OFFICER REPORT Application Number:...

APPLICATION NUMBER – 17/P/0008/FUL REPORT

OFFICER REPORT Application Number: 17/P/0008/FUL

Received Date: 13th January 2017

Proposal: New single storey infant block extension to south of existing

school buildings and proposed new car park on site of former building destroyed by fire

Site Address: Coed Eva Junior & Infant School Teynes Coed Eva Cwmbran

Ward: Coed Eva Agent: Mr Gareth Baker Applicant: Torfaen County Borough

Council

SITE HISTORY: App Number Proposal Status Received

Date Decision Date

16/P/01000/FUL

Retention of 2 no. two storey temporary portakabin buildings and 1 no. single storey temporary portaloo building to be used as classroom accommodation in response to a school fire

APPCON 07.06.2016 24.08.2016

13/P/00008 Erection of a flag pole

to fly school's Eco flag. To be sited within the

APPCON 09.01.2013 07.02.2013


school Grounds.

11/P/00392 Demolition of single demountable building

SF 21.07.2011 24.07.2011

03/P/08684 single storey brick clad double demountable classroom block and internal remodelling

APPCON 03.06.2003 12.08.2003

00/P/04394 extension to demountable classroom

APPCON 13.07.2000 14.09.2000

98/P/02149 relocation of double demountable unit

APPCON 09.06.1998 19.07.1998

BACKGROUND Members will be aware that Coed Eva Primary School suffered an arson attack on New Years Eve 2015 resulting in substantial damage to the school's infant building. As a disaster recovery operation new portacabin classrooms were erected so that education of the pupils could continue on site whilst a permanent solution is found. The portacabins were erected in January 2016 and planning permission was granted for them on a temporary basis (ref.16/P/01000/FUL) pending approval for and construction of a permanent replacement classroom facility on the site. That temporary permission expires in August 2018 therefore the new permanent classroom facilities need to be in place before then. DESCRIPTION OF SITE The application site comprises an existing primary school located within the built-up area of Coed Eva. Coed Eva Primary School was originally built in the 1960s as two separate blocks, infants in one block, juniors in another block. Car parking is restricted with 22 bays for staff and visitors and none designated for disabled users. School capacity is 420 places (60 places per year reception through to year 6) plus 54 nursery places. DESCRIPTION OF DEVELOPMENT Full planning permission is sought for the construction of a new single storey infant block extension to the south of the existing school buildings and a new 46 space car park on the site of the former (arson destroyed) infant school block to the north. The new infant block is proposed to be linked to the existing building by a new corridor/walkway however the route of this is shown indicatively only with the detailed design having to be drawn up at a later date to take account of the presence of an existing culvert and to ensure flood risk is minimised. The application was subject to pre-application publicity with local residents and is accompanied by a pre-application consultation report, design and access statement, transport statement, ecological survey report and phase 1 preliminary risk assessment. The amended plans show the position of an indicative link walkway/corridor extension between the existing and new school buildings but no elevation or roof details are shown as the final design requires further examination and flood risk modelling before the final engineered design is approved. Existing and proposed hard and soft ground surface areas of play are shown on a submitted 'Fields In Trust information' drawing. The new teaching block comprises a like-for-like replacement amount of floorspace with a


