Agenda item

Erection of a new two storey primary school building in the grounds of existing school and adjacent playing fields with associated car parking access, landscaping and highway works. [Skelton, Rawcliffe and Clifton Without Ward][Site Visit]

Members considered a major full application, submitted by Learning, Culture and Children’s Services, for the erection of a new two storey primary school building in the grounds of the existing school and adjacent playing fields with associated car parking access, landscaping and highway works.

 

Officers provided updated information at the meeting (full details of which are attached to the agenda for this item) relating to the following:

• Amended Condition 2, 11, 12, 18, 27 and 37;
• Additional Condition in relation to the drainage proposals and the deletion of Conditions 29, 31 and 32;
• To overcome residents concerns trees had been removed from the landscaping scheme within the car park area;
• Environmental Protection had now raised no objections in relation to traffic levels following receipt of additional information;
• Two additional Conditions requested by Sport England;
• Additional Condition requiring details of outside play areas and equipment being submitted and approved by the Local Planning Authority.

 

The Head Teacher, Rawcliffe Infant Federated with Clifton without Schools outlined the background to the merger of the two schools, which were at present on two different sites. He confirmed that the existing buildings were no longer appropriate for the 21st century curriculum and that moving children from one site to another at age 7 years had a negative impact on their development. Difficulties also existed for parents with children at two sites he therefore urged members to support the scheme, which would provide a modern learning environment for pupils in the area.

 

Councillor Waudby outlined the history of the proposals which she was now pleased to see at the planning stage. She referred to concerns raised regarding traffic issues, the existing caretakers bungalow, construction traffic and requested that residents were be kept informed at each stage of the development.

 

Members questioned various aspects of the scheme including:

·        Work undertaken with parents to promote the use of the park and stride scheme;

·        Amendments to wording of Conditions 17, 22 and 37;

·        Measures to be put in place in respect of public access to the site;

·        Concern that the pitch of the flat roofed buildings should be sufficient to avoid ponding or future water penetration;

·        Need for bollards to protect verges adjacent to the school entrance.

 

The Head Teacher confirmed that the promotion of the park and stride scheme had been undertaken by parent education through their children. He stated Year 6 pupils, under supervision, acted, as parking wardens and that site access would be controlled by the site manager.

 

Members referred to problems related to the present split school site and to the need to provide modern school facilities. The main issue appeared to relate to highways but they felt that these could be alleviated by the proposed mitigation measures.

 

RESOLVED:             That the application be approved subject to the conditions listed in the report and the following amended and additional conditions:

Amended Conditions:

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

 

Site plan existing               618126/SD/AP/001                      

Site plan proposed               618126/SD/AP/002                      

Ground floor plan               618126/SD/AP/003                      

First floor plan               618126/SD/AP/004                      

Roof plan                       618126/SD/AP/005                      

Elevations 1                  618126/SD/AP/006                      

Elevations 2                  618126/SD/AP/007                      

Elevations 3                  618126/SD/AP/008                      

Elevations 4                  618126/SD/AP/009                      

Cross section               618126/SD/AP/010                      

Energy centre GA               618126/SD/AP/011B                   

3D images                    618126/SD/AP/012                      

Drainage site plan               618126/SD/DC/100                      

Building drainage               618126/SD/DC/101             A       

Fences and gates plan               618126/SD/AS/141             A       

 

Site location plan                                              0962/001      

Location plan                                                      0962/100      

Proposed highway improvements                            0962/113A    

3D view 14                                                       

3D view 17                                                       

Design and access statement                                

                                                                  

Existing trees on site                       2111/1  

Tree protection                                          2111/2  

Site levels                                                         2111/8  

Detailed landscape proposals                      2111/9G        

Terrace details                                       2111/11

Schedule works foundation play area               2111-sw-fplay        

Tree works                                                        2111-sw-tree

Flood Risk Assessment                                                     

Transport Assessment

 

11           The development hereby approved shall not come into use until a park and stride scheme from Rawcliffe recreation ground to the new school site, the principles of which are detailed within the transport assessment and travel plan, has been implemented to the satisfaction of the Local Planning Authority.

