC1 applies. It is considered that the development
    would comply with CBLP Policy DC1 as discussed in the following sections.
B   DESIGN

    Essex County Council’s own urban designers feel that the design is appropriate
    for the school use. To answer Colchester Borough Council’s concerns, It is
    considered that there would be no confusion regarding where the main entrance
    is on entering the site. The main pedestrian entrance would be in line with the
    proposed new road leading up to the school building which would create a line of
    sight to the school’s main entrance. Amenity lighting is proposed to line the main
    pedestrian walkway which would further enhance the route to the entrance on
    winter mornings and evenings when it gets dark. Details regarding light spillage
    would be required to be submitted via condition in accordance with CBLP Policy
    P2 (Light Pollution).

    In response to the comments received by the Borough Council, the applicant has
    proposed glazing on the eastern elevation of the school hall to enhance the wall
    and present a more welcoming walk up to the main entrance. It would also allow
    more light into the hall and give a separate access for community use without the
    need for visitors to enter the main entrance.

    It is considered that the main entrance is appropriate for the proposed use as a
    primary school and that a more imposing entrance could have a negative impact
    on the light entering the library behind.

    CBLP Policy DC1 (Development Control) requires developments to be well
    designed with consideration of the surrounding built and natural development and
    local distinctiveness. The outer walls of the school are proposed to comprise a
    brick/clay block skin, details of which are to be agreed via a planning condition.
    The elevations are proposed to refer to Colchester’s strong links to its Roman
    heritage. A mixture of different sized clay blocks are proposed to reflect the


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proportions and horizontal banding of the Roman walls that still exist in
Colchester.

Further elements of the design are now considered:

Layout

The layout of the building has been decided by working with the topography of the
proposal site. The building is proposed as a ‘T’ shape with the main entrance
located centrally at the top of the ‘T’ facing south and parallel with the proposed
new estate road. The community facilities would be located to the west adjacent
to the car park and the administration facilities would located to the east. The
classrooms would then be located either side of a spine corridor at right angles to
the community and administration areas. The school would be orientated in such
a way so as to allow space for further expansion should the demand arise in the
future.

The Reception classroom would be located on the eastern side of the building,
away from the other classrooms. It could be accessed via its own dedicated
access off of the easternmost pedestrian access to facilitate delivery and
collection of children outside of the normal school day. It would have its own
protected play area which overlooks the school’s main hard play area to
encourage involvement with the older children.

Security

The community facilities would be positioned so that they could be accessed
whilst keeping the main teaching areas secure from public access if necessary.

Visitor access would be via the secure entrance lobby. Reception staff would have
the ability to speak to visitors through an internal window before allowing access
to the circulation area through the inner lobby door via a remote release system.
The pitched roof would extend over the main entrance to provide cover for visitors.

The proposed weld mesh fencing along the front of the school site would be
constructed from steel posts with rigid tamper resistant fasteners. This would
present a high degree of vandal resistance combined with a high level of visibility
to help keep pupils safe whilst at school.

Sustainability

Many elements of sustainable design have been incorporated into the proposed
school:

    Solar panels are proposed to be integrated into the south facing hall roof.
   The panels would be used to generate 30% of the annual energy needed to
   provide hot water for the building.

    A boiler fired by wood chips (with a gas fire in tandem) would provide the
   heating for the school. The wood is proposed to be sourced from renewable
   material in the East Anglia region.

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    Exposed concrete roof slabs are proposed to provide high thermal mass.
   The slabs would absorb internal heat gains to prevent overheating and ensure
   a stable temperature. Openable high-level windows and roof mounted
   windcatchers would provide night cooling to prepare the concrete slab for the
   next day. The windcatchers would provide passive ventilation and fresh air
   throughout the day as well. During the winter months, the windcatchers could
   be controlled to provide ventilation whilst preventing heat escaping.

    High level windows are proposed in each classroom and the spine corridor
   would include overhead rooflights to ensure maximum natural daylight and
   reduce the need for electric lighting. The external fabric canopies outside each
   classroom would provide shading and cooling whilst maintaining light levels.

    Energy efficient lighting is proposed, together with tinted solar control glass
   to the south facing windows.

    Composting collection facilities would be provided for kitchen waste

    Porous materials are proposed to be used in hard landscaped areas in
   order to reduce storm water surface runoff directly into the drainage system.

