B3 WA/2016/1433P Roberts

Committee:Meeting Date:

Erection of buildings to provide 4 new squash courts (as amplified by additional information received 28/07/2016, 15/08/2016 and 16/08/2016 and amended plans received 10/08/2016) at Cranleigh School, Horseshoe Lane, Cranleigh GU6 8QQ

Eastern Area07/09/2016

Public Notice: Was Public Notice required and posted: NoGrid Reference: E: 505465 N: 140093

Parish: CranleighWard: Cranleigh WestCase Officer: Jennifer Samuelson8 Week Expiry Date: 12/09/2016Neighbour Notification Expiry Date: 19/08/2016

RECOMMENDATION That, subject to conditions, permission be GRANTED

Introduction

The application has been brought before the Area Committee because Officers consider any permission granted should be tied by condition to WA/2016/0953 which is under consideration at the 07/09/2016 Eastern Area Committee meeting.

Location or Layout Plan

Site Description

The application site measures 472 sqm. The site is located within the north east corner of the built up area of Cranleigh School and located immediately adjacent to an existing sporting facility on land that is currently partially used for informal parking for the school.

The site is accessed from Horseshoe Lane and through the central road network of Cranleigh School.

Proposal

This application seeks permission for:- The erection of an extension to the existing sports facility to provide

four high quality squash courts and associated facilities, measuring 29m (depth) x 13m (width) x 7.1m (maximum height).

Block Plan

Existing elevations:

Existing floorplan:

Proposed elevations:

Proposed floorplan:

Relevant Planning History

WA/2016/0953 Erection of a new academic centre following demolition of part of existing squash court and other buildings (as amplified by emails

received 07/06/2016 and 18/08/2016 and ecology report

received 30/06/2016 and additional drainage information).

Pending

WA/2016/1347 Erection of a new teaching block along with alterations to existing

art block

Pending

WA/2016/0783 Erection of extensions to existing boarding house including the

provision of an additional boarding house following

demolition of existing garage and workshops and associated works (as amended by plans received

06/05/2016, 11/05/2016, 13/05/2016 and 19/05/2016 and additional information and plans

received 11/05/2016, 13/05/2016, 18/05/2016, 15/06/2016,

21/06/2016 and 07/07/2016).

Full permission

(not implemented)

14/07/2016

WA/2015/0530 Erection of a two storey classroom building and a single storey classroom building with associated services and hard standing (as clarified by email

dated 12/05/2015).

Full Permission

27/05/2015

WA/2006/1838 Erection of 2 two storey teaching blocks of approx. 4,118 square metres of floor space together with ancillary works including

wind turbines following demolition of other buildings and extensions.

Full Permission

20/10/2006

WA/2002/1006 Erection of canopies to provide a covered area.

Full Permission

17/07/2002

WA/2002/0754 Construction of an internal access road and provision of

additional parking for sports hall.

Withdrawn 05/06/2002

WA/1999/0945 Siting of a portable building for a temporary period.

Temporary Permission

14/07/1999

WA/1998/1697 Erection of a sports hall together with associated works (as

amended by letter dated 23/10/98 and plans received 27/10/98 and

amplified by letter and photograph dated 08/12/98).

Full Permission

14/12/1998

WA/1977/1012 Erection of squash courts and changing facilities

Full Permission

06/10/1977

HM/R5034 New common room and wine and beer store

Approve 01/04/1952

HM/R14456 Extension to existing common room to provide improved

kitchen, cloakroom and changing room accommodation

Approve 17/07/1964

HM/R11226 Addition of classroom block and laboratory block

Approve 21/04/1960

Planning Policy Constraints

Countryside beyond Green Belt - outside rural settlement boundary

Development Plan Policies and Proposals

Saved Policies C2, D1, D4, D5, D8, D9, CF3, LT8, M1, M2, M14 of the Waverley Borough Local Plan 2002.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) therefore remains the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Non-Strategic

Policies and Site Allocations) will follow the adoption of Part 1. The new Local Plan builds upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. On 19th July 2016 the Council approved the publication of the draft Local Plan Part 1 for its Pre-submission consultation under Regulation 19 of the Town and Country Planning (Local Planning) (England) Regulations 2012. The consultation period will commence in early August. In accordance with paragraph 216 of the NPPF, some weight can be given to the draft Plan, but the degree to which it can is determined by the stage the Plan has reached and the extent to which there are any unresolved objections to it. At present, therefore, only limited weight can be given to the Pre-submission Plan. However, this will increase as the Plan progresses through Examination and onto its adoption in 2017.

