Item 1: Application DC052888 Referencedemocracy.stockport.gov.uk/documents/s29113/DC052888... ·...

Stepping Hill Committee – 06-August-2013

Item 1: Application Reference:

DC052888

Proposal: Extensions, refurbishment and alterations of the Vernon

building including: New sixth form block and platform lift; new entrances for relocated Castle Hill School and relocated Stockport Music Service; new roof covering, new windows and doors ; formation of level accesses to receptions and classrooms; erection of new boundary and playground enclosures; formation of Multi Use Games Area (MUGA); formation of new car park & reconfiguration of the site to provide minibus, bus and car parking; erection of cycle shelters; erection of storage container to gymnasium.

Location: THE VERNON BUILDING,OFFERTON HIGH SCHOOL, THE FAIRWAY, OFFERTON, STOCKPORT, SK2 5DS

Type of Application:

Full Planning Permission

Registration Date:

03/07/2013

Expiry Date: 02/10/2013 Responsible

Officer: Karyn Clarke

Applicant: Stockport M B C Agent : NPS Group Ltd Officers Report COMMITTEE STATUS Planning and Highways Regulation Committee DESCRIPTION OF DEVELOPMENT Background

Offerton High School closed in 2012. The entire campus site covers 16 hectares including the playing fields. There are three main buildings, Curzon, Woodbank and the Vernon Building. The application before Committee specifically relates to the Vernon Building and included in the application sire boundary are the playing fields.. In support of the application the applicant states that Stockport MBC has identified the following special needs provision issues within the Borough:-

1. An increasing need for additional resourced spaces within the Borough.

2. Existing out of Borough SEN provision that is expensive and non sustainable.

3. A need to centralise the provision and its location within Stockport.

4. Requirement for additional Autistic Spectrum Disorder places within Stockport,


ideally co located.

5. A co located Sixth Form Centre to better prepare pupils for higher education.

After a review of alternative sites within Stockport, it is proposed to address these issues by relocating Castle Hill High School from its existing site in Brinnington to a more centralised location at the former Offerton High School site. Castle Hill High School is a community special school which currently prioritises Moderate Learning Difficulties and Emotional, Behavioural and Social Difficulties.

In addition to the special needs agenda, the Council intends to remove the existing school site as part of the Brinnington Masterplan proposals, and as such Castle Hill High School will need to relocate to the former Offerton High School Site in time for the academic term starting 01-09-14. In addition Stockport Music Service is currently located in the Curzon building within the former high school site. The Council has identified an opportunity to relocate the Service to the Vernon building to benefit from better facilities and joint use of Castle Hill spaces to enhance the music provision.

The application proposal seeks consent for the Extensions, refurbishment and alterations of the Vernon building including: New sixth form block and platform lift; new entrances for relocated Castle Hill School and relocated Stockport Music Service; new roof covering, new windows and doors; formation of level accesses to receptions and classrooms; erection of new boundary and playground enclosures; formation of Multi Use Games Area (MUGA); formation of new car park & reconfiguration of the site to provide minibus, bus and car parking; erection of cycle shelters; erection of storage container to gymnasium. The application was accompanied by the following documents: Design and Access Statement; Crime Impact Statement; Planning Statement; Arboricultural Statement; Great Crested Newt Survey and Bat Survey; and Statement Of Community Involvement. – the conclusions of which can be summarised as follows:- 1. The scheme as proposed illustrated a good use of space with appropriate pupil provision. 2. The external areas were considered to be superior to the Brinnington provision. That said there was a desire to retain access to the Goyt Valley footpaths. Non of the routes are public rights of way. 3. Improvements to site circulation and access with a view to reduce traffic to and on the site. Retention of the footpath access to Fairway Primary via Bridge College. 4. Operation of Considerate Contractors scheme during construction. Safe access required to existing site services and the Goyt Valley. 5. Retention of existing sports provision on site. Overall the process established a broad level of support for the scheme. SITE AND SURROUNDINGS Offerton High School occupies an area of land of approximately 16 hectares. It is