    Windows and doors would not be made from u-PVC due to its low potential
   for recycling. Timber products would be supplied from sustainable sources.

    Where possible, materials for external paving would be selected from the
   list of ‘A’ rated materials listed in the Building Research Establishment’s Green
   Guide, which aims to have low environmental impact.

    Rainwater would be recovered from the roof area and used for WC flushing
   and pupil’s taps would have self-closing devices.

The school has been pre-assessed and is predicted to receive a BREEAM rating
of ‘very good.’ The solar panels and windcatchers would have no significant
impact on the surrounding landscape and are therefore considered to be in
compliance with the requirements of CBLP Policy P6 (Renewable Energy
Schemes). The school would use the above energy conservation measures to
reduce its total energy consumption in compliance with CBLP Policy P7 (Energy
Efficiency).


Disability Access

The circulation routes around the site would not have a gradient steeper than 1 in
21 and there would be no need for ramps or handrails. One disabled parking bay
is proposed adjacent to the pedestrian access to the west of the school building.
The school playing field would be accessible via a sloping path with an alternative
stepped route.

The finished floor level of the school would be on one level due to the careful
placing of the building on the higher part of the site. Doorways and the disabled

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    WC would be accessible for people with disabilities in line with Part M of the
    Building Regulations.

    Art

    The proposed new school is a project currently running under Essex County
    Council’s ‘spirit of place’ public art common fund. It is a three year program which
    forms part of a strategy to enhance and improve the image of the County
    nationally and internationally. An artist has been commissioned with the aim of
    integrating visual arts and crafts into the architecture and grounds of the new
    school using the nearby High Woods Country Park as inspiration. This is in
    compliance with CBLP Policy L18 (Arts and Major Development) which requires
    major development to make provision for commissioning features or works of an
    artistic or craft nature.




    The design of the development is well considered and a comprehensive Design
    and Access Statement has been submitted with the application. The design is
    considered to be of a high standard and sympathetic to the character of the area.
    It is therefore considered that the proposals meet the relevant requirements of
    CBLP Policies DC1 (Development Control) and UEA11 (Design).


C   LANDSCAPE AND VISUAL IMPACT

    The car park and sports pitch would be located on the existing lower tier of the
    proposal site. The lower ground level would assist in mitigating any visual impact
    of those aspects of the development on the surrounding area.

    The building is proposed to be single storey with double height spaces in the main
    hall and community space. This slightly taller part of the building would be situated
    at the front of the site, however there would be no issues in terms of overlooking
    the proposed residential properties to the south as there are only clerestory
    windows proposed in the main hall. In addition, trees are proposed along the
    southern boundary which would help to screen the development from the road.

    There are existing trees around the boundary, particularly in the south west and
    south east corners. The most significant tree is a mature poplar which was
    proposed to be retained, however it has been agreed that it can be removed after
    safety concerns were raised by Landscape, Ecology and Trees. Several smaller
    trees are proposed to be removed but their replacement would be required to be
    agreed via a planning condition. Ornamental species have been proposed
    however native species would be required in order to increase biodiversity.

    To the south of the playing field and along the northern and eastern boundaries
    areas of informal soft play and habitat are proposed. Woodland mix planting is
    proposed along all boundaries to provide screening around the whole site and to
    provide an enclosed space for pupils enjoying outside play.



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    The protection of existing landscape features and compensatory provision for any
    loss is in compliance with CBLP Policy CO4 (Landscape Features).

D   ECOLOGICAL IMPACT

    An ecological survey report has been produced and several surveys have been
    carried out to ensure the survival of any reptiles, invertebrates and birds which
    may currently exist at the site.

    Reptiles have been captured and translocated to High Woods Country park which
    is to the east of the proposal site. This was carried out as part of a wider survey
    for the proposed residential development.

    The poplar tree would be required to be removed due to safety concerns; however
    it would be retained on site as valuable deadwood within the proposed habitat
    areas. Vegetation would not be removed during the nesting bird season (March to
    August).

