Hillcrest School TN35 5DN · Plus programme – a collaboration with a company run by Ninestiles...

Planning Statement East Sussex County Council

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Hillcrest School Rye Road Hastings East Sussex TN35 5DN

East Sussex County Council

Planning Statement Revision D

Application for the demolition of existing Hillcrest School

(excluding the Sports Centre) and construction of two

storey Academy Complex (Class D1), including dining hall,

performance areas, and adaptable teaching spaces,

extension to sports hall, along with a floodlit all weather

pitch, associated car and cycle parking, and new vehicular

and pedestrian accesses.

November 2010


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CONTENTS SECTION 1 – Introduction...................................................................................................... 3

The Application................................................................................................... 3 Hastings Academy .............................................................................................. 3 Scope and Structure of the Planning Statement ................................................ 4

SECTION 2 ‐EDUCATIONAL NEED .......................................................................................... 5 SECTION 3 ‐THE APPLICATION SITE AND SURROUNDING AREA ........................................... 8 SECTION 4 ‐APPLICATION PROPOSALS .................................................................................. 9

Layout and Design ............................................................................................ 10 Phasing and Construction................................................................................. 12

SECTION 5 ‐ TENDER PROCESS ............................................................................................ 13 Pre‐Application Consultation............................................................................ 13

SECTION 6 ‐PLANNING POLICY ............................................................................................ 14 National Policy .................................................................................................. 14 Development Plan ............................................................................................ 14 The South East Plan .......................................................................................... 15 Local Plan.......................................................................................................... 15 Transport .......................................................................................................... 15 Energy, Water Pollution and Waste ................................................................. 16 Design, safety and the quality of development................................................ 17 Community facilities ......................................................................................... 17 Nature Conservation and the Countryside....................................................... 18

SECTION 7 ‐PLANNING CONSIDERATIONS........................................................................... 19 Design ............................................................................................................... 19 Visual Impact .................................................................................................... 19 Landscaping ...................................................................................................... 19 Lighting ............................................................................................................. 19 Access for All..................................................................................................... 19 Sustainability .................................................................................................... 20 Traffic Generation, Access and Parking ............................................................ 20 Flood Risk and Drainage ................................................................................... 21 Plant and Machinery......................................................................................... 21 Construction Management............................................................................... 21 Consultation and Community Involvement...................................................... 22

SECTION 8 ‐SUMMARY AND CONCLUSION ......................................................................... 23


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SECTION 1 – Introduction

The Application

1.1 This Planning Statement has been prepared in support of a full planning application submitted by East Sussex County Council Children’s Services Authority for:

Application for the demolition of existing Hillcrest School (excluding the Sports

Centre) and construction of two storey Academy Complex (Class D1), including

dining hall, performance areas, and adaptable teaching spaces, extension to sports

hall, along with a floodlit all weather pitch, associated car and cycle parking, and

new vehicular and pedestrian accesses.

1.2 Kier Regional has been chosen by East Sussex County Council Children's Services Authority (the Council) as the preferred contractor for the construction of The

Hastings Academy following a competitive tender process.

1.3 As a planning application is being submitted, a Screening Opinion has been sought from the Council to consider whether or not the proposals would require an

Environmental Impact Assessment (EIA). Confirmation has been received from East

Sussex County Council that an EIA is not required.

Hastings Academy

It is proposed to create an Academy offering the highest standards of education in place of

Hillcrest School. The Academy will build upon the recent progress already made in

education standards at the School, particularly through the implementation of the Ninestiles

Plus programme – a collaboration with a company run by Ninestiles School which was

designed to significantly raise standards and pupil attainment.

1.4 Academies are free, government‐funded schools that provide a fresh approach to

learning in state‐of‐the‐art buildings to raise standards of achievement among all

students whatever their abilities.

1.5 Each Academy is individual and develops to reflect local needs. They each have a sponsor who provides vision, leadership and expertise to enrich the experience of all

the students. The sponsor invests money in an endowment fund to provide financial

support for additional activities at the Academy. The Hastings Academy is jointly

sponsored by the following parties: ‐


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1. The University of Brighton (Lead sponsor) 2. East Sussex County Council (co‐sponsor) 3. British Telecom (co‐sponsor)

1.6 Each Academy has at least one specialism. Hastings will have two specialisms – English and Information Communications Technology.