primarily accessed from the Fairway. The school buildings are split in three groups known as the Curzon building to the west of the site, the Woodlands to the far north and the Vernon Building to the east. Adjacent to the Vernon building lie the school playing fields. The buildings are separated by open areas of land and sports playing faculties. The site access splits at the entrance and an access runs to the west to serve the Curzon Building and the caretaker’s house (close to the access with the Fairway). The main access runs northwards to the west of the Vernon Building up to the Woodlands and forms a loop which served as a bus turnaround. Currently the Curzon building is the only one of the group of three in use, providing accommodation for the Stockport Music Service and providing temporary sports facilities following the closure of the Dialstone Centre. The temporary sports use will expire in 2015, and as stated elsewhere in this report the Stockport School of Music is to be relocated. The Woodland and Vernon buildings have been vacant since the school finally closed in 2010 and their openings are currently boarded with metal covers to prevent vandalism and petty crime. Adjacent to the eastern side of the Woodland building is a derelict tennis court and this is included within the planning application before Members. To the northern and eastern edges of the application site lies woodland and the Poise Brook Valley, an ancient woodland which is designated as an area of Special Biological Interest (SBI) and a local nature reserve.. To the south eastern edge lies woodland with residential development beyond. A public footpath runs through the woodland to the east of the site. To the south lies Fairway Primary School. POLICY BACKGROUND The site falls within the boundaries of the Green Belt, as designated on the Council’s adopted Unitary Development Plan Review and forms part of a Major Existing Developed Site (MEDS) within the Green Belt. The following policies are therefore applicable: Saved policies of the SUDP Review GBA1.1 Extent of Green Belt; GBA1.2 Control of Development in Green Belt; GBA1.7 Major Existing Developed Sites in the Green Belt; CTF1.1 Development of Community Services and Facilities NE1.6 Species Protection NE2.1 Tree And Woodland Protection LDF Core Strategy/Development Management policies: CS1: OVERARCHING PRINCIPLES: SUSTAINABLE DEVELOPMENT – ADDRESSING INEQUALITIES AND CLIMATE CHANGE SD-1: Creating Sustainable Communities SD-3: Delivering the Energy Opportunities Plan – New Development SD-6: Adapting to the Impacts of Climate Change CS8: SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1: Quality Places SIE-2: Provision of Recreation and Amenity Open Space in New Developments


SIE-3: Protecting, Safeguarding and Enhancing the Environment CS9: TRANSPORT AND DEVELOPMENT T-1: Transport and Development T-2: Parking in Developments T-3: Safety and Capacity on the Highway Network The site forms part of a Major Existing Developed Site (MEDS) within the Green Belt. Policy GBA1.7 sets out criteria for such sites. Part B states that complete or partial redevelopment will be pemitted provided it would:

1. Result in environmental improvement. 2. Have no greater impact than the existing development on the openness of the

Green Belt and the purposes of including land within it, and where possible have less

3. Contribute to the achievement of objectives for the use of land in the Green Belt.

4. Not exceed the height of existing buildings 5. Not ocupy a greater footprint than existing buildings (unless this would achieve

visual benefit) 6. Not result in the loss of Listed Buildings or other buildings or features of visual

amenity, ecological, environmental or archaeological importance. Appendix 10 of the RUDP provides guidance on the MEDS designation of the site which states: This site comprises a number of educational buildings within a total site area of some 16 hectares including playing fields. The complex of buildings is of a scale comparable with other educational institutions proposed for identification as major developed sites. It occupies a prominent position adjoining the Goyt Valley. The MEDS boundary has therefore been drawn tightly around the existing building complex but, due to the arrangement of buildings, includes some playing field areas. The defined area totals about 10 hectares. Within this area limited infilling or partial redevelopment in accordance with the criteria in PPG2 and Policy GBA1.7 would be appropriate development. Any development should be carefully controlled to avoid further intrusion in the valley scene. Any proposals should be related to the continuing use of the buildings as educational institutions. PLANNING HISTORY DC042360 - Erect new boundary fencing around the school with pedestrian and vehicular gates – GRANTED 23/03/10 DC041127 - Change of use of Classroom G95 from maths block to police station outpost. External alterations including installation of roller shutters, new access ramps and bicycle storage. – GRANTED 11/03/09 DC048064 - Installation of temporary sports hall to the rear of the Curzon Building for a period of 3 years and installation of 2.4m high secure fence to the perimeter of the sports hall - .GRANTED a temporary 3 year consent to expire on 12/01/15.