    Several habitat areas are proposed as part of the development. A pond dipping
    area designed to provide damp marshland, shallow areas and open water to a
    depth of 1.2m would support wetland plants and invertebrates. Wildflower
    meadows, to be mown infrequently, would provide habitat for invertebrates, small
    birds and mammals. A copse is also proposed to incorporate a variety of habitats
    and encourage different wildlife species. These proposals would increase the
    diversity of habitats currently present on the site, which comprises tall grassland
    with trees and shrubs. Furthermore, a condition could be imposed to ensure the
    proposed habitats would be adequate to accommodate the invertebrates identified
    on site. The development would therefore consider wildlife through the integration
    and accommodation of relevant habitats into the proposal together with
    appropriate relocation prior to the commencement of development.

E   NOISE

    External hard play areas would be set back from the site boundary to reduce
    noise breakout, and classrooms are proposed to be sited towards the northern
    boundary away from proposed residential properties. The main hall would be used
    by the local community but would be ventilated by windcatchers which would
    minimise any noise spillage from this space. Therefore the noise levels during the
    construction of the school would be the main consideration for this site.

    The County Council’s noise consultants advise that contractors should comply
    with the requirements of BS 5228: 1997 ‘noise and vibration control on
    construction and open sites’ and this would be controlled through a planning
    condition. The amenities of people living nearby would not be significantly affected
    by noise from this development and it is therefore considered that the
    development complies with CBLP Policy P1 (General Pollution).

F   TRAFFIC AND HIGHWAYS

    The proposals include 14 car parking spaces. 1 of those would be allocated for
    woodchip delivery, kitchen supplies and a refuse collection bay, 1 for the head


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teacher, 1 for visitors and 1 for disabled parking.

The Essex Planning Officers Association Vehicle Parking Standards 2001 give
guidelines of 1 space per two daytime teaching staff plus waiting facilities. It is
anticipated that the school would have 8 teaching staff supported by teaching
assistants, giving an allowance of 4 parking spaces.

The Parking Standards also state that parking at primary schools should be
considered on merit. Furthermore, they are currently under review. The emerging
standards recommend 1 space per 15 pupils, which would allow 14 spaces for the
proposed 210 pupils at the New Turner Village School.

It is considered appropriate that the emerging standards are taken into
consideration for this brand new school and that the proposal would be in
compliance with CBLP Policy DC1 (Development Control) which requires the
adopted standards to be adhered to where relevant.

A Transport Assessment for the proposed residential development included the
proposed school site and has been submitted with the application. It identified
excellent walking and cycling routes in the area, in compliance with CBLP Policies
T1 (Provision for Walking) and T2 (Provision for Cycling) and found that the site is
in an excellent location for travelling by bus, with over 100 scheduled buses
passing on a typical day. Improvements to Turner Road have been agreed as part
of the residential development and do not form part of this application.

A planted mound is proposed to accommodate excavated soils in order to reduce
the amount of material removed from site and therefore reduce traffic movements
during the construction phase. Details of the mound would be required to be
submitted through a planning condition.

Colchester Cycling Campaign has raised questions about the development. The
school would be developed with 3 pedestrian access points, one of which would
also serve as a cycle entrance. These are proposed in addition to the designated
vehicular access. Pupils would not be permitted to ride bicycles once on site. In
response to the question about speed restrictions, the road to the south is not
within the application area however it has been agreed through consultation with
Colchester Borough Council and Essex County Council that it would be a
controlled zone not for pick up or set down. A cycle store is proposed to be
conveniently located in close proximity to the cyclists’ entrance in compliance with
CBLP Policy T2 (Provision for Cycling).

Further traffic analysis specific to the primary school site is likely to take place
once the catchment boundaries have been redrawn. This would update the
Transport Assessment carried out in 2003. The applicant has been informed that
a Travel Plan should be agreed and implemented once the new Head teacher is
in post in compliance with CBLP Policy T3 (Travel Plans).

The Highway Authority has no objection to the proposals.




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7.   CONCLUSION

     In conclusion it is considered that a new primary school is needed in the location
     proposed in order to serve the new residential development.

     The development would be designed to function well as primary school. It would
     incorporate many sustainable design elements and would be accessible for all.

     The site is well located for alternative means of transport but would also cater for
     car parking in line with emerging standards and the landscape, ecological and
     amenity impacts have been considered and mitigated against.

     Approval is therefore recommended.