Scope and Structure of the Planning Statement

1.7 The proposal is promoted having regard to national planning policy guidance as set out in the relevant PPGs and PPSs; the relevant polices of the Development Plan and

associated supplementary guidance.

1.8 The statement comprises eight sections: ‐

• Section 2 identifies the educational need. • Section 3 describes the site and surrounding area • Section 4 describes the planning history and the competitive tender process. • Section 5 reviews all relevant planning policy in relation to the proposal. • Section 6 identifies and addresses the principal planning considerations of

relevance to the planning application and demonstrates that the proposed

development accords with policy at all levels.

• Section 7 provides a summary of the proposal and concludes that it is entirely acceptable and should be granted planning permission.

1.9 In addition to this statement (Document 1), the application is supported by the

following documents and drawings:

• A Design and Access Statement prepared by Feilden Clegg Bradley and Edco

(Document 2);

• A Transport Assessment prepared by WSP (Document 3)

• Construction Environmental Management Statement and SMART Waste Plan

including Construction Methodology, prepared by Kier Regional (Document 4)

• Sustainability Report (incorporating a BREEAM pre‐assessment, Sustainable

Technologies Assessment and Environmental Design Review) prepared by WSP

(Document 5)

• Ecology Assessment prepared by ECUS (Document 6)

• Drainage Strategy and Flood Risk Statement prepared by WSP (Document 7)

• Statement of Community Involvement prepared by Feilden Clegg Bradley Studios

(Document 8)


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• External Lighting Design prepared by WSP (Document 9)

• Acoustics Report prepared by WSP Acoustics (Document 10)

• Archaeological desk‐based assessment by ASE (Document 11)

• Phase 1 Desk Study (geotechnical and preliminary contamination risk assessment) by

Ashdown Site Investigation Ltd. (Document 12)

• Application drawings prepared by Feilden Clegg Bradley Design and EDCO.

SECTION 2 ‐EDUCATIONAL NEED

2.1 Hillcrest School was built and completed in 1953, where it opened as a girls

secondary school. At this time the school campus was made up of what is now called

B‐Block and the sports fields. With the closure of the boys school in Priory Road in

the late seventies, Hillcrest accepted both male and female students. The A‐Block

was built circa 1970 with the later additions of the Languages Block, Art Extension

and the Sports Centre. A detailed conditional survey of the buildings has concluded

that they are generally sound and serviceable, but the roof covering and original

windows to main building are in poor condition. The 'A' Block roof is in life expired

condition, and the remaining original cladding panels are poor. Mechanical: The

majority of the installations are life‐expired. The electrical installations are of

varying ages and with continuing maintenance would only be serviceable for

another 5 years.

The existing buildings are not suitable for teaching under the arrangement of the

new Academy.

2.2 The Hastings Academy is part of the transformation of education and learning within

Hastings. Together with The St Leonards Academy in the west of the town, the two

academies will provide the co‐educational secondary school provision in Hastings.

The Hastings Academy will continue to serve the community currently served by

Hillcrest School. The Hastings Academy will be able to accommodate up to 900

students aged between 11 and 16 (the same size as the current Hillcrest

accommodation). Reflecting the academy’s very strong commitment to inclusion,

and as part of ESCC’s strategic provision for students with special educational needs,

the academy will include an additional provision for 20 students with speech,

language and communication difficulties.

2.3 The two academies are sponsored by the University of Brighton with BT and ESCC as

co‐sponsors. These organisations have reputations for excellence, for research, for

high aspirations and expectations, and for community leadership. The academies


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will reflect these values and will drive up aspiration, achievement and attainment,

and progression of students from secondary school into further and higher

education. Alongside the investment in Sussex Coast College and University Centre

Hastings, the academies are a clear statement of intent to place outstanding

learning and opportunity at the heart of the regeneration of the town.

2.4 The academies, both as institutions and physical facilities, will be a catalyst for

raising the aspiration and achievement of young people in the town. They will be

centres of excellence, where student want to attend and expect to succeed. The

collaboration between the academies will allow them to develop and share best

practice, to enhance the curriculum and enrichment activities available to students,

and to reach out beyond the academies into the primary schools and broader

community to raise skills and aspiration.

2.5 The academies are themselves the second phase of the improvement of secondary

education in the town. The first phase has involved the three predecessor schools

working increasingly closely together through a federation under the executive

leadership of Sir Dexter Hutt. Its success is evident in the significant and rapid impact

on pupil achievement and attainment. GCSE and equivalent results at all three

predecessor schools have increased significantly. The academies expect to build on

this foundation.