two class intake for each of the Key Stage 1 pupils (reception, years 1 and 2) plus a nursery class, toilets and ancillary accommodation. The school capacity remains the same. PLANNING POLICY: LDP Policy S1 - Defines the Urban Boundaries to promote the full and effective use of urban land, to allow for development to contribute to the creation of sustainable communities and define the urban area within which there is a presumption in favour of development. Land outside Urban Boundaries is within the Countryside where development is restricted. LDP Policy S2 - Gives a set of Sustainable Development criterion that should be taken into account in the design of development proposals. LDP Policy S3 - Provides criterion that should be considered to seek to mitigate the causes of further climate change and adapt to the current and future effects of climate change such as promoting sustainable design. LDP Policy S7 - seeks to ensure that development proposals promote the conservation and enhancement of the Natural, Built and Historic Environment. LDP Policy BW1 - provides a detailed Borough wide General Policy on Development Proposals with criterion covering 'Amenity and Design', the 'Natural Environment', the 'Built Environment', 'Utilities Provision' and 'Design and Transport', against which all planning applications will be determined in conjunction with other relevant policies of the Local Development Plan. LDP Policy CF3 seeks to improve the quality and accessibility of the County Borough's community facilities and states that development proposals that would result in the loss of or be of detriment to a community and/or leisure facility will not be permitted subject to several criterion. LDP Policy CF5 states that development will be permitted on allotments, areas of formal and informal recreation space, children's play areas and amenity open space subject to six criteria and provides local standards for allotments in Blaenavon (1.65ha), North Pontypool (11.23ha), South Pontypool 4.97ha), Cwmbran (12.52ha) and Ponthir (0.65ha). LDP Policy BG1 - states development proposals will not be permitted where they would cause significant adverse effects to local nature conservation designated sites, including the features of a Site of Importance for Nature Conservation (SINC), Local Nature Reserves (LNR), or Regionally Important Geological Sites (RIGS), subject to two criterion. Planning Policy Wales (Edition 9, November 2016) Chapter 5: Conserving and Improving Natural Heritage and the Coast 5.5 Development management and the conservation and improvement of the natural heritage 5.5.1 Biodiversity and landscape considerations must be taken into account in determining individual applications and contributing to the implementation of specific projects. The effect of a development proposal on the wildlife or landscape of any area can be a material consideration.


5.5.4 For all planning applications likely to result in disturbance or harm to a protected species or likely to have a significant adverse effect on sites of more than local importance, or on a designated area, local planning authorities should seek the advice of Natural Resources Wales and should always consult them before granting planning permission. Chapter 8: Transport 8.2 Promoting active travel 8.2.1 The Active Travel (Wales) Act 2013 aims to make walking and cycling the most attractive option for shorter journeys. In particular, everyday journeys such as to and from a workplace or education establishment or in order to access health, leisure or other services or facilities. 8.2.2 Walking should be promoted for shorter trips. The impact of policies and development on pedestrians should be considered. Planning authorities should, taking into account the requirements of the Active Travel (Wales) Act 2013, promote specific measures to assist pedestrians including the provision of safe, convenient and well-signed routes. 8.4.2 Car parking provision is a major influence on the choice of means of transport and the pattern of development. Local authorities should ensure that new developments provide lower levels of parking than have generally been achieved in the past. Minimum parking standards are no longer appropriate. Local authorities should develop an integrated strategy on parking to support the overall transport and locational policies of the development plan. 8.7.5 Where necessary, planning conditions may legitimately be imposed on the grant of planning permission to secure on-site transport measures and facilities as part of the proposed development. Planning obligations may also be used in appropriate circumstances to secure off-site improvements in public transport, walking and cycling, where such measures would be likely to influence travel patterns to the site involved. Chapter 11: Tourism, Sport and Recreation 11.1 Objectives 11.1.12 All playing fields whether owned by public, private or voluntary organisations, should be protected from development except where: - facilities can best be retained and enhanced through the redevelopment of a small part of the site; - alternative provision of equivalent community benefit is made available; or - there is an excess of such provision in the area. Chapter 13: Minimising and Managing Environmental Risks and Pollution 13.4 Development management and flood risk 13.4.2 In determining applications for development, local planning authorities should work closely with Natural Resources Wales, drainage bodies, sewerage undertakers, prospective developers and other relevant authorities to ensure that surface water run-off is to be controlled as near to the source as possible by the use of sustainable urban drainage systems. They should also ensure that development does not: - increase the risk of flooding elsewhere by loss of flood storage or flood flow route; or - increase the problem of surface water run-off.