NEIGHBOURS VIEWS The application has been advertised as a major development within the green belt by way of a site notice and press notice. The consultation period is due to expire on August 8th 2013. To date no representations have been received. Any comments received after agenda closing will be reported orally to Committee. CONSULTEE RESPONSES Planning Policy Officer Proposal: The proposal is to relocate Castle Hill School & Music Services at the Offerton School site. To enable this occupation the proposal seeks to put forward new MUGA, extensions to the Vernon Building and new car parking spaces (hard standing). The currently vacant school building is within a Major Existing Developed Site (MEDS) in the Green Belt. Green Belt Policy: National Planning Policy Framework (March 2012) refers to the protection of Green Belt land, highlighting the essential characteristics of the Green Belt as their openness and their permanence. At the outset, it should be noted that within the Green Belt there is a presumption against ‘inappropriate development’ and in this case saved UDP policy GBA1.2 (Control of Development in Green Belt) is applicable. Policy GBA1.2 clearly states that within the Green Belt there is a presumption against the construction of new buildings unless for the following purposes:

• agriculture and forestry; • essential facilities for outdoor sport and outdoor recreation, for cemeteries and

for other uses of land which preserve the openness of the Green Belt; • limited extensions, alteration or replacement of existing dwellings; or, • limited infilling or redevelopment of Major Existing Developed Sites.

The site in question is within a MEDS and therefore in this instance, policy GBA1.7 (Major Existing Developed Sites in the Green Belt) should also be referred to, which allows limited infilling provided that it would:

• be related to the continuing use of the site; • have no greater impact on the purposes of including land in the Green Belt than

the existing development; • not exceed the height of the existing buildings; and • not lead to a major increase in the developed proportion of the site.

Comments: In terms of Local Open Space, the proposals appear to be broadly acceptable, with designated areas for hard play and the provision of a new MUGA. It is also noted that the site boundary has been amended to the north of the site in order to retain the tennis courts and this is welcomed.


In addition when considering open space, the need to consult with Sport England is flagged up, with the inclusion of the playing fields within the red edge of the application. It is not anticipated that this would be a problem given the proposal doesn’t directly affect any existing pitches and the proposal involves creating additional outdoor sporting facilities (MUGA). In terms of Green Belt policy, it is important that the proposals are considered against the appropriate MEDS policy and in particular the need to ensure there is “no greater impact on the purposes of including land in the Green Belt than the existing development”. The built extensions as proposed are all within the designated MEDS:

• Music Services Entrance (single storey); • Castle Hill Main Entrance (single storey); • Sixth Form Block (two storey); and, • PE storage container adjacent to the existing gym.

These are all considered to represent limited infilling under the policy criteria, with the largest of the extensions (the proposed sixth form block) being situated adjacent to an existing three storey block and located so as not to impact on openness or visual amenity. Although, in the interest of good design, it is requested that the PE storage container be screened in order to minimise its visibility from the open playing fields. In addition, planning policy would not wish to object ‘in principle’ to the provision of the MUGA as an outdoor sports / recreational facility. However, concern is raised that to the north of the MUGA an extended area of car parking has been proposed along the boundary of the MEDS area, adjacent to the open playing fields. This does need to be considered against policy GBA1.7 and the potential impact on openness. As illustrated, it would appear difficult to argue that there would be no greater impact than the existing development and as such it is suggested that the applicant would need to provide ‘very special circumstances’ as to its need and location. (As a guide, when considering the impact upon openness of a car park, regard should be had to its potential impact when in full use). Conclusion: Within the Green Belt, there is a general presumption against the construction of new buildings, unless within one of the specified categories which permit development. In this case, the bulk of the proposal appears to be broadly acceptable as limited infilling within the designated MEDS. It is also acknowledged that the proposed scheme would allow the re-use of the former school site and renovation of the Vernon Building, with some limited infilling, to provide a general teaching and learning resource space. Thus bring the site back into an appropriate use, linked to the external sports facilities. However, the extent of the additional car parking to the north of the Vernon Building is