8.   RECOMMENDATION

     That pursuant to Regulation 3 of the Town and Country Planning General
     Regulations 1992, planning permission be granted subject to the following
     conditions:

     1. The development hereby permitted shall be begun before the expiration of 3
        years from the date of this permission.

     2. The development hereby permitted shall be carried out in accordance with the
        details submitted by way of the application dated 09 December 2007, together
        with drawings numbered 0730/LL/102 Rev B (02/01/08), 0730/LL/103 Rev B
        (02/01/08), 604 100 (July 2007), 604 204 (April 2007), 604 203 (April 2007),
        604 202 (April 2007), 604 201 (April 2007), 604 103 P1 (December 2007), 604
        101 P3 (26/02/08), 604 105 P2 (26/02/08) and 604 102 P4 (05/03/08),
        Ecological Survey Report dated July 07, Reptile Translocation Report dated
        November 2007, BREEAM for Schools Design Assessment dated December
        2007, Project Design for an Archaeological Field Evaluation dated August
        2007, Design and Access Statement dated December 2007, Transport
        Assessment dated May 2003, photos entitled ‘existing and proposed fencing’
        dated 09 January 2008 and site location plan 604 103 P1 showing existing and
        proposed fencing, Entomological Survey dated March 2008, supporting
        statement dated 20 December 2007, letters dated 14 February 2008 and 27
        February 2008, emails dated 30 January 2008, 06 February 2008, 22 February
        2008, 03 March 2008, 19 March 2008 and 31 March 2008.

       Except as varied by the following conditions:

     3. No works or development shall take place beyond the installation of a damp
        proof membrane until full details, colours and materials of the external
        elevations, fabric coverings on the external play areas and roof materials to be
        used have been submitted to and approved in writing by the County Planning
        Authority and the scheme thereafter shall be implemented in accordance with
        the approved details.



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4. No works or development shall take place until a scheme for landscaping,
   paving and planting has been submitted to and approved in writing by the
   County Planning Authority. The scheme shall utilise native species and shall
   detail the areas to be hardsurfaced, mounded and planted including trees,
   shrubs and meadow grass together with the materials, contours, species,
   spacing, protection, programme for implementation and maintenance of the
   planted areas and shall be in accordance with any scheme approved under
   Condition 6. It shall include details of proposed tree pits within hardsurfaced
   areas and show protection of roots. It shall include indications of all existing
   trees and hedgerows on the site, with details of those to be retained, together
   with measures for their protection during the period of the operations. Trees
   and scrub to be removed shall be removed outside of the bird breeding season
   (March to August) and retained on site as dead wood. The scheme shall be
   implemented in accordance with the approved details. All planting shall be
   carried out within the first available planting season upon completion of
   development.

5. Any tree or shrub forming plant of a planting scheme approved in connection
   with this development that dies, is damaged, diseased or removed within the
   period of the operations or five years after completion of the operations shall be
   replaced by the applicants during the next planting season with a tree or shrub
   of species and size to be agreed with the County Planning Authority.

6. No works or development shall take place on site until a scheme for the
   protection of existing habitat and development of new habitat has been
   submitted to and approved in writing by the County Planning Authority. It shall
   detail the utilisation of existing habitats on the site where possible and
   improvements to the schematic habitat areas indicated on drawing numbers
   0730/LL/102 Rev B and 0730/LL/103 Rev B (02/01/08) to accommodate
   invertebrates. The scheme shall be implemented in accordance with the
   approved details and submitted to the school to allow for the long term
   management of the habitats.

7. No works or development shall take place beyond the installation of a damp
   proof membrane until details of the proposed internal and boundary fencing
   and school entrance gates including the four access points on the southern
   boundary for emergency, staff and maintenance access, pedestrians and
   cyclists have been submitted to and approved in writing by the County Planning
   Authority. The scheme shall be subsequently implemented in accordance with
   the approved details.

8. No works or development shall take place beyond the installation of a damp
   proof membrane on any building works until a detailed plan has been submitted
   to and approved in writing by the County Planning Authority for the erection of
   lighting on the site. The plan shall include location, height, design and external
   finish of the lighting columns to be erected.

9. No combined reception store and cycle store shall be erected until details of
   design and materials have been submitted to and approved in writing by the
   County Planning Authority, and shall be subsequently constructed in
   accordance with the approved details.