Other guidance:

National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Open Space, Sport and Recreation (PPG17) Study 2012 Statement of Community Involvement (2014 Revision) Strategic Flood Risk Assessment (2010) Council’s Parking Guidelines (2013) Vehicular and Cycle Parking Guidance (Surrey County Council 2012) Surrey Design Guide (2002) Design Statement Cranleigh

Consultations and Parish Council Comments

County Highway Authority No objection.Parish Council No objection.Sport England No objection subject to any

permission being tied by condition to application WA/2016/0953.

Forestry Commission No comment received.Environmental Health - noise No objection subject to conditions.

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” neighbour notification letters were sent on 25/07/2016.

1 letter has been received raising objection, however, this relates to a site within the centre of Cranleigh at Cranleigh Junior School, which is located adjacent to, or in the vicinity of, Dewlands Lane. The objection related to the potential future access from Dewlands Lane to the site.

Submissions in support

In support of the application the applicant has made the following points:

- Current works department are located in poor buildings which would be demolished to allow for an existing West House boarding accommodation.

- The new works department would offer improved facilities in an eco-friendly building.

- The proposed squash courts would be improved over the existing squash courts, and would allow the old courts to be developed to provide additional teaching facility.

- The proposal would not create any additional staff

Determining Issues

Principle of developmentEducation needs / requirementsProvision of sporting facilityImpact on visual amenityImpact on residential amenityHighways and parking provisionBiodiversity and compliance with Habitat Regulations 2010Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsEnvironmental Impact Regulations 2011 (as amended)Pre Commencement ConditionsWorking in a positive/proactive manner

Planning Considerations

Principle of development

The site is located within the Countryside beyond the Green Belt outside any defined settlement area. The NPPF states that, as a core planning principle the intrinsic character and beauty of the countryside shall be recognised. Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. The Government’s White Paper “The Natural Choice: securing the value of nature” published June 2011 states

that as a core objective, the planning system should take a strategic approach to guide development to the best location, to protect and improve the natural environment including our landscapes

Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. However, the accompanying text states that development within the countryside beyond the Green Belt may be acceptable, subject to the relevant policies of the Plan, providing it relates to:

c) the reasonable needs of education, infrastructure and utilities.

As such, the proposal could be acceptable, providing that the proposal complies with the relevant tests.

Educational needs / requirements

Paragraph 72 of the NPPF states that the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should:

- Give great weight to the need to create, expand or alter schools; and- Work with school promoters to identify and resolve key planning issues

before applications are submitted.

Policy CF3 of the Local Plan states that proposals for new education establishments or extensions and adaptions to existing establishments and associated facilities will be permitted provided that:

a) The development would not materially detract from the character and appearance of the establishment itself or the area in general; and

b) The existing level of residential amenity from factors such as excessive noise, overlooking or traffic congestion is not adversely affected where relevant; and

c) All other relevant Plan policies are complied with, particularly those relating to vehicular access, car parking, traffic movements, accessibility to public transport and those concerning developments within the Green Belt and the Countryside beyond it; and

d) A satisfactory Transport Plan relating to the development is submitted, if required.

The proposed building would provide four squash courts and a workshop building, to replace the existing squash courts and workshops subject to demolition or conversion under WA/2016/0953.

The above criteria are considered below under the relevant headings.

Provision of sporting facility

Policy LT8 states that new sports ground will be permitted provided that:

a) Their provision and use, including artificial lighting, would not detract from the character and amenities of the area;

b) Access and parking can be provided to a satisfactory standard without prejudicing highway safety; and

c) Any new buildings should comply with other policies in the Plan.

The proposed squash courts would replace four existing squash courts which are proposed for conversion into teaching accommodation. The squash courts would be internal, with no external lighting required, and would be located directly adjacent to, and subservient to, an existing sports facility. Officers therefore consider the proposal would comply with criterion a).

Criterion b) is discussed below under ‘Impact on highways and parking provision’.

The proposed squash courts would replace existing squash courts, which are subject to conversion to teaching facilities under application reference WA/2016/0953. Officers consider that, in order to ensure that the new and improved squash courts would be provided following conversion of the existing courts, the two applications be tied by condition.

Impact on visual amenity

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

Officers consider the overall form, design and scale of the proposal would be acceptable. The proposed form would be appropriate for the intended use. The proposed design of the building would be subservient to the adjacent

sports facility, and whilst it would project to the rear of the existing building line, it would be read in the context of the school complex and therefore Officers consider it would not cause harm tot eh visual amenities of the area.

The proposed squash court building would be constructed in materials to match that of the existing adjacent sports facilities, as stated within the email received 16/08/2016. This would consist of red brick and larch panels on the walls and light grey roof sheets. Officers consider these materials would be appropriate.

As such, the proposal would comply with Policies D1 and D4 of the Local Plan 2002.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

Given that the proposal is located within the complex of Cranleigh School, and the separation distance between the proposed buildings and neighbouring residential dwellings, Officers consider the proposal would not cause harm to the neighbouring residential amenities by way of overshadowing, loss of light, overbearing impact or overlooking.

