Conclusion Hertsdirect by alicejenny

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									HERTFORDSHIRE COUNTY COUNCIL                                          Agenda No.

DEVELOPMENT CONTROL COMMITTEE

TUESDAY 22 MAY 2012 AT 10.00 AM
                                                                          5
DISTRICT: BROXBOURNE BOROUGH COUNCIL

APPLICATION FOR:
REMOVAL OF EXISTING SINGLE MODULAR CLASSROOM AND
ERECTION OF A DOUBLE MODULAR CLASSROOM FOR A TEMPORARY
PERIOD OF 1 YEAR AT BROOKLAND INFANT & NURSERY SCHOOL,
ELM DRIVE, CHESHUNT, WALTHAM CROSS.

Report of the Director Environment and Commercial Services

Author: Kim Harding Tel: 01992 555 234

Local Member: Councillor Dave Hewitt

1        Purpose of Report

1.1      To consider planning application ref. 7/0202-12 for the removal of the
         existing single mobile classroom (approved for one year in 2011) and
         replacement of it with a double mobile classroom for a period of one
         year from September 2012. The double mobile is required because
         planning approval for permanent development at the school was only
         recently applied for and granted, and construction works are not
         scheduled for completion until 2013. This means that the new intake
         for 2012-13 will have no accommodation.

2        Summary

2.1      Planning applications to increase the size of both the infant and junior
         schools by 1.0 Form of Entry over a number of years were approved by
         the Development Control Committee in March 2012. The school is
         currently 2FE, and an increase of 1FE will mean an addition of 90
         pupils to the existing 180 (plus the 30 place nursery). The junior school
         will take the pupils from the infant school and for this reason,
         classrooms for the junior school are not required until 2014.

2.2      This mobile will replace the existing temporary modular classroom unit
         for the infant school, which was the subject of a planning application in
         2011. It will be located in the same position but rotated 90 degrees, so
         as not to impinge on the playing field.

3        Conclusion

3.1      That the Director, Environment and Commercial Services should be
         authorised to grant planning permission for the temporary double
         mobile at Brooklands Infant and Nursery school, subject to the

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         following conditions:

        1) Approval of Plans
        2) Removal of classroom
        3) Minimum Floor Levels
        4) Surface Water Disposal
        5) Construction & Demolition: Hours of working


4.       Description of the site and proposed development
4.1      The school is located within a residential area in Cheshunt. The infant
         school shares the site with the Brookland Junior School and the
         privately run Rainbow Nursery. Turnford School lies to the north of the
         schools, and adjoins the Lee Valley Regional Park - an Special
         Protection Area (SPA) and RAMSAR 1 site. The Lee Valley SPA was
         designated for its role as habitat for overwintering birds.

4.2      Recent Planning History
         Two planning applications were submitted for permanent expansion of
         the school in early 2012. These applications were resubmissions of
         applications submitted in 2011. The earlier applications were withdrawn
         in order to address significant traffic and parking objections. The
         resubmitted applications jointly provide 104 car parking spaces on site
         for staff and parents, including a parking and circulatory area.

5     Consultations

5.1      Broxbourne District Council have objected to the proposal. They object
         on the grounds that:
         (a) the proposal to expand Brooklands Primary School to three forms of
             entry is an unsustainable response to the need for additional
             classroom accommodation within the Hoddesdon and Turnford
             North Education Planning Area; and
         (b) the detailed proposals will have an unacceptable impact on the local
             and strategic road network and residents in terms of danger,
             congestion, noise and pollution.

         They request that should the application be approved, the temporary
         mobile be required to be removed by way of condition.

5.2      The County Archaeologist has no comment to make on the application.

5.3      The Environment Agency has no objection subject to the development
         being carried out in accordance with the flood risk assessment and
         conditions being imposed on minimum floor levels and submission of a
         scheme for surface water disposal.
1
  Ramsar sites are wetlands of international importance, designated under the Ramsar
Convention. The Ramsar Convention is an international agreement signed in Ramsar, Iran, in
1971, which provides for the conservation and good use of wetlands. The UK Government
ratified the Convention and designated the first Ramsar sites in 1976.

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5.4      Sport England has no objection, subject to a condition being imposed
         requiring removal of the temporary classroom following completion of
         the permanent development.

5.5      The Highways Authority has no objection to the development.

5.6      The Lee Valley Regional Park Authority have not commented on the
         application.

Neighbour Consultations

5.7      A total of 806 properties were consulted on the application. Four
         objections to the application were received. Publicity for the application
         consisted of three site notices, erected on the 26 March 2012.

5.8      The objections were all on traffic and parking grounds and are listed
         below:
             Existing parking situation along Elm Drive and Morland Way is
                poor
             Increase in cars and traffic
             Existing congestion and grid lock will be made worse
             Not enough parking spaces for parents
             Inability of emergency vehicle to access houses on road
             Lack of sightlines


6        Planning considerations
6.1      The relevant policies in the Broxbourne Local Plan Second Review
         2005 are:
             Policy SUS1 Sustainable Development Principles requires
               development to be carried out consistently with the principles of
               sustainable development and take into account the sustainability
               checklist.
             Policy CLT1 Community Open Space and Recreational Facilities
               – permission will not be granted for development that results in a
               loss of community facilities.
             Policy T3 Transport and New Development – only permits
               development where it does not cause problems such as
               congestion, a decrease in road user safety (including
               pedestrians), and parking.

6.2      The principal issues to be taken into account in determining this
         application are:

         Traffic and Transport
6.3      The Transport Assessment submitted states that during the first 3
         years the highway has capacity to cope with additional vehicles
         associated with the increase in demand. The Highways Authority does


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         not require provision to be made for staff parking from this
         development.