13.7 Development management and contaminated land 13.7.1 Planning decisions need to take into account: - the potential hazard that contamination presents to the development itself, its occupants and the local environment; and - the results of a specialist investigation and assessment by the developer to determine the contamination of the ground and to identify any remedial measures required to deal with any contamination. 13.7.2 Where significant contamination issues arise, the local planning authority will require evidence of a detailed investigation and risk assessment prior to the determination of the application to enable beneficial use of land. Where acceptable remedial measures can overcome such contamination, planning permission may be granted subject to conditions specifying the necessary measures. If contamination cannot be overcome satisfactorily, the authority may refuse planning permission. Technical Advice Notes: Technical Advice Note 12: Design (2014) (TAN 12) Technical Advice Note 15: Development and Flood risk (2004) (TAN 15) Technical Advice Note 16: Sport, Recreation and Open Space (2009) (TAN 16) Paragraph 3.19 of TAN 16 sets out that consideration should be given to the redevelopment of previously developed land and to the multiple uses of open spaces and facilities, particularly school facilities, which may have the potential to become community, local sports club and team focal points for enhanced provision. Schools are encouraged to open their playing fields and premises for community use. Technical Advice Note 18: Transport (2007) (TAN 18) Paragraph 2.4 identifies that the inter-relationships between land use planning and transport are complex and varied. The development of land is dependent, in part upon transport infrastructure and services to function efficiently. By influencing the location, scale, density and mix of land uses and new development, land use planning can help to reduce the need to travel and length of journeys, whilst making it easier for people to walk, cycle or use public transport. CONSULTATION RESPONSES:

Ward Members

No reply received

Community Council

No reply received

Forward Planning (LDP/Policy)

(original comments):The new nursery block appears to have been placed in the middle of what was the playing field area (although this had become a field shelter area?). The outside play areas to the east appear to have not been included in the details of the new layout - not sure why. And so whilst there maybe quite a bit of outside play areas I'm not sure


how this equates to 'Team game playing fields'. There appears to be quite a bit of space around the site so hopefully there is going to be space to provide what is needed but the extensive playing field area that was there in aerials of 2009/2010 seems to have gone and as indicated in PPW 11.1.12 All playing fields whether owned by public, private or voluntary organisations, should be protected from development except where: -facilities can best be retained and enhanced through the redevelopment of a small part of the site; -alternative provision of equivalent community benefit is made available; or -there is an excess of such provision in the area.

Highways And Transportation

I note the content of the Transportation assessment which confirms that there will be no additional traffic generated by this proposal. Existing pedestrian and cycle routes to the school will be maintained. Construction traffic to the site will have to be through Willins as the temporary school portacabin buildings prevent access to the new school location for construction purpose. A Construction Management Plan must be submitted and agreed prior to commencement of construction works. A benefit of this redevelopment is that a car park will be constructed for staff within the site. I would not oppose the application from a highway standpoint; however I would wish to see the following condition attached to any grant of approval:- 1.A Construction Management Plan must be submitted and agreed prior to commencement of construction works. 2 No surface water from the site shall drain onto the highway or into highway drainage

Ecology Officer

No objection to this application proceeding subject to the following: The main ecological features of concern are centred on the possible presence of European Protected Species (EPS) namely dormouse and great crested newt. These species were identified in the Just Mammals Ecological Assessment as requiring specific additional survey work to determine if present on site. Justification for this survey is based on the suitability of habitat for both species. As EPS are a material consideration in the land use planning process, Planning


Policy Wales (PPW) and Technical Advice Note 5 (Nature Conservation and Planning) requires the local planning authority to request all relevant ecological information prior to determination. Having looked at the site and the habitats in question it is in my opinion that it is possible to proceed without the need for significant additional survey work. To avoid the need for this further survey the following issues should be conditioned as part on any planning approval. 1. Any break in the boundary line of trees to the east of the site for access purposes must be kept to an absolute minimum and must be located in a position to avoid the removal of mature trees. To mitigate any possible impact on dormouse through a break in the tree line, a suitable rope bridge must be erected to maintain the continuity of the ecological corridor. 2. A small pond formed around a watercourse is considered to be sub-optimal to support great crested newt. However, a precautionary approach should be taken by erecting reptile proof fencing around the working area to ensure any reptiles/amphibians that may occur in the wider landscape are prevented from entering the area. This needs to be in place before the end of March at the latest. The ensure the integrity of the of the barrier is maintained it should be inspected daily and any gaps repaired. Failure to do this could result in protected species occurring on site. 3.In general I recommend any proposed working area and loss of vegetation is kept to an absolute minimum. Any substantial impact on the areas of ecological value identified in the Just Mammals report could trigger the need for a detailed survey for the two species mentioned above and therefore introduce a substantial delay in the working timetable. In addition I suggest our standard bat and breeding bird advisory notes are attached to any recommendation to approve.

