Report to: Planning Committee

Date of Meeting: 16th July 2014

Subject: DC/2014/00981 King George V College, Scarisbrick New Road, Southport

Proposal: Erection of two storey teaching block after demolition of existing buildings Applicant: King George V College

Agent: Ellis Williams Architects

Report of: Head of Planning Services

Wards Affected: Kew Ward

Is this a key decision? No

Is it included in the Forward Plan? No

Exempt/Confidential No

Summary The proposal seeks consent for the erection of a two-storey teaching block comprising 2,100m2 gross floorspace following demolition of three existing buildings. The main issues to consider are the principle of development on a site designated as urban greenspace and the impact on the character of the area.

Recommendation Approve with Conditions

Reasons for the Recommendation

Implementation Date for the Decision Immediately following the Committee meeting

Contact Officer: Mandy Biagetti

Tel: 0151 934 4313

Case Officer: Mr Neil Mackie

Tel: 0151 934 3606

Email planning.department@sefton.gov.uk

Background Papers The full planning application including all supporting documents, plans and reports can be viewed at www.sefton.gov.uk/planapps. Sefton’s Unitary Development Plan 2006 National Planning Policy Guidance Note March 2012.

The Site KGV College within a designated area of urban greenspace on Scarisbrick New Road, Southport.

Proposal Erection of two storey teaching block after demolition of existing buildings

History Extensive history relating to the site, the most relevant of which is: Ref: N/2009/0164, Proposal: Erection of a new sports hall and associated tennis courts on the college campus (amendment to N/2008/0367 approved 24/10/2008), Decision: WDN, Decision Date: 03-JUL-09, Ref: S/2013/1101, Proposal: Erection of a two storey teaching block and associated external works after demolition of three existing buildings, Decision: APPCON, Decision Date: 12-DEC-13, Ref: DC/2014/00327, Proposal: Approval of details reserved by Conditions 1, 2 and 5 attached to planning permission referenced S/2013/1101 granted 13 Dec 2013, Decision: APP, Decision Date: 27-FEB-14,

Consultations Highways Development Control There are no objections to the proposal as there are no highway safety implications. The proposal is for a new teaching block along with the demolition of four existing buildings. The existing levels of car and cycle parking within the site will remain unaltered, as will the existing vehicular and pedestrian access arrangements to the site. Environment – Mr David Packard I have no objection in principle to this proposal. However the subsequent conditions/informatives should be included on the approval notice for this application. Standard Planning Condition(s) M-6 Piling

Merseyside Environmental Advisory Service 1. Thank you for consulting Merseyside EAS in respect of this application for the clearance of existing structures and construction of a new two-storey teaching block at this site. We previously provided comments on a previous application (N/2008/0367), but this scheme is of more restricted scope and our comments, which are set out below, reflect this. Ecology 2. Demolition and Bats. It is not entirely clear from the submitted information whether any affected buildings have already been demolished. However, bat survey submitted with the previous application (N/2008/0367) identified that the sign right building has bat roost potential; we also have a record of a possible bat roost within the pavilion building. 3. As the applicant is able to demolish the existing buildings under an existing consent the Council does not need to request that the applicant submit a bat survey. As an information note to the applicant it would be useful to make them aware that, if the existing buildings have not yet been demolished, given the time lapse between the previous survey (undertaken in October 2007) and this current application then a further updated bat survey may be required to ensure no impacts and no offence is committed to protected species, bats, during demolition works. 4. Tree Planting. We note that the applicant proposes tree planting in line with the requirements of DQ3. The application site is within the Sefton Coast Red Squirrel Refuge and Buffer Zone which has been adopted by the Council and we advise planting with small seeded species which encourage red squirrels and discourage grey squirrels. Species chosen for planting are largely small seeded and appropriate, however, beech is large seeded and should be replaced with an alternative small seeded species. Suitable species could include: Scots pine (Pinus sylvestris), willow (Salix spp.), rowan (Sorbus aucuparia), birch (Betula pendula or B. pubescens), hawthorn (Crataegus monogyna), blackthorn (Prunus spinosa), alder (Alnus glutinosa) and holly (Ilex aquifolium). A revised planting scheme should be submitted, this can be secured by a suitably worded planning condition. Contaminated Land Advice for Planning Services 1. Under Planning Approval N/2008/0367 'Erection of a two-storey college building with a detached sports hall to the rear with associated car parking and landscaping after demolition of some existing buildings', for King George V College, the following information was submitted to satisfy Condition 3 of the Planning Approval Notice:

• GRM Development Solutions, Site Appraisal for King George V College, Southport,

ref: GRM/P4611/F.1, August 2008.

• GRM Development Solutions correspondence, RE: Gas Protection Measures for King George V College, Southport, ref: P4611 AJP-3a, 14 November 2008.