a concern as having a potentially greater impact on the Green Belt than the existing development and it will be necessary to determine whether ‘very special circumstances’ exist to outweigh potential harm on openness. Plus, if the need exists could it be accommodated in a less harmful manner / location. Highway Engineer This application seeks permission for various works to be carried out on and adjacent to the Vernon Building, which formed part of the former Offerton High School, so as to enable it to accommodate Stockport Music Service (presently based elsewhere at the site) and to enable Castle Hill High School (a special school presently based in Brinnington) to relocate to the site. Works include extensions and alterations to the building, new boundaries, formation of new car parking areas, reconfiguration of the site to provide minibus, bus and car parking and the erection of cycle shelters. Following submission of the application, the site layout has been amended slightly to take into account various comments raised in respect to pedestrian routes through the site, location of gates and parking. As such, I will base my comments on the latest drawing (drawing S01 Rev C). Information submitted in support of the application outlines that the special school will employ 71 FTE staff and will accommodate 234 pupils, including 24 six-formers. It also outlines that the school's transport arrangements differ from mainstream schools with 48% of pupils presently travelling to the school by dedicated mini-bus, 37% by public bus, 9% by foot and the remainder by taxi, train, cycle and car. It is envisaged that this modal split will not materially change with the school relocated to Offerton (albeit with different pupils walking to the site). The supporting information also outlines that the Music Service will continue to operate as at present and therefore as it is simply moving from one part of the site to the other, its relocation should not result in any change in vehicle movements on the local highway network. With respect to parking provision, the applicant has outlined that a total of 76 spaces, together with 7 spaces for disabled badge holders, 9 spaces for mini-buses and 2 coach spaces will be provided, together with a drop-off area for use by parents of Fairway Primary School. This is in line with the adopted parking standards in respect to Castle Hill School and allows for 10 spaces during the day for Stockport Music Service which mainly operates outside Castle Hill School hours, but will require 4 spaces for staff and 6 spaces for visitors during the day. After reviewing the submitted information I would conclude that the proposal should not result in a material increase in vehicle movements on the local highway network compared with the site's previous use. In addition, the site should prove no less accessible than Castle Hill High School's existing site and subject to measures being provided / implemented to allow and encourage sustainable travel (e.g. cycle parking, operation of a Travel Plan etc.), a similar or improved modal spilt (in favour of sustainable modes of transport) should be able to be achieved. The proposed level of car parking complies with the adopted parking standards and should also meet car parking demand. I would also consider the proposed the proposed layout of the site acceptable. The Council's Sustainable Transport Team, however, have proposals to provide a footpath / cyclepath along the site's northern boundary (just within the school site). Although this does not directly affect the proposals and the proposals do not directly affect this, there will be a need for the fence along the site's northern boundary to be erected in a manner so as to not prejudice this. This, however, can be dealt with


by a condition. Consequently, subject to matters of detail which can be dealt with by condition, I would consider the proposal acceptable. Finally, it should be noted that the proposal essentially results in the severing of an access route (other than for maintenance) to the Woodbank Building. I am not aware of the Council's intentions for the future use of the building / site but access would need to be taken into account when the building's / site's future use is considered. Design Officer The proposals involve the extension and alteration of, and general upgrading of the Vernon building to accommodate the relocated Castle Hill School and Stockport Music Service. The existing building is a fairly substantial school building that seems to have been developed incrementally in the mid to late 20th century. The key aspects of the current application from a design perspective are the extensions proposed and the replacement of the window frames.

The extensions proposed are fairly small in size relative to the footprint of the existing building, and their height relates comfortably to the varied height of the existing building. Their form and appearance has also been clearly influenced by the existing building. In consequence I have no specific concerns with regard to the extensions proposed.

The windows and doors as well as the roof covering are also to be replaced. From the proposed elevations there would appear to be more consistency in the treatment of the window openings in terms of materials and the arrangement of glazing bars, which is positive as it will help to unify the building.

To conclude, I view that the proposals are complementary to the existing Vernon building and will generally upgrade its appearance. I therefore raise no objection subject to the imposition of conditions to control the finished appearance of the scheme (i.e. materials etc.), which I suggest that we discuss should the application be recommended for approval.