Drainage Officer

The area is on Marl type soil which will limit the amount of surface water discharge that can be dealt by any soakaways system. I would comment that the connection between the new and old school crosses a culverted watercourse and if the entrance to this were to become blocked then the overland flood route would be into the fabric of the school. Historical evidence shows that the school has been flooded on at least 2 occasions in the last 30 years due to blocked culverts further up the catchment, so flood resilience should be


designed into the scheme. Any discharge to the adjacent watercourses should be limited to the greenfield run-off of 5 L/s/ha and designed to cope with the 1 in 100 plus 30% for CC return period storm. I will have further comments to make on presentation of the drainage proposals. (amended plans) To mitigate the increased flood risk that the construction of the linked covered walkway and associated footpaths to the proposed new development pose, details and calculations should be provided to minimise the flood risk of both the flows through the culverted watercourse, and any over-land flows due to exceedance or blockage of this culvert. These should include estimated maximum flows based on the 1 in 100 year plus 30% for CC return period storm and a design that will transport this flow past the proposed links without affecting either the existing or proposed build.

Fields In Trust

(original comments): Fields in Trust works closely with Sport Wales as the statutory consultee on proposals affecting playing fields and having looked at the application we would be grateful for further information. The Design and Access Statement states that the school exceeds the minimum team game playing field area required by the 1999 School Premises Regulations but could you provide figures for the number of pupils at the school and the playing field area available please? (additional comments):Thank you for the information. Since the school clearly exceeds the Schools Premises Regulations, I confirm Sport Wales and Fields in Trust have no objection to the application.

Tree (Arboricultural) Officer

(Original comments): 2 questions. Do we have any indication of what tees are to felled so construction is possible ? Where any excavations are to be carried in the root zone of any retained trees what methods will be use ? (Additional comments): I am happy that there will be no significant tree loss. The walkway will require removal of some scrub and there are 2 alders which may require felling adjacent to the play area which will not alter the overall appearance of the site.

Natural Resources Wales

(original comments) Based on the information submitted to us, we have significant concerns with the proposed development as submitted. We advise that you would need


to meet the following requirement relating to land contamination. We also provide advice on European Protected Species foul drainage and pollution prevention. Requirement: A satisfactory updated Preliminary Risk Assessment (PRA) is submitted. Land Contamination We have reviewed your Phase 1 Preliminary Risk Assessment (PRA), prepared by WSP Parsons Brinkerhoff Ltd and dated November 2016. We consider this site to be environmentally sensitive given the number of surface water drainage channels running through the site and that it overlies the St Maughans Formation Secondary A Aquifer. The PRA concludes that risks to controlled waters are considered to be moderate / low and recommends that further work is carried out in the form of ground/site investigation. We advise that further information is required to assess the risks to controlled waters. We recommend that a satisfactory updated Preliminary Risk Assessment is prepared and submitted as part of the application. An updated Preliminary Risk Assessment should address / include: - Historic maps to confirm pervious land use. - Confirm how many fire events have taken place at the school and the dates of the event(s). (Consider whether PFOS were likely to have been used within firefighting agents and could be present on site following these events i.e. prior to 1960's.) - Confirm the condition of the former boiler house / heating oil tank(s) following the fire event(s). Is there any possibility that the integrity of tanks was damaged and as such resulted in any loss of fuel? In addition, Appendix A of the PRA provides outline proposals to the ground investigation. The proposals are generally welcomed, however, we make the following comments which should be considered prior to undergoing further work: - If an updated preliminary risk assessment identifies a risk to groundwater, installation of just one piezometer for groundwater monitoring and sampling will not be sufficient to meet best practice standards. - We would advise that investigatory locations for the purposes of investigating land contamination are targeted within areas of suspected contamination (for example along the northern boundary above which the former tramway was located and in the vicinity of the former boiler house) -We will expect submissions to demonstrate that best practice guidance outlined in the informative below has been met / followed. Model Procedures and good practice informative/ advice We strongly recommends that developers should:


- Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination, when dealing with land affected by contamination. -Refer to WLGA document 'Development of Land Affected by Contamination: A Guide for Developers' for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, such as human health. -Refer to Groundwater protection: Principles and practice (GP3). - Refer to British Standard for the Investigation of Potentially Contaminated Sites. Code of Practice (BS10175:2011) Depending on the content and findings of an updated PRA we may request planning conditions be attached to any grant of consent. If the planning application is submitted as it currently stands we would ask for a comprehensive suite of conditions. These are provided below. Summary of Land Contamination Conditions 1. Contamination investigation and remediation strategy; 2. Verification report 3. Long-term monitoring report 4. Unsuspected contamination 5. Infiltration of surface water from SUDS to ground to be agreed 6. Piling details to be agreed Condition 1 Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority: 1. A preliminary risk assessment which has identified: -all previous uses - potential contaminants associated with those uses -a conceptual model of the site indicating sources, pathways and receptors -potentially unacceptable risks arising from contamination at the site. 2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3. The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3)


are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved. Reasons Natural Resources Wales considers that the controlled waters at this site are environmentally sensitive and contamination is known/strongly suspected at the site due to historic use of the site. Condition 2 Prior to commencement of development a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority. Reasons To demonstrate that the remediation criteria relating to controlled waters have been met, and (if necessary) to secure longer-term monitoring of groundwater quality. This will ensure that there are no longer remaining unacceptable risks to controlled waters following remediation of the site. Condition 3 Reports on monitoring, maintenance and any contingency action carried out in accordance with a long-term monitoring and maintenance plan shall be submitted to the Local Planning Authority as set out in that plan. On completion of the monitoring programme a final report demonstrating that all long- term site remediation criteria have been met and documenting the decision to cease monitoring shall be submitted to and approved in writing by the Local Planning Authority. Reasons To ensure that longer term remediation criteria relating to controlled waters have been met. This will ensure that there are no longer remaining unacceptable risks to controlled waters following remediation of the site. Condition 4 If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the


Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. Reasons Given the size/complexity of the site it is considered possible that there may be unidentified areas of contamination at the site that could pose a risk to controlled waters if they are not remediated. Condition 5 No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details. Reason There is an increased potential for pollution of controlled waters from inappropriately located infiltration systems such as soakaways, unsealed porous pavement systems or infiltration basins. You should refer to the SuDS Manual (CIRIA C697, 2007), the Susdrain website (http://www.susdrain.org/ ) and draft National Standards for SuDS (Defra, 2011) for further information. Condition 6 Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. Reasons There is an increased potential for pollution of controlled waters from inappropriate methods of piling. You should refer to Environment Agency Document 'Piling and Penetrative Ground Improvement Methods on Land Affected by Contamination: Guidance on Pollution Prevention' and Environment Agency Document 'Piling in layered ground: risks to groundwater and archaeology' European Protected Species We welcome the ecological survey report entitled 'Coed Eva Primary School, Cwmbran, Torfaen, An Ecological Survey Report' by Just Mammals Consultancy dated September 2016. We note that at the time of the ecological surveys, the location and design for the new school building was yet to be finalised, and accordingly the report concludes that if the new school building is proposed to be sited in the south of the