• GRM Development Solutions correspondence, RE: N/2008/0367 - King George V College, Southport, ref: P4611 SMBC-2, 17 December 2008.

• GRM Development Solutions correspondence, RE: King George V College, Scarisbrick New Road, Southport, ref: P4611 SMBC-3, 27 January 2009.

The investigation and risk assessment works detailed in the above referenced documents identified a ground gas risk and the probable source as underlying natural peat deposits. On the basis of their ground gas investigation and risk assessment GRM Development Solutions characterised the site's ground gas regime as 'Characteristic Situation 4'. In accordance with Table 8.6 of the guidance document CIRIA C665 'Assessing Risks Posed by Hazardous Ground Gases to Buildings' (2007) the typical scope of measures required for Characteristic Situation 4 were identified as follows:

• Any of the following floor slabs; (a) Reinforced concrete cast in situ floor slab (suspended, nonsuspended or raft) or; (b) Beam and block or pre cast concrete slab.

• All joints and penetrations sealed.

• A proprietary gas resistant membrane.

• Passively ventilated or positively pressurised underfloor sub-space with monitoring facility.

The level of gas protection measures proposed for the site were considered to be sufficient to address the ground gas risks that were identified. In relation to the proposed development (ref: DC/2014/00981) it is advised that gas protection measures to the specification detailed above could be adopted in the new two storey teaching block. Full details of the foundation design and verification proposals for the installation of gas protection measures to 'Characteristic Situation 4' specifications should be submitted for review and approval. On this basis it is recommended that the following conditions and informative are attached to any planning approval granted for Planning Application DC/2014/00981: Con-3 'Submission of Remediation Strategy' Con-4 'Verification Report' Con-5 'Reporting of Unexpected Contamination' I-15 'Contaminated Land' 2. Alternatively, it would be acceptable for a further ground gas investigation and risk assessment to be undertaken for the new development to design appropriate ground gas mitigation measures. The investigation and assessment should be completed in accordance with current guidance and best practice, such as, BS8576:2013 'Guidance

on Investigations for Ground Gas - Permanent Gases and Volatile Organic Compounds (VOCs)', CIRIA C665 'Assessing Risks Posed by Hazardous Ground Gases to Buildings' (2007) and the CL:AIRE Research Bulletin RB17 'A Pragmatic Approach to Ground Gas Risk Assessment' (2012). It is noted that conditions regarding to contaminated land have previously been discharged (reference DC/2014/00327 discharging conditions 1, 2 & 5 attached to planning approval S/2013/1101) but as this proposal occupies a larger site area than previous consents it is considered reasonable to re-attach conditions to any approval.

Neighbour Representations Last date for replies: 9th July 2014 Representations received: Letter of support from Dr Pugh MP.

Policy The application site is situated in an area allocated as Urban Greenspace on the Council’s Adopted Unitary Development Plan. AD1 Location of Development AD2 Ensuring Choice of Travel CS3 Development Principles DQ1 Design DQ2 Renewable Energy in Development DQ3 Trees and Development EP3 Development of Contaminated Land EP6 Noise and Vibration G1 Protection of Urban Greenspace SPD Green space, trees and development NPPF National Planning Policy Framework

Comments

The main issues to consider in respect of this proposal are the principle of development on this site of urban greenspace and the impact on the character of the area. Unitary Development Plan policy G1 allows for development on sites of urban greenspace if the development is minor and directly related to the existing use of the site. The proposed two-storey teaching block will provide 2,100m2 of floorspace across two floors and when considered against the existing footprint and scale of the college this will be a minor development directly related to the existing use. As such, the principle of development is accepted to this site.

The scale and appearance of the proposal as shown on the submitted drawings is appropriate and will respond positively to the existing college and will be a positive addition to the character of the area. In order to comply with Unitary Development Plan policy DQ3 & Supplementary Planning Document 'Green space, trees and development' there is a requirement to plant 1 (one) tree within the site for each 50m2 unit of gross floorspace created. For the scheme this would equal 42 (forty two) trees to be planted within the site. As shown on drawing 1838 AG(90) 201 the full number of trees will not be planted within the red edged site boundary but will be planted within the grounds of the college. As this is land falling within the applicant's control this arrangement is considered to be acceptable and the implementation of this landscaping can be secured by way of a condition. As the proposal provides for a net increase in floorspace of over 1,000m2 then in order to comply with Unitary Development Plan policy DQ2 10% of the energy demand of the building must be met by renewable energy. It is considered that the building and the wider site can accommodate on-site renewable energy production and this matter can be addressed by way of a condition attached to any approval. There being no reason to warrant refusal of this application it is therefore recommended that it be granted consent with conditions.

Recommendation

Approve with Conditions

Conditions This application has been recommended for approval, the following conditions and associated reasons apply: 1) The development hereby permitted shall be commenced before the expiration of

three years from the date of this permission. Reason: To comply with Section 91 (as amended) of the Town and Country

Planning Act 1990. 2) The development hereby granted shall be carried out strictly in accordance with

the details and plans hereby approved and shall not be varied other than by prior agreement in writing by the Local Planning Authority.