Tree Officer Legally Protected Trees There is no legally protected trees within this site or affected by this development. Invasive Species There were signs of invasive species during the site inspection therefore control measures are required. Stockport’s Unitary Development Plan NE1.6 SPECIES PROTECTION NE2.1 TREE AND WOODLAND PROTECTION Recommendations:


The buildings footprints predominantly sit within the existing grounds of the school, which are mostly hard standing, formal gardens and planting areas around the perimeter of the site. The construction of the new school buildings shall have a negative impact on the semi mature and mature trees within the site of the development, this includes the revised highway scheme which too will have a negative impact on the trees. The level of amenity these trees offers is high due to the location of the site and the pedestrian access along the perimeter of the site as well as the green chain corridor they benefit they offer even with the interruptions by infrastructure such as water courses and road around the site. A root protection zone will need to be established to prevent any storage or encroachment of materials or equipment from the development within the root zone areas at the agreed points shown on the tree survey plan to enable fencing to be installed around the individual trees to be retained in the main site areas. The tree survey detailing the retention and removal of trees due to health assessment and the proposed conflict with the new development is a fair and realistic representation of the tree stock/situation in my opinion and as such is an acceptable document to be worked with. The need for a detailed root protection plan is essential and will need to be implemented prior to any works commencing on site so that the actual fencing in accordance with British standard is installed to allow the condition to be complied with prior to development works commencing on site. An officer will need to be informed and a site visit carried out prior to the works commencing due to the sensitivity of the site and the high level of tree cover that this site benefits from. The developer needs to submit method statements to detail all construction methods and materials to be used during construction within any root/canopy areas of woodlands or individual trees and woodland footpaths. The information needs to identify where hand digging is appropriate and where specific materials are to be used or not. The site is very prominent in the Offerton area and the trees can be seen from several aspects as well as offering high biodiversity benefits to the local area, and a green-chain connection for the further afield. As such this site needs to be protected and enhance by any proposed development which will take into account the local biodiversity of the existing site and the local provenance of any proposed planting of trees, shrubs and ground flora. The landscaping scheme will need to propose the planting of native species trees and hedgerows to off-set the development and incorporate fruit trees which will promote healthy lifestyles and free access for fruit to the children of the school as well as encourage biodiversity for the site. With a suitable landscaping scheme proposing tree planting on a two for one basis with some large specimen trees as well as some fruit trees, this application would not have any arboriculture objections as the tree loss is mostly poor amenity tree loss and could be enhanced by new improved native trees in better locations and improved tree cover. The following Tree related conditions need to be included and discharging of these will require a site visit, therefore this needs to be considered in the timetable for request for discharging the condition and the construction works on site. Nature Development Officer


Site Context The site is located within the grounds of Offerton High School (dominated by buildings, hard standing and amenity planting). Proposals are to extend and refurbish the Vernon Building and associated landscaping (e.g. car parking and playground areas). Legislative and Policy Framework Nature Conservation Designations The site itself has no nature conservation designations. It is however located approximately 80m from Poise Brook Local Nature Reserve and Site of Biological Importance. I do not envisage any significant adverse impacts to the designated site as a result of the proposals as works will not extend beyond the school grounds. Legally Protected Species Ecological surveys have been undertaken and submitted as part of the planning application. This involved a bat survey and a great crested newt survey. All surveys were carried out at an appropriate time of year by suitably experienced ecologists. Most buildings have the potential to support roosting bats. All species of bats and their roosts are protected under Section 9 of the Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2010. The latter implements the Council Directive 92/43/EEC on the Conservation of Natural Habitats and of Wild Fauna and Flora. Bats are included in Schedule 2 of the Regulations as ‘European Protected Species of animals’ (EPS). Under the Regulations it is an offence to:

1) Deliberately capture or kill a wild EPS 2) Deliberately disturb a wild EPS in such a way that significantly affects:

a) the ability of a significant group to survive, breed, rear or nurture young.

b) the local distribution of that species. 3) Damage or destroy a breeding place or resting site of such an animal.