site, further ecological surveys are likely to be required. We further note from submitted drawings that the new school building is to be sited in south of the site, but that the design and access statement concludes that it would be possible to proceed with the development without the need for significant further survey work. It is not clear whether this view is supported by the Council's ecologist. Therefore, in the first instance, we advise that the need or otherwise for further survey work to support a planning application for the proposals is discussed and agreed with the Council's ecologist. If further survey work is considered to be required, we advise that the scope of this work is also agreed with the Council's ecologist. Please note, if further information is provided to satisfy the Council's ecologist and we are consulted on this, it may then be necessary to change our advice. Foul Drainage We note foul water is proposed to be disposed of via a private network connecting to points within existing residential estates. If this method of proposed foul water disposal changes please reconsult us. Pollution Prevention Pollution Prevention Guidelines should be followed during construction, to minimise the risk of pollution. Pollution Prevention Guidelines are available from NetRegs. Other Comments Please note, if further information is prepared to support an application, it may be necessary for us to change our advice in line with the new information. You should be advised that, in addition to planning permission, it is your responsibility to ensure all other permits/consents relevant to the development are secured. (amended comments) We do not object to the proposal as submitted and offer the following comments: Further information was provided to address our significant concerns with land contamination. Further detail is provided below. Land Contamination Since our pre-application letter to the applicant their consultants have provided additional information to address our concerns. Based upon the additional information and the updated preliminary risk assessment provided, we consider the risk to controlled waters to be low. Given that the following has been confirmed: -The site was greenfield land prior to the building of the school -The fire event occurred during the year 2016, 18 years after the use of PFOS were prohibited by the EU Directive 2006/122/EC, meaning PFOS is not considered a


contaminant of concern -The boiler house on site was not impacted or compromised by the fire, nor are there any incidences of spillages or leaks associated with the boiler house recorded -The former tram line is located outside of the planning boundary We consider there to be a lack of a significant source of contamination associated with the site that could pose a risk to controlled waters. European Protected Species As no additional ecological information has been submitted our pre-application advice remains; we refer you to your Local Authority's Ecologist regarding the need for further survey work and, if required, the scope of this work. If further information regarding EPS is forthcoming and you require our advice please consult us. Pollution Prevention Pollution Prevention Guidelines should be followed during construction, to minimise the risk of pollution. Pollution Prevention Guidelines are available from NetRegs. Other Comments Our comments above only relate specifically to matters that are included on our checklist Natural Resources Wales and Planning Consultations (March 2015) which is published on our website. We have not considered potential effects on other matters and do not rule out the potential for the proposed development to affect other interests, including environmental interests of local importance. The applicant should be advised that, in addition to planning permission, it is their responsibility to ensure that they secure all other permits/consents relevant to their development.

Environmental Health (noise/contamination)

Due to past site use and proximity to former mineral tramway, contamination, including asbestos, is a material issue on this site. An appropriate site investigation is therefore required. The preliminary risk assessment accompanying the application is accepted as fulfilling recommended condition (1) a) below. All work should comply with the latest guidance which includes; BS 10175:2011 Welsh Government Document WG 15450, Contaminated Land Welsh Statutory Guidance.


Welsh Local Government Association Document, Requirements for the Chemical Testing of Imported Materials for Various End Uses. Contamination (1) No part of the development hereby permitted shall commence until: a) An appropriate Desk-Study of the site has been carried out, to include a conceptual model and a preliminary risk assessment, and the results of that study have been submitted to and approved in writing by the Local Planning Authority. b) If potential contamination is identified then an appropriate intrusive site investigation shall be undertaken and a Site Investigation Report to BS 10175:2011 containing the results of any intrusive investigation, shall be submitted and approved in writing by the Local Planning Authority. c) Unless otherwise agreed in writing by the Local Planning Authority as unnecessary, a Remediation Strategy, including Method statement and full Risk Assessment shall be submitted to and approved in writing by the Local Planning Authority. No part of the development hereby permitted shall be occupied until: d) Following remediation a Completion/Validation Report, confirming the remediation has being carried out in accordance with the approved details, shall be submitted to, and approved in writing by, the Local Planning Authority. e) Any additional or unforeseen contamination encountered during the development shall be notified to the Local Planning Authority as soon as is practicable. Suitable revision of the remediation strategy shall be submitted to and approved in writing by the Local Planning Authority and the revised strategy shall be fully implemented prior to further works continuing. Reason: To ensure that any potential risks to human health or the wider environment which may arise as a result of potential land contamination are satisfactorily addressed. Contamination - Unforeseen (2) Any unforeseen contamination encountered during development shall be notified to the Local Planning Authority as soon as is practicable. Unless otherwise agreed in writing by the Local Planning Authority as unnecessary, an appropriate ground investigation and/or remediation strategy shall be submitted to and approved in writing by the Local Planning Authority, and the approved strategy shall be implemented in full prior to further works on site. Following remediation and prior to the occupation of any building, a


