Agenda item

To consider the report of the Service Lead City Development.

 

The Service Lead City Development presented the application for the construction of a two storey primary school with a nursery and associated play areas, sports pitch and parking.

 

The Service Lead City Development advised that the application had been deferred at the previous meeting following Members’ concerns about access. Some further information seeking to allay these concerns had been submitted within the update report together with a representation from the Department of Education which reminded Members that the NPPF gave great weight to the need to create schools. Notwithstanding the concerns regarding access, Members were advised that:-

 

1)         the site was allocated in the Core Strategy specifically for a school. This had been deemed by Members to be the best location within the urban extension for a school;

2)         the Committee had previously approved a much larger school, on the same site without any drop-off; and

3)         there was no objection from the Highway Authority and the school access road had been designed and part constructed. The access had also been subject to a successful Road Safety Audit for the larger school.

 

The Service Lead City Development stated that the National Planning Policy Framework required that Local Planning Authorities approve development proposals that accord with the development plan without delay unless there was significant harm to be evidenced. It was noted that the school travel plan provided a mechanism for the continuous review of the access strategy.

 

The Assistant Service Lead City Development advised that the playing field would be grassed and that discussions were on-going regarding dual usage.

 

Councillor Wood, having given notice under Standing Order No. 44, spoke on the item. He raised the following points:-

 

·         the development provides welcome additional infrastructure to the area where there has been huge housing provision;

·         the school will relieve pressure on the existing Pinhoe Primary School;

·         the Monkerton Master Plan is some five years old and therefore the data is not up to date;

·         parking by parents dropping off and collecting children is a great concern as some tend to arrive an hour early in the afternoons resulting in congestion; and

·         urge the County Council to quickly adopt the road to facilitate enforcement and effective management by the school itself.

 

Councillor Oliver, having given notice under Standing Order No. 44, spoke on the item. She raised the following points:-

 

·         welcome new school provision which is a badly needed facility in a rapidly growing urban area;

·         walking distance for many children from the new estates will be some 30/40 minutes and it is likely therefore that they will be delivered and collected by their parents in cars. As well as ensuring their child’s safety there will also be a health rationale because of pollution concerns from increased traffic. Anticipate that 80% of children will arrive by cars; and

·         the school should introduce communal transport provision for pupils.

 

Kate Jago spoke against the application. She raised the following points:-

 

·         speaking as elected Chair of Pinhoe Village Community Action Group;

·         excessive scale of local development in Pinhoe, specifically regarding impact of intensified traffic flow across the centre of the village where this site is located;

·         significant community concerns in respect of density of traffic, congestion, environmental issues and need for strategic vision to protect all members of community;

·         note objection from the Civic Society;

·         the Pinhoe community supports Exeter City Council's aim to be carbon neutral by 2030 and calls for integrated strategic thinking to be applied at this critical stage

·         cannot support application and call for further stakeholder consultation.

 

Rory McHugh spoke in support of the application. He raised the following points:-

 

·         representing Hydrock, the transport consultants;

·         previous comments of the Committee have been taken very seriously. At its existing site, the Trust operates a sustainable school, with measures such as a dedicated minibus, and staff who monitor and manage travel and parking. The same approach would carry-over to Monkerton;

·         a Travel Plan with 43 separate initiatives and measures produced to be monitored by Exeter City Council and Devon County Council;

·         direct engagement with Ward Members and the local community will take place with a new infrastructure for walking or cycling to school, greater communication with pupils and parents and strategies to manage the movement of large vehicles outside of peak times;.

·         school committed to delivering the Travel Plan to place the school at the heart of Monkerton and create a sustainable community well served by existing and future walking, cycling and public transport links;

·         car trips to the school by staff and by parents dropping-off or picking-up will be minimised due to the local catchment and sustainable links. Staff parking space will be provided on-site, and the school access road was designed and Road Safety Audited by Devon County Council in order to accommodate a larger school than is now proposed;

·         the outline planning consent for a larger school on the site included no on-site drop-off or pick-up facilities; however, the plans include eight spaces, turning-over regularly at peak times, monitored and controlled by school staff at the beginning and end of the day. This is in addition to the ability of the access and surrounding estate roads to accommodate parking;

·         the number of trips to the site by all modes of transport have been assessed, based on patterns of travel at other Exeter schools. Using local and national data, Hydrock, WSP and Devon County Council have concluded that traffic capacity will not be an issue for the current proposals, or for the larger school which was previously permitted; and

·         hope that the additional information provided now demonstrates that this school site, identified in policy and supported by access designs undertaken by the County Council, will operate safely and sustainably.