2.6 The capital project for The Hastings Academy is central to the vision of the sponsors

to raise aspirations, expectations, and achievements. The existing buildings do not

provide the physical environment or the facilities that are required to achieve the

transformation that the town needs and the students deserve. The existing buildings

are poorly positioned on site, have condition issues, and are ‘of a time’ in terms of

the layout and facilities available for teaching and learning.

2.7 The sponsors vision for the building is a school:

• Structured through ‘schools within schools’ that reduce pupil movement, increase community belonging and pastoral support, and ensure every child is known and

supported individually. The design creates four ‘honeycombs’ for these schools

within the overall academy. For younger students in particular they will provide their

home base.

• Has outstanding specialist facilities for subjects such as science, technology, music and performing arts


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• Has a curriculum that inspires and challenges all students, including more ability for ‘stage not age’ progression for students and increasing ability to personalize a

students’ experience through technology and learning in more flexible styles rather

than just in classroom groups of 30.

• Has outstanding ICT infrastructure and equipment to enable flexible learning • Has a structural and servicing approach that provides sufficient flexibility in the

design to accommodate future curriculum or pedagogical changes to ensure that it

continues to provide outstanding opportunities for students for the life‐span of the

building

• Is fully inclusive for all students, including those with additional needs and sensory impairments, in a way that the existing Hillcrest accommodation can not achieve.

2.8 The Hastings Academy will have a significant and positive impact on the local

community. The existing sports centre will be refurbished and there will be a strong

sports strategy supported by a landscape providing an AWP and restored existing

pitches. The Academy will operate extended hours all year in order to provide the

opportunity for the wider Hastings community to learn new skills through a range of

subjects. In addition, it is anticipated that the extended opening hours in the

evenings and at weekends will allow for both school activities and community

events to take place. The proposed accommodation is designed to facilitate this

vision through its layout and configuration.


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SECTION 3 ‐THE APPLICATION SITE AND SURROUNDING AREA

3.1 Hillcrest School is sited approximately 3.1 miles north east of Hastings town centre

and located on the A259 road to Rye.

3.2 The school campus extends to 6.4 ha, including playing fields, parking and access roads and sits at the northern edge of of a residential area, adjacent to an area of

the High Weald which borders the eastern boundary. This is an Area of Outstanding

Natural Beauty (AONB). To the west of the site is the predominantly two storey

residential development in the Ore area.

3.3 There are four existing main buildings occupying the site, and they are referred to as

the A‐Block, B‐Block, Languages Block and Sports Centre buildings. Hillcrest School

was built and completed in 1953, where it opened as a girls secondary school. At this

time the school campus was made up of what is now called B‐Block and the sports

fields. With the closure of the boys school in Priory Road in the late seventies,

Hillcrest accepted both male and female students. The existing school buildings are

neither listed locally or nationally and the site does not lie within a designated

Conservation Area.

3.4 The topography of the site is one that rises up from the Rye Road the back of the

site. The main school building lies on a steep gradient, and current access

arrangements to all the existing buildings are very steep and exceed current

guidelines.


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SECTION 4 ‐APPLICATION PROPOSALS

4.1 A full application is submitted for the Hastings Academy complex. This chapter sets

out a full description of the proposals.

Amount and Use

4.2 The Academy has been design to provide accommodation for 900 students and

associated teaching and support staff (100 full‐time employees). This will comprise

of 900 11‐16 year old students (180 per year).

4.3 The building will incorporate facilities to meet the teaching needs of 21st century

educational curriculum. The facilities that will be accommodated in the new

building include the following:

• A dining and main hall;

• New configuration for playing fields;

• The SEN Centre;

• A learning resource centre;

• Flexible and adaptable teaching spaces;

• Gathering spaces and honeycomb presentation spaces

• Multi‐agency facility

• Specialist speech and language facility

• Staff offices and administration

4.4 In order to incorporate these facilities the building will have a gross external

floorspace of 7,310 sqm

4.5 As well as its use for education purposes it is also intended that the Academy’s

facilities will be made available for public and community use including the main

hall, performing arts centre, sports hall and entrepreneurship centre as part of the

Extended Schools Programme.

4.6 The Academy has been designed to respond to its setting adjacent to the High

Weald AONB whilst creating a landmark civic building which is easily recognisable

and unique. The scale and size of building is determined by its educational

requirements. However, the design has sought to respond to its setting by providing

a prominent and public face towards the Rye Road and a more private and enclosing

face to the High Weald.