A bat survey comprising an internal and external inspection of the building was undertaken in June 2013. No evidence of roosting bats was recorded during the survey and the building was assessed as offering limited potential for use as a bat roost. The trees within the application area were inspected for bat roosting potential and no suitable bat roosting features were identified. The risk to bats associated with the proposed development is considered to be low. The shrubs and trees within the application area offer suitable habitat for breeding birds. The nests of all wild birds are protected under the Wildlife and Countryside Act, 1981 (as amended). A great crested newt survey was carried out at the 5 ponds within 250m of the application area. A further 5 ponds were identified to be present 250-500m from the application site, but these were not surveyed on account of their lack of connectivity to the site. Great crested newts receive the same level of protection as bats (see above). No evidence of great crested newts was recorded during the current survey, although


a historical record for great crested newt does exist at one of the ponds (Pond 5). Other amphibian species were identified to be present within the ponds, such as common toad which is a UK Biodiversity Action Plan Priority Species. Terrestrial habitats within the application area are considered to be very limited for amphibians such as great crested newts and as such the risk is considered to be low. LDF Core Strategy DEVELOPMENT MANAGMENT POLICY SIE-3 A) Protecting the Natural Environment Protecting, Safeguarding and Enhancing the Environment Refer to paragraphs 3.366, 3.367 and 3.369. Stockport’s Unitary Development Plan (Retained Policy) Refer to NE1.1 and NE1.2 Recommendations: The building is considered to offer limited bat roosting potential, however the recommendations in the bat survey report (refer to section 9) should be conditioned should planning permission be granted. I would recommend that vegetation clearance is not undertaken in the bird nesting season (March – August inclusive) unless otherwise approved in writing by the local planning authority. The recommendations in the amphibian survey report should be conditioned should planning permission be granted (refer to section 6). The Reasonable Avoidance Measures and habitat compensation detailed should be implemented. In the unlikely event that great crested newt (or any other protected species) is discovered on site during works, works must cease and a suitably licenced ecologist/Natural England be contacted for advice. Opportunities for biodiversity enhancements should be incorporated into the scheme design in line with national and local policy. This could include provision of bird nesting and bat roosting facilities in the refurbished building or on trees within the site (e.g. bat and bird boxes). Additionally landscape planting should comprise native species, ideally of local origin. Similarly, the recommended habitat improvement works to Pond 5 (as detailed in the great crested newt survey report) are encouraged. I do not envisage any significant adverse impacts to Poise Brook SBI and LNR associated with the proposals. I would recommend however that an informative is used so that the applicant is aware of the designated site to ensure that works/storage of materials are kept well away from the designated site boundary. Greater Manchester Police Despite the current appearance of the Vernon Building, the site is located within a low crime area. The lack of legitimate activity and management on, and of, the site together, with the ease of access to the most secluded elements make it an easy target for those intent on criminal damage.


The new and refurbished elements of the school should adopt an approach which designs-in security without resorting to crude retrofit measures (bars and shutters); the security standards highlighted in this report will assist. Particular consideration should be given to the following matters, which are discussed in more detail within section 5.3 and 6 of this report:

• Inclusion of intruder resistant doors, windows and glazing

• Removal of vulnerable recesses

• Provision of a secure boundary

• Access controls at appropriate points within the site and the building

• CCTV and lighting to the most secluded elevations, in particular. If these concerns/issues can be addressed as described within the report and the other physical security measures are incorporated, I would envisage a cessation of the petty crimes occurring (albeit unreported) at the site, and I would be happy to support the development. From discussions with the architect following the completion of this report, I am comfortable that the issues highlighted in the Statement will be addressed and the physical security measures recommended will be incorporated into the scheme. Consequently, I wish to support the proposal subject to a condition requiring the development be built in accordance with the recommendations contained within the Crime Impact Statement and/or a condition requiring the development to achieve Secured by Design accreditation.

Environment Team - Contaminated Land No objection subject to the imposition of conditions concerning landfill gas. Environment Team - Pollution Control Comments awaited.