6.4      A significant number of objections were received on transport and
         parking grounds for the two 2012 permanent applications. Site visits by
         officers verified that the existing situation was problematic and that the
         proposed development would exacerbate this to an unacceptable level.
         The applications were revised and re-submitted with an on-site staff
         and parent parking/drop off area to alleviate any effects arising from
         this development.

6.5      Resolving existing parking problems (i.e. those existing before the
         school expansion had been initiated) is not within the remit of this or
         the two permanent applications. However, measures are being
         undertaken outside of the planning process to review the parking
         problems in the area. If parking continues to be problematic once the
         development is implemented, on street parking restrictions may be
         required. This is a separate legal process and requires a Traffic
         Regulation Order which may be initiated at any time.

6.6      The school travel plan is up to date.

         Drainage/Flood Risk
6.7      Part of the site lies within Flood Zone 2 (area at medium risk of
         flooding). The western part of the site is within Flood Zone 1 (low risk of
         flooding). There is no history of groundwater, surface water or
         sewerage infrastructure flooding on the site.

6.8      Submission of a surface water scheme is required as a condition to
         limit the amount of run-off from the undeveloped site, so that it does not
         increase the risk of flooding off-site. The floor levels of the new
         buildings will also be conditioned to be set no lower than 21.65 above
         Ordnance Datum (AOD). The FRA also states that a flood evacuation
         plan will be prepared before occupation.

         Trees and landscaping
6.9      The new building has been sited to limit the impact on existing trees
         and landscape features as far as is possible. No trees are proposed to
         be removed. Landscaping is proposed as part of the permanent
         applications.

         Neighbourhood Amenity
6.10     Neighbourhood amenity will not be detrimentally affected by the
         development, as the site is an existing school site. The classroom will
         be located well away from site boundaries

         Scale and Design
6.11     The building is a single storey, flat roofed, utilitarian design, consistent
         with the rest of the school. It has a footprint of 165m2.


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     Construction Process
6.12 The proposed expansion has been designed in such a way that it can
     be built using off-site construction techniques. The majority of the
     construction process of the building is built under factory conditions;
     this avoids on-site construction which is more susceptible to weather
     and other site related delays.

6.13     The building will be delivered to site, complete with integral structure,
         building services and with a minimal amount of site finishing required.
         This reduction in “on-site” construction time has benefits in minimising
         the disruption to schools during the construction phase, as well as
         lessening any possible dangers to school safety.

7       Non-planning considerations
7.1      It has been suggested that Wormley School could be reopened as a
         temporary measure instead of expanding the two Brookland schools.
         The reopening of Wormley School, is not the preferred option by the
         Education Authority for the following reasons -
              The Wormley School is only a 1FE site with insufficient playing
                fields and very significant highways constraints, both of which
                combine to prevent its further expansion.
              The County Council has a preference for schools of not less
                than 2FE, because larger schools are able to offer a broader
                curriculum and enhanced opportunities for staff development.
                Their larger size enables them to manage any fluctuations in
                pupil numbers more easily than smaller schools.
              Wormley School is not located in the area of greatest need and
                furthermore it would be very difficult for children from the
                Longlands area to access the Wormley school site because of
                the distance involved and the need to traverse difficult local
                roads.

8       Conclusions
8.1     The planning impacts of the temporary double classroom can be
        adequately mitigated through the provision of the on-site parking areas
        and the imposition of other conditions. It is therefore recommended that
        permission is granted for the applications subject to a range of
        conditions.

Background information used by the author in compiling this report

Planning applications reference 7/00*-12
Consultee responses
Relevant policy documents




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Appendix 1 – Draft conditions

1        Conclusion

That the Director, Environment and Commercial Services should be
authorised to grant planning permission for the temporary double mobile at
Brooklands Infant and Nursery school, subject to the following conditions:

Approval of Plans
1)    The development hereby permitted shall be carried out in accordance
      with the following approved plans:

         Infant and Nursery school
         Proposed Layout Plan                   ‘….’
         Proposed Site Plan                    ‘……’
         Proposed Elevations                    ‘…’ & ‘….’

Temporary Classroom Removal
2)   The temporary classroom shall be removed within three months of the
     first occupation of the new classroom block unless otherwise agreed in
     writing by the Local Planning Authority.

         Reason: To ensure the temporary buildings are removed from site
         within a reasonable timescale.

Floor Levels
3)     The development permitted by this planning permission shall only be
       carried out in accordance with the approved Flood Risk Assessment
       (FRA) ST2182/FRA-1107-brookland Rev 2 by Stomor dated July 2011
       and the following mitigation measures detailed within the FRA:

                   Finished floor levels are set no lower than 21.65 m above
                   Ordnance Datum (AOD).

         Reason: To reduce the risk of flooding to the proposed development
         and future occupants.

Surface Water
4)    Development shall not begin until a surface water drainage scheme for
      the site, based on sustainable drainage principles and an assessment
      of the hydrological and hydrogeological context of the development,
      has been submitted to and approved in writing by the local planning
      authority. The scheme shall subsequently be implemented in
      accordance with the approved details before the development is
      completed. The scheme shall also include details of how the scheme
      shall be maintained and managed after completion




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         Reason To prevent the increased risk of flooding, to improve and
         protect water quality, improve habitat and amenity, and ensure future
         maintenance of the surface water drainage system.

Construction & Demolition : Hours of working
5)    The permitted hours of working are:
             Monday to Friday 8am to 6pm
             Saturdays           9am to 1pm

         No working on Sundays and Bank Holidays

         Reason: In the interests of residential amenity.




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