Completion/Validation Report, confirming the remediation has being carried out in accordance with the approved details, shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that any potential risks to human health or the wider environment which may arise as a result of potential land contamination are satisfactorily addressed. Contamination - Imported Material (3) Prior to import to site, soil material or aggregate used as clean fill or capping material, shall be chemically tested to demonstrate that it meets the relevant screening requirements for the proposed end use. This information shall be submitted to and approved in writing by the Local Authority and must comply with the Welsh Local Government Association Document, Requirements for the Chemical Testing of Imported Materials for Various End Uses 2011. No other fill material shall be imported onto the site. Reason: To ensure that any potential risks to human health or the wider environment which may arise as a result of potential land contamination are satisfactorily addressed.

Dwr Cymru/Welsh Water Treharris

No reply received

PUBLICITY An Article 12 site notice was erected at the site and individual neighbour notification letters sent to 97 properties. REPRESENTATIONS RECEIVED One representation has been received raising the following issues: -common sense would be to build the new block to the south of the existing school buildings, so that the younger children do not have to walk to other buildings in all winds and weathers. I have not seen the plans but I assume there will be a connecting corridor. While builders and heavy plant are at the school would it not also be sensible to have a permanent drop off point for the parents and children to arrive and depart safely. Coed Eva Schools are, I feel, a victim of their own success, with the traffic reaching chaotic situations at certain times of all the day. ASSESSMENT AND CONCLUSION The application site is within the urban boundary as defined in the Adopted Torfaen Local Development Plan - matters to consider include the impact on residential amenity and the general character of the area, drainage and flood risk, contamination, highway safety (traffic and parking) issues, ecology and the impact on recreation/open space provision. Policy CF3 of the LDP states that proposals that result in improvements to the quality of school facilities will be favourably considered, subject to other relevant policies of the plan.


Amenity The school extension is within the existing school grounds and to the south of the existing building so will not adversely affect the residential amenity of any neighbouring properties. Concerns regarding additional traffic generation, which does affect amenity particularly at school opening and closing times, is dealt with in the highway section below. There will be no loss of light or privacy as a consequence of the development proposals. Drainage and flood risk The Council's Drainage Officer initially raised objection to the link corridor aspect of the design as this crosses a culvert and the barrier to surface water run-off created by the link corridor has the potential to exacerbate existing known flood risk at the site. The link has therefore been shown only indicatively on the amended plans and a condition requiring the detailed design to be agreed with the drainage details and flood risk mitigation proposals to be incorporated within the building design is therefore necessary. The classroom building and car park elements are considered to be acceptable in this regard. No objection has been received from any staututory undertakers. Contamination A phase 1 desk-top risk assessment has been carried out and the Council's EHO has raised no objection subject to the receipt of further, more intrusive site investigation work which is already being carried out at the site. Highway safety issues It is considered that, owing to the existing highway and car parking constraints, additional traffic movements will adversely affect residential amenity to a degree however it is considered that, as with all schools in residential areas, this is confined to school opening and closing times only and will be off-set by the new parking and drop-off areas being constructed within the school grounds. A condition to ensure these areas are provided before the extension is occupied is therefore recommended. Ecology A preliminary ecology report has been undertaken and subject to certain safeguards the Council's Ecologist is satisfied that the development can be carried out without detriment to any species of ecological importance. NRW initially raised objection however subject to further details/information being presented they are now satisfied that the development can proceed. Recreation/open space provision The proposed extension will reduce an existing area of soft surface play area. However it is considered that the reduction in the size of this playing area is outweighed by the need for the development (LDP Policy CF5 criteria e) and because satisfactory compensatory provision is proposed in the form of a new grass pitch elsewhere within the school grounds (LDP Policy CF5 criteria f). Subject to a Grampian condition to ensure the play area is provided before the extension is occupied then this is considered to be acceptable. Conclusion The proposed scheme, by providing a modern and permanent learning environment to replace the temporary classrooms, is considered to be an improvement to the educational provision and is therefore supported in principle by LDP Policy CF3. There would be no overriding unacceptable impact on the amenities of surrounding occupiers and the development would not impact adversely upon the character of the site or the surrounding area. There would be no unacceptable impact on the landscape or the ecological value of the site or recreation provision