The Environmental Health Officer has been consulted on this application, with regards to noise. Officers consider that subject to the agreement of a Construction Environment Management Plan by condition, the proposal would not cause harm to the amenities of residential occupiers sited adjacent to or in close proximity to the access road.

As such, Officers consider the proposal would comply with Policies D1 and D4 of the Local Plan 2002.

Highways and parking provision

The NPPF outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. In considering developments that generate significant amounts of movements, Local Authorities should seek to

ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limits the significant impact of the development.

The NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Development proposals should comply with the appropriate guidance as set out within these documents.

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a severe impact on the safety and operation of the adjoining public highway. However, given the site would be accessed from Horseshoe Lane, a residential road, Officers consider it would be appropriate to impose a Construction Transport Management Plan condition on any permission granted.

The applicant has confirmed that the proposal would result in the loss of 6 informal parking spaces. The Senior School site has a total of 130 formal parking spaces. Officers consider that given the total number of parking spaces, it would be unlikely that the loss of 6 informal spaces would result in a shortage of parking within the site.

As such, the proposal would comply with Policies M2 and M14 of the Local Plan 2002.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland or water, and is not an agricultural building or barn. Having regard to this, and the completed biodiversity checklist, it is considered that a biodiversity survey is not required in this instance. However, an informative should be added to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works.

Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications

There are no implications for this application.

Environmental Impact Regulations 2011 (as amended)

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 (as amended) or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-commencement condition. This is in addition to giving the full reason for the condition being imposed.

“Pre commencement condition” means a condition imposed on the grant of permission which must be complied with: before any building/ other operation/ or use of the land comprised in the development is begun.

Where pre commencement conditions are justified, these are provided with an appropriate reason for the condition.

Development Management Procedure Order 2015 - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

- Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

- Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered;

- Have suggested and accepted additions to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

- Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

The proposed squash court building would not cause harm to the visual or residential amenities of the area. Given the overall number of parking spaces within the wider site of Cranleigh Senior School, Officers consider that the loss of 6 informal parking spaces would not result in a shortage of parking within the site. Further, the proposal would be unlikely to result in any additional traffic given the purposes for use by the school.

The proposed squash court building would replace an existing squash court building which is subject to conversion and extension into an academic teaching facility under a separate application, WA/2016/0953. Officers consider that it would be appropriate to tie this current application with that of WA/2016/0953, to ensure that there would not be a loss of sporting facility, in accordance with Policy LT8 and the comments received by Sport England.

Overall, Officers consider the proposal would accord with Policies CF3 and C2 of the Local Plan 2002 and that there would be no adverse impacts that would outweigh the benefits, when assessed against the NPPF taken as a whole.

Recommendation

That permission be GRANTED subject to the following conditions:

1. ConditionThe plan numbers to which this permission relates are 1001P2; 1002P; 3000P; 3010P. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall

take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. ConditionNo variation of the type and colour of the external materials to be used in the construction of the development as shown in the Design and Access Statement and emails dated 16/08/2016 shall be made without the prior written consent of the Local Planning Authority.

ReasonIn the interests of the visual amenities of the area in accordance with Policies D1, D4, CF3 and C2 of the Waverley Borough Local Plan 2002.

3. ConditionNo development shall commence until a Construction Environment and Transport Management Plan, to include details of:(a) parking for vehicles of site personnel, operatives and visitors(b) loading and unloading of plant and materials(c) storage of plant and materials(d) indicative programme for carrying out of the works (including measures for traffic management)(e) vehicle routing(f) measures to prevent the deposit of materials on the highway(g) hours of HGV movements to take account of school start and finish times(h) on-site turning for construction vehicles(i) The arrangements for public consultation and liaison during the construction works(j) Measures to minimise the noise (including vibration) generated by the demolition and construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and the use of noise mitigation barrier(s)(k) Details of any floodlighting, including location, height ,type and direction of light sources and intensity of illumination(l) A scheme for the recycling / disposing of waste resulting from demolition and construction works

(m) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate(n) wheel washing facilities(o) measures to control the emission of dust and dirt during construction(p) hours and days of construction

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

ReasonIn order that the development should not prejudice highway safety, nor cause inconvenience to other highway users in accordance with Policy M2 of the Local Plan 2002 and in the interests of the amenities of the area in accordance with Policies D1 and D4 of the Local Plan 2002. This is a pre commencement condition because it relates to the construction process.

4. ConditionThe development hereby permitted shall be completed within 6 months of first occupation of the building permitted under WA/2016/0953.

ReasonIn order to protect the provision of sporting facilities, in accordance with Policy LT8 of the Local Plan 2002.

Informatives

1. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.