Reason: To ensure a satisfactory development.

3) a) The hard and soft landscaping scheme hereby approved shall be carried out

prior to the occupation of any part of the development or in accordance with a timetable to be agreed in writing with the Local Planning Authority.

b) Any trees or plants that within a period of five years after planting, are removed,

die or become, in the opinion of the Local Planning Authority, seriously damaged or defective shall be replaced with others of a species, size and number as originally approved in the first available planting season unless the Local Planning Authority gives its written consent to any variation.

Reason: In the interests of visual amenity and to comply with policy DQ3 of the

Sefton Unitary Development Plan. 4) a) Should any part of the development incorporate piling works or ground

compaction, details of the works, proposed duration and hours of piling/ ground compaction and details of mitigation methods for the suppression of dust shall be submitted to and approved by the Local Planning Authority prior to work commencing on site.

b) Piling/ ground compaction works shall then be carried out in accordance with

the details approved under (a) above. Reason: To ensure that the amenities of nearby residents are not unduly harmed

by noise and dust from piling/ ground compaction works and to comply with policies CS3 and EP6 of the Sefton Unitary Development Plan.

5) Prior to commencement of development a detailed remediation strategy to bring

the site to a condition suitable for the intended use by removing unacceptable risks and the relevant pollutant linkages identified in the approved investigation and risk assessment, must be prepared and is subject to the approval in writing of the Local Planning Authority.

a) The strategy must include all works to be undertaken, proposed remediation

objectives and remediation criteria, timetable of works, site management procedures and roles and responsibilities. The strategy must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 on completion of the development and commencement of its use.

b) In the event that the proposed remediation scheme involves the provision of a

ground cover system a plan indicating the existing and proposed external ground levels on the application site shall be submitted for approval to the Local Planning Authority.

c) The development shall proceed in accordance with the external ground levels approved under (b) unless the Local Planning Authority gives its prior written approval to any variation.

Reason To ensure that risks from land contamination to the future users of the

land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy CS3 & EP3 of the Sefton Unitary Development Plan.

6) a) The approved remediation strategy must be carried out in accordance with its

terms prior to the commencement of development other than that required to carry out remediation.

b) Following completion of the remedial works identified in the approved

remediation strategy, a verification report that demonstrates compliance with the agreed remediation objectives and criteria must be produced, and is subject to the approval in writing of the Local Planning Authority, prior to commencement of use of the development.

Reason To ensure that risks from land contamination to the future users of the

land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy CS3 & EP3 of the Sefton Unitary Development Plan.

7) a) In the event that previously unidentified contamination is found at any time when

carrying out the approved development immediate contact must be made with the Local Planning Authority and works must cease in that area. An investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority.

b) Following completion of the remedial works identified in the approved

remediation strategy, verification of the works must be included in the verification report required by Condition 6.

Reason To ensure that risks from land contamination to the future users of the

land and neighbouring land are minimised, together with those to controlled waters, ecological systems, property and residential amenity and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy CS3 & EP3 of the Sefton Unitary Development Plan.

8) a) Prior to the commencement of use of the building hereby permitted a scheme incorporating renewable energy production to provide for 10% of the projected energy use of the building shall be submitted to and approved by the Local Planning Authority.

b) The scheme approved under a) above shall be implemented prior to the

commencement of use or to a time table to be agreed with the Local Planning Authority and maintained as such thereafter unless otherwise approved in writing.

Reason: To ensure that the proposed development meets the requirements of

Policy DQ2 in the Sefton Unitary Development Plan in the interests of sustainability.

Informatives 1) Unless otherwise agreed by the Local Planning Authority, development other than

that required to be carried out as part of an approved scheme of remediation must not commence until Conditions 5 - 7 above have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing, until Condition 7 has been complied with in relation to that contamination. Contaminated land planning conditions must be implemented and completed in the order shown on the decision notice above.

Drawing Numbers Location Plan Ref: 1838 AG(00) 200 received on 28.05.2014 Site plans Ref: 1838 AG(00) 201 received on 28.05.2014 Layout Ref: 1838 AG(00) 202 received on 28.05.2014 Site plans Ref: 1838 AG(00) 203 received on 28.05.2014 Floor Plans - Proposed Ref: 1838 AG(04) 201 received on 28.05.2014 Floor Plans - Proposed Ref: 1838 AG(04) 202 received on 28.05.2014 Roof Plan Ref: 1838 AG(04) 203 received on 28.05.2014 Elevations - Proposed Ref: 1838 AG(05) 201 received on 28.05.2014 Landscaping Ref: 1838 AG(90) 201 received on 28.05.2014

Existing site plan

Proposed site plan