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4.7 The building will be two storeys in height. Through the sensitive use of simple and

durable materials the building will fit comfortably in to the landscape.

Layout and Design

4.8 Steep Gradient – The predominant feature of the topography of the site is the way it

rises up sharply from the Rye Road. There is a fall of approx 15m from east to west

in the short direction across the site. Although the site is at the top of a very steep

hill – hence the school’s current name – there is only a relatively shallow gradient

from north to south of the site in the direction of the town centre. The Sports Hall,

in the north‐east corner of the site, is approx 10m higher than the gymnasium of the

main block.

Considerations of the steep topography have strongly influenced the planning and

design of the landscape masterplan. The design team have completely replanned

the entrance and approach sequence to the existing retained buildings in order

create an entrance sequence which is compliant with best‐practice DDA access

standards. The location of the new Academy on the site has been determined by

undertaking a detailed analysis of level changes, both on the pedestrian approach to

the building, and changes of level within the two storeys of the building.

4.9 Entrances to the site– There is a desire to segregate pedestrian and vehicular traffic. At present at the Hillcrest School there are undesirable crossovers between

pedestrian and vehicular traffic. The new masterplan separates these two types of

flow as much as possible. A new vehicular entrance is proposed with a separate

pedestrian entrance. Furthermore, there is a dedicated entrance at the southern

end of the site to the service yard with the intention that delivery traffic is separated

from the school traffic.

4.10 Landscape Setting ‐ It is proposed that the Academy building will be set in a

comprehensively landscaped setting. This is explained in detail in the landscape

drawings prepared by EDCO and the Design and Access Statement. The main

elements of the landscaping strategy can be summarised as follows:

• Quiet external breakout areas to the east of the building;

• Extensive planting incorporating a high proportion of native species which will

provide a diverse habitat;

• Honeycomb outdoor social areas

• The provision of a Woodland Garden, wildflower meadows and formal tree and

shrub planting

• New all weather pitch


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• New layout for playing fields.

4.11 Retention of Sports Centre Building – This building, currently managed by Freedom

Leisure, occupies a difficult position at top and rear of the site. The intention, with

the masterplan for the site, has been to make the Sports Centre a new focal point of

a zone of sport and activity that runs around the north and eastern boundaries of

the site.

4.12 Relocation of Sports Pitches as part of a cohesive masterplan for sport and activity.

The existing All Weather Pitch is located in a position behind the existing main block

of the school. The proposal is to relocate and increase the size of the AWP on the

western boundary adjacent to the Rye Road. Community access in this position will

be much easier to manage.

4.13 Proximity to Houses at South of Site – Because of the elevated position of the site in

relation to the adjacent residential area, the new Academy building is located no

closer than 12m to the rear gardens of the four semi‐detached houses immediately

to the southwest of the southern corner of the proposed building.

4.14 Provision of secure cycle storage in line with the requirements of the travel plan ‐

The East Sussex Parking Standards stipulate that there should be 180 long‐term

bicycle parking spaces provided as part of the new development these spaces should

be under‐cover and vandal proof. A secure cycle store is proposed adjacent to the

Sports Centre. This number is also in line with the recommendations of the

transport assessment (see document 3).

However, the school and the sponsors have a concern, based on their current

experience of the cycle journeys made to school, that the cycle store will be severely

under‐utilised and become a maintenance problem.

Therefore at the opening of the fully completed school it is proposed to have a cycle

store in operation to cater for 100 bicycles. In addition we will make allowance for

the future provision of an additional 80 spaces directly adjacent to the existing store

(see Edco drawing C428D111A). Foundations, hard landscaping and services will be

provided to this additional store, but we’re proposing that the cycle storage

structure itself, will not be installed until there is a demonstrable need for these

additional spaces once the school is operational.

The school will regularly monitor the usage of the cycle parking during the first few

months of the school’s operation and report back to ESCC planning so that a view

can be taken on whether the additional 80 spaces need to be completed.


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4.15 The scheme will also include level access to the building and playing fields. The

lighting strategy has been prepared by WSP to ensure that light pollution and any

ecological impacts are minimised. The external lighting to the all‐weather pitch is to

be designed at a future design stage by an all‐weather pitch specialist, however the

lighting levels and direction of lights shall be in accordance with all‐weather pitch

design guidance and shall carefully consider the neighbouring properties, taking due

account of eliminating light spill and upward light.