 

 

12           The development hereby approved shall not commence until a package of Traffic Regulation Orders, which seek to manage on-street parking in the vicinity of the school site, to be promoted by the Education Authority in consultation with the Highway Authority have been submitted to and agreed in writing by the Local Planning Authority.

 

18               Prior to the commencement of the development or within such longer period as may be agreed in writing by the Local Planning Authority prior to commencement a management plan for the future management, maintenance and review of the playing fields has been submitted to and approved in writing by the Local Planning Authority after consultation with Sport England.  The management plan shall include, but not be limited to, providing details of the review of any playing pitch model or strategy that should it identify a need for current senior pitches in the locality and no other sites be forthcoming provision for the fence shown on approved plan 618126/SD/AP/002 to be removed and that land used flexibly for this purpose.

 

27           All demolition and construction works and ancillary operations, including deliveries to and despatch from the site shall be confined to the following hours:

 

               Monday to Friday                 08.00 to 18.00

               Saturday                                09.00 to 13.00

               Not at all on Sundays and Bank Holidays.

 

31           The development permitted by this planning permission shall only be carried out in accordance with the approved revised Flood Risk Assessment (FRA) by Atkins dated 18 March 2010 and the following mitigation measures detailed within the FRA:

1. A Sustainable Drainage System will be used to attenuate surface water run off from the site.  A flow control device will restrict surface water run-off rates from the swales to 22.7 l/s for the entire site.

 

2. Provision of a Flood Warning and Evacuation Plan to be submitted to and approved by Emergency Planners at the Local Authority. When it is available the School should be signed up to the Agency's Flood Warning service for this area.

 

3. Finished floor levels will be set no lower than 12.050m above Ordnance Datum (AOD).

 

New Conditions:

29             The Development hereby approved shall not begin until details of the surface water drainage works have been submitted to and approved in writing by the Local Planning Authority; thereafter the development shall be carried out in accordance with the approved details before the development is first occupied.

 

1.      Calculations and invert levels of the existing surface water system together with details of calculations and invert levels of the proposals for the new development.

 

2.      A topographical survey showing the existing and proposed ground and finished floor levels to ordnance datum, to ensure that there will not be any detriment to the drainage of existing properties. The development should not be raised above the level of the adjacent land, to prevent runoff from the site affecting nearby properties.

 

3.      Existing and proposed surfacing.

 

4. Details of run off rates including calculations of both the existing and proposed rates.

 

5. Surface water run-off from the development shall be attenuated to 70% of the existing rate, in accordance with a scheme to reduce run off to be submitted to and agreed in writing by the Local Planning Authority (based on 140 l/s/ha of connected impermeable areas). If connection. The scheme submitted shall include storage volume calculations, using computer modelling, allowing for a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run-off from the site in a 1:100 year storm. Proposed areas within the model shall also include an additional 20% allowance for climate change. The modelling shall use a range of storm durations, with both summer and winter profiles, to find the worst-case volume required.

 

6. Details of future management / maintenance of the proposed drainage system.

 

7. Details of the temporary additional attenuation to accommodate surface run-off from the site in a 1:100 year storm (but without the 20% for climate change) during the construction phase.

 

36           Prior to commencement of the development a scheme to protect and ensure the continuity of the national curriculum for sport shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England.  The scheme shall ensure that facilities remain at least as accessible and at least equivalent in terms of size, usefulness, attractiveness and quality and include a timetable for implementation.  The approved scheme shall be complied with in full throughout the carrying out of the development.

 

37           Prior to the commencement of development details for the phasing of development, including the provision of the sportsfacilities shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England.  The development shall be carried out in accordance with the approved details.

 

 

38           Prior to the commencement of the development or within such longer period as may be agreed in writing prior to commencement details of external play areas and play equipment shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved scheme.

 

REASON:                  In the opinion of the Local Planning Authority the proposal, subject to the conditions listed in the report, would not cause undue harm to interests of acknowledged importance, with particular reference to:-

- Principle of the proposal

- Design and landscape considerations

- Traffic, highways and access issues

- Impact on Residential amenity

- Playing field provision and community use

- Drainage/Flood Risk

- Sustainability

- Crime prevention

- Biodiversity

As such the proposal complies with Policies GP1, GP3, GP4a, GP9, GP11 ED1, ED11 of the City of York Development Control Local Plan.