ANALYSIS The reuse of the Vernon building of the former Offerton High School site to accommodate the relocation of Castle Hill High School Stockport School of Music do not require planning permission. The proposed development subject of this application comprises the erection of a two storey extension to create a sixth form which would be located on the north western side of the school complex. Two small scale single storey extensions to form separate entrances for Castle Hill School and the Stockport Music School are also proposed. In addition a new MUGA is proposed to be located on the northern edge of the group of buildings. This facility would be hard surfaced and marked out for a variety of sports. It would be fenced using paladin fencing and would not be illuminated. Close to the MUGA and adjacent to the eastern edge of the buildings it is proposed to site a storage container for use for sports equipment. This would be green screened. Finally a new car park is proposed to the north of the MUGA and existing buildings to


serve both the school and the music school and includes some disabled persons parking provision. Alongside this, the existing hardstanding areas just inside the school site entrance will be reconfigured to provide minibus parking, and turnaround as well as visitor parking for Castle Hill School. The site access road which runs to the western edge of the group of buildings up towards the vacant Woodland Building will accommodate 12 parallel parking spaces and another area further north for the purposes of providing a drop off area for parents of the Fairway Primary School. The bus turnaround further to the north east adjacent to the Woodland Building, remains unaltered. The main issue therefore in the determination of this application is the assessment of the proposed buildings, the MUGA, car parking and storage container in terms of green belt policy and the designation of the site as a Major Existing Developed Site in the Green Belt (MEDS). The entire application site lies within the green belt and the vacant school buildings sit within the designated Major Existing Developed Site in the Green Belt (MEDS) whilst the remaining playing fields to the east of the buildings lie outside the MEDS allocation. Green Belt/MEDS National Planning Policy Framework (March 2012) refers to the protection of Green Belt land, highlighting the essential characteristics of the Green Belt as their openness and their permanence. Within the Green Belt there is a presumption against ‘inappropriate development’ and in this case saved UDP policy GBA1.2 (Control of Development in Green Belt) is applicable. Policy GBA1.2 clearly states that within the Green Belt there is a presumption against the construction of new buildings unless for the following purposes:

• agriculture and forestry; • essential facilities for outdoor sport and outdoor recreation, for cemeteries and

for other uses of land which preserve the openness of the Green Belt; • limited extensions, alteration or replacement of existing dwellings; or, • limited infilling or redevelopment of Major Existing Developed Sites.

The site in question is within a MEDS and therefore in this instance, policy GBA1.7 (Major Existing Developed Sites in the Green Belt) should also be referred to, which allows limited infilling provided that it would:

• be related to the continuing use of the site; • have no greater impact on the purposes of including land in the Green Belt than

the existing development; • not exceed the height of the existing buildings; and • not lead to a major increase in the developed proportion of the site.

The proposed two storey sixth form building would be situated adjacent to an existing three storey block and located so as not to impact on openness or visual amenity. The single storey entrance extensions for the Castle Hill School and the School of Music are small in scale and would also not impact on openness. The siting of the MUGA sited close to the northern edge and parallel to the building footprint forms an an outdoor sports / recreational facility and would accord with policy GBA1.2 as an acceptable form of development in the Green Belt as well as satisfying


the criteria to accord with GBA1.7.

The proposed buildings and MUGA are all considered to represent limited infilling under the policy criteria. As such there are no policy objections to the proposed extensions in terms of policy GBA1.7. In the interest of good design the applicant has confirmed that the proposed PE storage container will be screened in order to minimise its visibility from the open playing fields to the east of the site. The design officer raises no objection to the remaining proposed alterations to the school buildings namely the re roofing and the replacement windows and doors noting the proposed elevations would appear to provide more consistency in the treatment of the window openings in terms of materials and the arrangement of glazing bars, which is considered positive as it will help to unify the building.