Phasing and Construction

4.16 The Academy building and service yard will be constructed in a single phase to the

east of the existing Block B building. Once completed the pupils will be decanted in

to the new facility and the existing building will be demolished. This will then allow

the car park and landscape areas to the north of the building, the improved access

to the Sports Centre and the all weather playing pitch to be constructed.

4.17 The construction compound will be created in the south east of the site

incorporating the existing languages building as site accommodation. A dedicated

construction access will also be created on the playing fields to the existing access

road so as to minimise conflict with pedestrians and cyclists. The management of

the construction works is dealt with in the Construction Environmental Management

and SMART Waste Plan including Construction Methodology, which has been

prepared by Kier Regional.


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SECTION 5 ‐ TENDER PROCESS

5.1 The Council invited twelve framework contractors to an open day prior to entering

into the Preliminary Invitation to Tender (PITT) phase. This involved a detailed series

of questions to be answered by way of a submission (on 7th April 2010) which was

then followed up by an interview of four contractors. Based upon the submissions

and interviews the Council took two contractors into the full Invitation to Tender

(ITT) phase.

5.2 The two contractors were afforded 14 weeks to develop their design solution. For

Kier this involved five client design briefing meetings, a mid tender interview, and

submission of our tender which addressed a series of questions posed by the

Council. Towards the end of the evaluation period a final interview was held with

each chosen contractor. Kier was announced as the preferred bidder in October

2010.

Pre‐Application Consultation

5.3 Kier engaged in a pre‐application public consultation exercise with Members of the

Public, officers at the Council and external statutory and non‐statutory consultees.

This process has sought to obtain feedback on the revised design so that this can be

fed in to the proposals prior to the submission of the revised application. This is

explained in detail in the accompanying Statement of Community Involvement.


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SECTION 6 ‐PLANNING POLICY

6.1 In order to understand the planning policy context against which this application is

to be considered, the relevant policies at national, regional and local level with

particular reference to the development plan are set out below.

National Policy

6.2 The proposals embrace the principles of PPS1 (Delivering Sustainable Development)

through the redevelopment of an existing school site to provide a new state of the

art facility which will be highly accessible, highly sustainable (achieving BREEAM

Excellent) and which will enhance the adjacent area of AONB. The proposals have

been developed through consultation with the community and are supported by a

Statement of Community Involvement.

6.3 PPS9 (Biodiversity and Geological Conservation) seeks to enhance and protect

biodiversity. The proposals maximise the opportunities for biodiversity on the site

through the landscaping scheme and ecological mitigation measures highlighted in

detail in the Ecological Assessment Report. 6.4 The proposal is entirely consistent with the aims of PPG17 (Planning for Open Space,

Sport and Recreation) by virtue of the re‐provision of facilities of greater value,

which include the Sports hall, hard court areas and an all‐weather football pitch of

greater size than the current provision. 6.5 The proposals include low energy technologies such as air‐source heat pumps and

gas‐absorption heat pumps, consistent with the advice in PPS22 (Renewable

Energy). 6.6 Also relevant to this proposal, national policy sets out requirements for dealing with

potential noise impacts in PPG24 and Flood Risk in PPS25. Each are considered

within the supporting documents.

Development Plan

6.7 Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that, in

determining planning applications, regard is to be had to the Development Plan and

the determination of applications should be in accordance with that Plan unless

material considerations indicate otherwise.


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6.8 The Development Plan for the area consists of the South East Plan (still current) and

the saved policies of the Hastings Borough Plan and the East Sussex and Brighton &

Hove Waste Local Plan.

The South East Plan

6.9 One of the key policies of the South East Plan is Policy S3 its aim is to ensure the

adequate provision of pre‐school, school and community learning facilities. 6.10 Paragraph 15.16 states that consideration should be given to the use of school and

college buildings after hours, to support learning among the wider community. 6.11 The proposal, while not of strategic importance to the region, is consistent with the

aims of the South East Plan and in particular Policies S3, CC4 and NRM11. The

proposal will allow much greater opportunity to open up the school facilities to the

local community in the evenings.