 

He responded as follows to Members’ queries:-

 

·         the school operates a minibus for school travel trips but not for picking up and dropping off pupils. However, a robust travel assessment indicates that traffic congestion will not be an issue; and

·         will be engagement with Members and the community on bio-diversity issues.

 

Members reiterated concerns expressed regarding potential traffic congestion along the access road and possible tailbacks from the school to Cumberland Way and for the need for the County Council to quickly adopt highways around the site and ensure robust enforcement of unmaintained policy.

 

The School represented a key piece of infrastructure required to support the Monkerton urban extension. Given this, it was important for the School to be built and opened as soon as possible.

 

The recommendation was for approval, subject to the conditions as set out in the report.

 

The recommendation was moved and seconded.

 

RESOLVED that, subject to the satisfactory resolution of items relating to SUDS, landscaping and noise, the Service Lead City Development, subject to prior consultation with the Chair of this Committee, be authorised to APPROVE planning permission for the construction of a two storey primary school with a nursey and associated play areas, sports pitch and parking, subject to the following conditions:-

 

1)         The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

Reason: To ensure compliance with sections 91 and 92 of the Town and Country Planning Act 1990.

 

2)         The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on 29 July 2019 (Written Scheme of Archaeological Work), 24 July 2019 (Construction Phase Plan – Incorporating Health, Safety, Quality and Environment), 12 July 2019 (dwg. nos. FS0622-HYD-00-ZZ-DR-C-7010 Rev. P03, FS0622-SBA-00-XX-DR-A-0010 Rev. P4,  FS0622-SBA-00-XX-DR-A-1002 Rev. P3, FS0622-SBA-00-XX-DR-A-1003 Rev. P3, FS0622-HYD-00-ZZ-DR-C-7200 Rev. P07 and 1353-01 Rev. F and Design and Access Statement), 14 June 2019 (dwg. nos. FS0622-SBA-00-XX-DR-A-0008 Rev. P2, FS0622-SBA-00-XX-DR-A-1006 Rev. P3, FS0622-HYD-00-XX-DR-E-8500 Rev. P07 and FS0622-HYD-00-XX-DR-E-8501 Rev. P04 and cladding materials Reynobond Reynolux Sample 2423G/18 in copper patina and Tata Steel Colorcoat Prisma in Anthracite), 7 June 2019 (Air Quality Assessment and Arboricultural Impact Assessment), 26 April 2019 (dwg. no. FS0622-HYD-00-XX-DR-C-7400 Rev. P04 and FS0622-SBA-00-XX-DR-A-0026 Rev. P1, Logistics Plan and Phase 2a Preliminary Ground Investigation) and 25 February 2019 (Site Waste Management Plan) as modified by other conditions of this consent.

Reason: In order to ensure compliance with the approved details.

 

3)         Prior to their use on site, samples of the bricks and any paving materials shall first be submitted to, and approved by, the Local Planning Authority. The proposed cladding materials have already been submitted and approved as part of this consent. If a subsequent change is required, samples of alternative cladding must first be submitted to, and approved by, the Local Planning Authority. The approved materials must thereafter be used in the construction of the development. 

Reason: To ensure the materials are of a quality that is not harmful to the character and appearance of the area.

 

4)         A detailed scheme for landscaping, including the planting of trees and or shrubs, the use of surface materials and boundary screen walls and fences shall be submitted to the Local Planning Authority and the building shall not be occupied until the Local Planning Authority have approved a scheme; such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and any earthworks required together with the timing of the implementation of the scheme.  The landscaping shall thereafter be implemented in accordance with the approved scheme in accordance with the agreed programme.

Reason: To ensure the landscaping scheme provides a positive setting for the school building, enhances the character and appearance of the area and mitigates the impact of the development on biodiversity.

 

5)         In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to become established and to prosper for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced with such live specimens of such species of such size and in such number as may be approved by the Local Planning Authority.

Reason: To ensure the landscaping scheme provides a positive setting for the school building, enhances the character and appearance of the area and mitigates the impact of the development on biodiversity.

 

6)         Pre-commencement condition: No materials shall be brought onto the site, or any development commenced, until the developer has erected tree protective fencing around all trees or shrubs to be retained, in accordance with the Arboricultural Impact Assessment received on 7 June 2019 and the Landscape Strategy (dwg. no. 1353-01 Rev. F) received on 12 July 2019. The developer shall maintain such fences to the satisfaction of the Local Planning Authority until all development the subject of this permission is completed. The level of the land within the fenced areas shall not be altered without the prior written consent of the Local Planning Authority. No materials shall be stored within the fenced area, nor shall trenches for service runs or any other excavations take place within the fenced area except by written permission of the Local Planning Authority. Where such permission is granted, soil shall be removed manually, without powered equipment.