Parking Information submitted in support of the application outlines that the Castle Hill School will employ 71 FTE staff and will accommodate 234 pupils, including 24 six-formers. It also outlines that the school's transport arrangements differ from mainstream schools with 48% of pupils presently travelling to the school by dedicated mini-bus, 37% by public bus, 9% by foot and the remainder by taxi, train, cycle and car. It is envisaged that this modal split will not materially change with the school relocated to Offerton (albeit with different pupils walking to the site). The supporting information also outlines that the Music Service will continue to operate as at present and therefore as it is simply moving from one part of the site to the other, its relocation should not result in any change in vehicle movements on the local highway network. With respect to parking provision, the applicant has outlined that a total of 76 spaces, together with 7 spaces for disabled badge holders, 9 spaces for mini-buses and 2 coach spaces will be provided, together with a drop-off area for use by parents of Fairway Primary School. This is in line with the adopted parking standards in respect to Castle Hill School and allows for 10 spaces during the day for Stockport Music Service which mainly operates outside Castle Hill School hours, but will require 4 spaces for staff and 6 spaces for visitors during the day. The highway engineer concludes that the proposal should not result in a material increase in vehicle movements on the local highway network compared with the site's previous use. In addition, the site should prove no less accessible than Castle Hill High School's existing site and subject to measures being provided / implemented to allow and encourage sustainable travel (e.g. cycle parking, operation of a Travel Plan etc.), a similar or improved modal spilt (in favour of sustainable modes of transport) should be able to be achieved. The proposed level of car parking complies with the adopted parking standards and should also meet car parking demand. The minibus parking areas close to the entrance from the Fairway and adjacent to the public entrance to the new Castle Hill School are all acceptable. Visitor parking for the school will be provided close to the entrance. Along the existing drive adjacent to the Vernon Building complex it is proposed to mark out a 12 parking spaces for use by the Castle Hill staff. Beyond this and close to the bus turnaround to the north beyond the school building footprint it is proposed to provide a delineate some parallel parking to serve as a drop off for parents of The Fairway Primary School. The request to incorporate this into the proposed scheme arose out of the public consultation


exercise undertaken by the applicant. Currently there are congestion problems at the start and end of the school day along The Fairway, close to the access for Offerton High and Fairway Primary school. The inclusion of a drop off area will help to alleviate this problem. A further area of parking is proposed to the north of the MUGA and this will serve both Castle Hill and the Stockport Music Service. The proposed hardstanding surface of this proposed car park will encroach into land which is currently grassed. The planning policy officer has raised concern over the extent to which this area will impact on the openness of the green belt through the shape of the car park which projects into the open land and the loss of the grassed area. Following a consultation response from the highway engineer this car park area has been amended so that it has now increased and modified since the submission of the original site layout plan.. As stated, the highway engineer raises no objection to the level of provision and the layout and siting of the car park, however this element of the scheme has raised concerns from a planning policy standpoint and there is currently a conflict with policies. GBA1.2 and GBA1.7. The applicant has been requested to revisit and revise the layout so as to reduce the impact of the parking on the openness of the green belt whilst still trying to maintain the car parking provision for the school and music service to satisfy the Council’s parking standards. These discussions are on going and it is anticipated that a more acceptable solution will be found and a revised plan will be available for committee’s consideration. Other matters The Arboricultural Officer raises no objection remaining satisfied that the proposal whilst involving the removal of some trees which are of low quality can be replaced through a suitable landscaping scheme which should include native species and fruit tress for the benefit of pupils at the school. The Nature Development Officer raises no objection and advises that the location of the site in proximity to the Poise Brook SBI and Local Nature Reserve is drawn to the applicant’s attention. The Environment Team raise no objection subject to suitable conditions. The Greater Manchester Police raise no objection and advise the recommendations in the Crime Impact Assessment are incorporated into the scheme. Conclusion

The development is therefore considered appropriate development and not a departure from adopted policy. The development is necessary to allow for the relocation of Castle Hill School. The proposal would allow a redundant site within the green belt to be brought back into beneficial use and to further the Council’s aspirations for finding a long terms use for this part of the former Offerton High School site. Subject to the parking layout to the north of the school buildings being reconfigured and /or some of the parking provision being displaced to other less harmful locations within the site to preserve the openness and integrity of the green belt,. the proposal would offer a substantial community benefit without causing undue harm to the visual amenity and openness of the green belt


RECEOMMENDATION

Grant

Item 1: Application DC052888 Referencedemocracy.stockport.gov.uk/documents/s29113/DC052888... ·...

Documents

Transcript of Item 1: Application DC052888 Referencedemocracy.stockport.gov.uk/documents/s29113/DC052888... ·...