Local Plan

6.12 The Proposals Map for the Local Plan does not allocate the land for any particular

purpose (“white land”) although it is within the defined boundary of the built‐up

area of Hastings. To the east of the site is the designated an AONB. 6.13 The following sections set out the relevant policies in the Local Plan against which

this proposal will be assessed. These have been divided in accordance to their

generic chapter in the Local Plan for ease of reference:

Transport

6.14 In accordance with Policy DG2 and TR7 a Transport Assessment has been submitted

with this proposal. The document sets out how the proposal meets the various

policy requirements such as the requirement in Policy DG2 to assess the level of

public transport accessibility and provide an appropriate level of parking. The

proposal site is reasonably well served by public transport, and also provides the

maximum level of parking in accordance with standards in SPG4 and the County

Council’s Supplementary Planning guidance for East Sussex‐Feb 2002, including the

appropriate level of disabled parking. It also provides covered secure cycle parking

close to the main entrance to the building which is in accordance with the

requirements of and the County Council’s Supplementary Planning guidance. 6.15 The application is supplemented by Heads of Terms of a Travel plan in accordance

with Policy DG2 of the Local Plan. The Travel Plan will be agreed with East Sussex


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County Council and written in conjunction with “Travelling to School: A Good

Practice Guide” and the Department for Transport Guidance on School travel. Safe

Routes to school will be considered as part of this in accordance with the County

Council’s Supplementary Planning guidance. 6.16 The layout of the proposals for access ensure that vehicles and pedestrians are

separated to ensure safety is not compromised (Policy DG1). New pedestrian links

have been created across the site which will be illuminated in accordance with the

lighting plan, and will remain attractive and safe in accordance with Policy SP2.

Energy, Water Pollution and Waste

6.17 This proposal seeks to achieve a high level of sustainability and to achieve a BREEAM

rating of Excellent. In accordance with Policy CC2 of the South East Plan measures to

seek reduced energy and water consumption are incorporated into the design. This

is explained in detail in other parts of the application such as the Design and Access

Statement and the Sustainability Report. Similarly the details of how the proposal

meets the requirements set out in Policies DG27 (Surface water run‐off and flood

risk) are included within the Flood Risk Assessment. 6.18 In meeting the requirements of Policy DG4 (Noise nuisance) a separate document on

the proposed plant and machinery is submitted as document 10.

6.19 In line with policy CC6, construction materials will be sourced locally where possible.

Kier also operate a policy of employing local employees where possible to reduce

the distance of travel for construction staff to the site. 6.20 Policy WLP11 (Minimisation and re‐use of construction industry waste) is addressed

in the Construction Management Plan (Document 4). This incorporates a Site Waste

Management Data Sheet in accordance with the recommendations of the East

Sussex and Brighton and Hove Waste Local Plan. 6.21 The design of the proposal incorporates a recycling store which is next to the service

yard. This is located in an area that is easily accessible, does not harm the amenity of

nearby occupiers or the local environment and should not cause harm to the general

character of the area. 6.22 Finally, as the proposal is for the redevelopment of an operational school, there is

already substantial infrastructure in place and it therefore complies with Policy

DG25.


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Design, safety and the quality of development

6.23 The Design and Access Statement (Document 2) sets out how the proposals are of a

quality to meet the requirements of Policy DG7 (Quality of development and design

statements). 6.24 Prior to the submission of the application,a key view have been agreed with the

Authority and in drawing 1483/P/404 the proposal has been superimposed on a

photograph to demonstrate that it will not have a detrimental impact on this view. 6.25 In accordance with Policy NC9 (Landscape Design), comprehensive landscaping

drawings have been submitted with the proposal. The proposed landscape plan also

makes up part of the design and access statement. This statement also identifies

trees to be removed and protected as requested via Policy NC8. The document has

been prepared with consideration of the SPD06 Trees and Development Sites and

the British Standard BS5837:2005. 6.26 Policy NC9 (Protection and integration of nature conservation features) requires that

the nature conservation features are protected, compensated for, and where

possible enhanced. The measures proposed in the Landscaping Plan,and the

Ecological Assessment are intended to protect, mitigate and enhance the nature

conservation features of the site. The Ecological Assessment concludes that no

significant losses of habitat will occur as a result of the proposals. 6.27 In line with Policy NC9 (Species Protection), the Ecological Assessment identifies a

number of species under a National Designation and proposes mitigation measures

to ensure that they are maintained. There is an addendum to the Ecological

Assessment by ECUS which specifically addresses the issue of presence of bats. 6.28 In accordance with Policy DG6 (External Lighting), a lighting scheme is submitted

with the application including details of the floodlighting for the all‐weather pitch

(Policy SP2, Floodlighting). The lighting report demonstrates that the issues of light

pollution, trespass, nuisance and environmental management can be appropriately

treated.