Reason for pre-commencement condition: To ensure the protection of the trees during the construction phase of the development.

 

7)         Unless otherwise agreed by the Local Planning Authority, the building hereby approved must achieve a level of sustainability that is equivalent to BREEAM excellent and shall be constructed in accordance with the commitments made in the submitted Sustainability Statement and BREEAM Pre-Assessment Report (received on 7 June 2019).  A post-completion report shall be submitted to the Local Planning Authority, within three months of completion of the scheme, setting out how the development has met the minimum standards required by this condition.

Reason:  In the interests of delivering sustainable development. 

 

8)         The habitable building comprised in the development hereby approved shall be constructed in accordance with the CIBSE Heat Networks Code of Practice so that the fixed internal systems for space and water heating are capable of being connected to the local energy network. Prior to occupation of the building, the necessary on-site infrastructure (including pipework, plant and machinery) for connection of the building's internal systems to the network shall have been put in place in a manner agreed in writing by the Local Planning Authority.

Reason: To ensure that the proposal complies with Policy CP13 of the Council's adopted Core Strategy and paragraph 153 of the National Planning Policy Framework and in the interests of delivering sustainable development.

 

9)         No site machinery or plant shall be operated, no process shall be carried out and no demolition or construction related deliveries received or dispatched from the site except between the hours of 8am to 6pm Monday to Friday, 8am to 1pm Saturday and at no time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of the locality, especially for people living and/or working nearby.

 

10)       If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted to, and obtained written approval from, the Local Planning Authority for an amended investigation and risk assessment and, where necessary, a remediation strategy and verification plan detailing how this unsuspected contamination shall be dealt with.

Following completion of measures identified in the approved remediation strategy and verification plan and prior to occupation of any part of the permitted development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority.

Reason: No site investigation can completely characterise a site. This condition is required to ensure that any unexpected contamination that is uncovered during remediation or other site works is dealt with appropriately.

 

11)       Before occupation of the development, a scheme for the installation of equipment to control the emission of fumes and smell from the premises shall be submitted to, and approved in writing by, the Local Planning Authority. The approved scheme shall be implemented in full and maintained thereafter.

Noise from mechanical building services plant should not exceed a rating noise level (measured in accordance with BS4142:2014) of 36dB at 1m from any noise sensitive receptor.

Reason: In the interests of amenity and to ensure that noise does not have an unacceptable impact on any neighbouring noise-sensitive development.

 

12)       No part of the development hereby approved shall be brought into its intended use until the vehicular access, vehicular spaces and turning area as indicated on the Proposed Site Plan (dwg. no. FS0622-SBA-00-XX-DR-A-0010 received on 12 July 2019)have been provided and maintained in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority and retained for that purpose at all times.

Reason: To provide a safe and suitable access, in accordance with Paragraph 108 of the National Planning Policy Framework.

 

13)       No part of the development hereby approved shall be brought into its intended use until the 3m width path from Hollow Lane running down the eastern side of the site, the cycle storage facilities and visibility splays with Hollow Lane (details of which shall first be submitted to and approved by the Local Planning Authority) have been provided and made available for use. Thereafter, these items shall be maintained for these purposes at all times.

Reason: To provide adequate facilities to promote the use of sustainable modes.

 

14)       The School Travel Plan, received on 7 June 2019, shall be implemented in accordance with the submission hereby approved and reviewed on an annual basis.  Any amendments identified in the annual review shall be submitted to, and agreed in writing by, the Planning Authority and shall thereafter form part of the approved plan. 

Reason: To promote the use of sustainable transport modes, in accordance with paragraph 111 of the National Planning Policy Framework.

 

15)       Unless otherwise agreed with the Local Planning Authority, the development shall be undertaken in line with the Recommendations of the approved Ecological Assessment received on 7 June 2019.

Reason: In the interests of protecting and enhancing biodiversity on the site.

 

16)       Prior to installation on site, details of any external lighting and enclosure for the sub-station shall be submitted to, and approved by, the Local Planning Authority. The development shall thereafter be carried out in accordance with these approved details.

Reason: In the interests of biodiversity and the overall design quality of the development.

 

17)       The biodiversity enhancements on the site shall include amphibian refuges/hibernacula. Details of these shall first be submitted to, and approved by, the Local Planning Authority. The refuges/hibernacula shall thereafter be installed in accordance with these approved details as part of the implementation of the wider landscaping scheme approved by this permission.

Reason: In the interests of biodiversity and the overall design quality of the development.