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10.   All gates shall only open inwards into the site and the main car park gates
  shall be located a minimum of 20 metres from the proposed estate road
  carriageway edge.

11.   Other than service and delivery vehicles, no vehicles shall park within the
  proposed ‘turning circle’ detailed on drawing number 0730/LL/103 Rev B
  (02/01/08).

12.   No works or development shall take place until measures to ensure no mud
  or debris is deposited on the public highway by any vehicle associated with the
  construction period have been submitted to and agreed in writing by the County
  Planning Authority. The works or development shall be implemented in
  accordance with the approved measures.

13.   No works or development shall take place until a detailed scheme to
  accommodate all surface and foul water drainage has been submitted to and
  approved in writing by the County Planning Authority. The scheme shall be
  implemented in accordance with the approved details prior to the
  commencement of development and maintained for the lifetime of operations
  on site.

14.   No works or development shall take place before 0800 hours or after 1800
  hours on any weekday or before 0800 hours or after 1330 hours on Saturdays
  or at any time on Sundays or Bank Holidays except in emergency
  circumstances.

15.   Provision shall be made to accommodate all vehicles associated with the
  development hereby permitted to park within the red line boundary indicated on
  drawing number 604 103 P1 (December 2007) during the construction period.



REASONS

1. To comply with section 91 of the Town and Country Planning Act 1990 (as
   amended).

2. For the avoidance of doubt as to the nature of the development hereby
   permitted and to ensure development is carried out in accordance with the
   approved application details and compliance with Colchester Borough Local
   Plan Policies DC1, UEA11, P1, P2, P6, P7, CF7, L18, T1, T2, T3 and CO4.

3. To minimise the visual impact on local amenity and to make a positive
   contribution to the built environment of Colchester and compliance with
   Colchester Borough Local Plan Policies DC1, P6 and UEA11.

4. To comply with Section 197 of the Town and Country Planning Act 1990, to
   improve the appearance of the site in the interest of visual amenity and
   compliance with Colchester Borough Local Plan Policies CO4 and DC1.



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5. In the interest of the amenity of the local area and to ensure the development
   is well screened and compliance with Colchester Local Plan Policies CO4 and
   DC1.

6. To ensure the protection of existing wildlife and compliance with Colchester
   Local Plan Policy DC1.

7. To ensure the development makes an acceptable impact on the local area in
   the interest of local amenity and compliance with Colchester Local Plan
   Policies UEA11 and DC1.

8. In the interest of the amenity of the local area and compliance with Colchester
   Local Plan Policies P1 and P2.

9. In the interest of the amenities of the local area and to encourage the use of
   alternative modes of transport to motor vehicles and compliance with
   Colchester Local Plan Policies UEA11, DC1 and T2.

10. In the interest of highway safety and compliance with Colchester Local Plan
    Policies DC1 and UEA11.

11. In the interest of highway safety and compliance with Colchester Local Plan
    Policies UEA11 and DC1.

12. In the interest of highway safety and compliance with Colchester Local Plan
    Policy UEA11.

13. To prevent local water courses from becoming polluted and to comply with
    Colchester Local Plan Policies DC1 and P1.

14. In the interest of the amenity of local road users and compliance with
    Colchester Local Plan Policy DC1.

15. In the interest of highway safety and compliance with Colchester Local Plan
    Policy DC1.


REASON FOR APPROVAL

Subject to the imposition of the attached conditions, the proposal is
considered acceptable having been assessed in the light of all material
considerations, including weighting against the following policies of the
development plan:

Policies DC1 (General Development Control Policy), UEA11 (Design), P1
(General Pollution), P2 (Light Pollution), P6 (Renewable Energy Schemes),
P7 (Energy Efficiency), CF7 (Primary and Secondary Education), L18 (Arts
and Major Development), T1 (Provision for Walking), T2 (Provision for
Cycling), T3 (Travel Plans) and CO4 (Landscape Features) of the Adopted
Colchester Borough Local Plan (March 2004).



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And there are no other policies or other material considerations which are
overriding or warrant the withholding of permission.

INFORMATIVE

A School Travel Plan should be drawn up in consultation with the Highway
Authority and implemented prior to beneficial occupation of the school.

DECISION

By virtue of the powers delegated to me I hereby accept and approve the
above recommendations


for Head of Environmental Planning           Date 4 April 2008




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