Community facilities

6.29 Policy CN8 considers the provision of new community facilities. Whilst the proposal

is for the redevelopment of an existing school, it will bring about the benefit of new

community facilities which are available in the evenings and on weekends. The detail

of the application demonstrates that the proposal is accessible to all, has suitable


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facilities, is accessible by various modes of transport and has adequate parking and

cycle facilities including facilities for people with disabilities.

Nature Conservation and the Countryside

6.30 Policy L2 of the Local Plan states that development will not be permitted within or

adjacent to an Area of Outstanding Natural Beauty (AONB) except where:

• Planning permission will not be granted for development that would adversely affect the natural beauty of the Area of Outstanding Natural

Beauty (AONB).

• Permission for major development proposals will not be granted unless there is a compelling case for them in the public interest.

6.31 The Design and Access Statement explains the design development process and how

the AONB designation was central to the final design of the buildings. It is

considered that the proposal meets the first of these points by virtue of the

improvements in the landscaping around the site. In addition, the Local Plan

highlights a Wildlife Corridor that runs along the eastern boundary of the site. The

current route of this corridor is not apparent so the landscape design has been

designed to clearly demarcate this corridor through the use of native planting and

wildflower meadow.

6.32 In accordance with Policy SP1 there is a nett gain of hard and grassed recreation

space. The existing MUGA will be replaced by a larger all‐weather pitch.

The external sports provision will include:

• 1 x Senior football pitch • 1 x Senior rugby union pitch • 1 x Junior cricket pitch • 1 x Long jump • 1 x Cricket wickets • 1 x Softball diamond • 1 x 300m grass running track • 1 x 100m grass running track • 2 x Rounders • 3 x Tennis courts • 2 x Netball courts • 1 x Basketball courts


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SECTION 7 ‐PLANNING CONSIDERATIONS

Design

7.1 The design of the building responds to the requirement to provide an accessible and

energy efficient building which meets the educational needs of the Academy.

Visual Impact

7.2 The design responds to specific comments from ESCC Development Control, made

during the bid process and during the period up to the submission of this

application. The design responds to these comments in the following ways: ‐

• Proximity to Rye Road – The building should have a strong presence without being overbearing.

• Building Height – The design is two storeys throughout which was advised to be the optimum height.

• Proximity to Houses and Residential gardens at the southern site boundary. Overlooking of these areas has been avoided.

• Relocation of the Site Entrance –Retention of the Wildlife Corridor – The siting of the building respects the clear requirement for a Wildlife Corridor

which runs along the eastern boundary of the site.

Landscaping

7.3 The landscaping scheme and masterplan is key to the overall acceptability of this

proposal. The plan successfully integrates the building into its surroundings and

provides a number of different outdoor spaces for students and staff to enjoy.

7.4 The landscaping scheme also allows for the introduction of new habitats and the

opportunity to increase biodiversity across the site.

Lighting

7.5 An external lighting design has been set out in Document 13 of the application

submission. This report demonstrates that issues of light pollution, trespass,

nuisance and environmental management have been considered and appropriately

treated. The report contains details of the full specification of lighting proposed.

Access for All

7.6 The proposals are fully DDA compliant and will offer a much more welcoming

experience for students, staff and visitors with mobility impairment.


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Sustainability

7.7 The principles of sustainability have been at the heart of the proposal throughout

the design process leading up to tender. A Sustainability Report supports the application

(Document 5) which incorporates a “Sustainability Statement”, an “Energy Statement” and a

“BREEAM (Buildings and Research Establishment Environmental Assessment Method) Pre

Assessment”.

7.8 The report explains how the proposal achieves sustainability credits under the

BREEAM accreditation and a reduction in fuel use and greenhouse gas emissions via

the following:

• Passive Design – daylight/sunlight, orientation, building form and natural

ventilation;

• Measures to reduce water consumption;

• Use of low energy Sources – including air source heat pumps;

• The use of sustainable and where possible recycled materials during construction;

• The provision of on‐site facilities such as cycle facilities and areas for recycling; and

• Landscaping to improve ecological value and reduce the peak rate of water runoff.

7.9 The report concludes that the requirements of Local Plan Policy have been observed

and the recommendations set out in Supplementary Planning Guidance

implemented. The Pre Assessment demonstrates that the scheme should achieve a

BREEAM rating of Excellent.

Traffic Generation, Access and Parking

7.10 Access to the site will change, with all traffic entering and exiting via a new entrance

onto Rye Road. The layout of pedestrian and cycle routes into and throughout the

site are also proposed to be modified to provide a more attractive, welcoming and

organised environment. Visibility and sight lines have been assessed as part of the

addendum of the Transport Statement to ensure that all access roads are safe.

7.11 The addendum to the Transport Statement demonstrates that a large 3 axle refuse

vehicle, a single decked bus and a fire engine could satisfactorily enter, manoeuvre

and service the proposed development.

7.12 As discussed in the addendum to the Transport Statement, and agreed with the

Highways Authority, the proposal is unlikely to generate much of an increase in

traffic to the previous proposal. This is based upon an analysis of TRICS data and the

relatively small increase in the expected number of students.


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7.13 The redevelopment proposals include a total of 74 no. spaces of on site parking

which meets the recommendations of the travel plan. The majority of the parking

provision (58 no. spaces, including 1 no. disabled space) is situated on the existing

lower car park plateau with the remaining (16 no. spaces, including 5 no. disabled

spaces) located in the existing upper car park near the Sports Centre.

This is within the maximum permitted standards set out in the Local Plan and

Supplementary Guidance.

Flood Risk and Drainage

7.14 The site is located in Flood Zone 1 (areas with little or no potential risk of flooding)

and therefore the proposed redevelopment is appropriate for the location in

accordance with PPS25 and the Strategic Flood Risk Assessment (FRA) for the area.

The potential sources of flooding are therefore identified as being from overland

surface water, or the failure of site drainage systems.

7.15 To mitigate this, the surface water drainage design will make use of infiltration

provided using pervious paving (to the car park). This will provide water quality

benefits through the removal of urban runoff pollutants.

7.16 The supplementary FRA concludes that the proposed development will not

adversely affect onsite, neighbouring or downstream developments and their flood

risk. The proposed surface water drainage system is also likely to offer significant

betterment in terms of water quality recharge to the underlying aquifer.

Plant and Machinery

7.17 As agreed during pre application discussions, it is necessary to provide details of the

plant and machinery proposed for the building in order that it could be fully

assessed for the effects of noise, emissions, odour and pollution. This assessment

has been undertaken and is included as a supporting application document

(Document 10). The report identifies the locations of all plant, sets maximum criteria

and concludes that the proposed development would be comfortably within the

limits set by the Local Authority and the Clean Air Act for plant noise and emissions

(including odour).

Construction Management

7.18 A Construction and Environmental Management Plan has been prepared by Kier and

will be implemented during construction. This includes a SMART Waste Plan in line

with the requirements of SPD03. This Plan identifies the potential impacts from

construction and sets out control measures to mitigate them. Kier have been


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involved in the construction of educational buildings on a number of recent

occasions and are aware of the areas where disruption may occur. Procedures have

been set out in the plan to address these points.

7.19 As part of their “good neighbour” approach, Kier will inform, advise and invite

constructive help from local residents with regard to issues of possible concern. Kier

has been a keen participant in the construction industry’s Considerate Constructors

Scheme since its inception and will be registering this site with the scheme.

7.20 The Construction Management Plan sets out the various phases of construction,

illustrating where the site compounds will be located and how construction traffic

will be dealt with. The plan also deals with site security, fire precautions and

includes a programme and construction sequence.

Consultation and Community Involvement

7.21 A separate Statement of Community Involvement has been prepared to accompany

this application. This document explains how best practice procedure has been

followed in undertaking public consultation. Students, staff and interest parties

have been made aware of this proposal throughout the design process and

comments have been given consideration during the design process.


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SECTION 8 ‐SUMMARY AND CONCLUSION

8.1 This application follows on from a competitive tender process during which the

design of the building now under consideration was chosen as the preferred design

for the Academy.

8.2 The building will incorporate facilities to meet the teaching needs of 21st century

educational curriculum.

8.3 The proposal represents a design which can be implemented with minimum

disturbance to the operation of the school.

8.4 This proposal has received support in the local community and represents a unique

opportunity to provide a quality community facility. The proposal represents a

significant improvement from the outline scheme put forward previously and is

supported by a raft of supporting documentation which demonstrates that all of the

Council’s development plan policies have been met and that the proposal should

therefore be found to be acceptable.

Hillcrest School TN35 5DN · Plus programme – a collaboration with a company run by Ninestiles...

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