and any concerns can all be addressed by imposing appropriately worded conditions. There will be some additional traffic and congestion problems at peak times, as there are at all school sites, however the application is recommended for approval subject to conditions. RECOMMENDATION: Approve with Conditions CONDITIONS: 1 The development shall begin not later than five years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990 2 Unless otherwise specified by another condition of this Notice, the development shall be

carried out in accordance with the following approved plans and documents: Design and Access Statement, Transport Statement, Phase 1 Preliminary Risk Assessment, Just Mammals Ecological Survey Report, Pre-Application Consultation Report and site location plan (drawing number TS1187 PL-P00) all received on 11 January 2017, the Fields In Trust information plan (drawing no.PL-P009) received on 9 February 2017 and the amended plans and elevations (drawing nos.PL-E01A, PL-P02A, PL-P03A, PL-P04A, PL-P05A, PL-P06A and PL-P08A) all received on 3 March 2017.

For the avoidance of doubt, the proposed covered walkway (The Link) elevation plan

(TS1187 PL-P07 received on 11 January 2017) IS NOT APPROVED pursuant to this planning permission.

Reason: To ensure the development is carried out in accordance with the approved

details. Any material alteration to the approved details may have an impact that has not been assessed.

3 In respect of any condition that requires the written approval of the Local Planning

Authority, the works thereby approved shall be carried out in accordance with that approval unless subsequently otherwise approved, in writing, by the Local Planning Authority.

REASON: To ensure the development is carried out in accordance with the approved

details. 4 No part of the development hereby permitted shall commence until any potential

contamination identified by the submitted Desk-Study risk assessment of the site (report number 70025774 dated November 2016) is subject of an appropriate intrusive site investigation which shall be undertaken and a Site Investigation Report to BS 10175:2011 containing the results of any intrusive investigation, shall be submitted and approved in writing by the Local Planning Authority.

Unless otherwise agreed in writing by the Local Planning Authority as unnecessary, a

Remediation Strategy, including Method statement and full Risk Assessment shall be submitted to and approved in writing by the Local Planning Authority.

No part of the development hereby permitted shall be occupied until:


a) Following remediation, a Completion/Validation Report, confirming the remediation has being carried out in accordance with the approved details, shall be submitted to and approved in writing by the Local Planning Authority.

b) Any additional or unforeseen contamination encountered during the development shall be notified to the Local Planning Authority as soon as is practicable. Suitable revision of the remediation strategy shall be submitted to and approved in writing by the Local Planning Authority and the revised strategy shall be fully implemented prior to further works continuing.

Reason: To ensure that any potential risks to human health or the wider environment

which may arise as a result of potential land contamination are satisfactorily addressed. 5 No part of the extension shall be brought into beneficial use until the proposed new hard

surface play areas, shown on drawing no. PL-P009 hereby approved, has been provided, made available for use as such and thereafter retained for use as a play area.

Reason: To ensure alternative play area of equivalent benefit is made available. 6 The extension hereby approved shall not be brought into beneficial use until the grass

sports pitch shown on drawing no.PL-P009 hereby approved has been provided on site, marked out as a playing pitch, brought into beneficial use and thereafter retained for use as such.

Reason: To ensure alternative playing field provision of equivalent benefit is made

available in accordance with Planning Policy Wales. 7 Prior to commencement of the development a Construction and Environmental

Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall have particular regard to traffic management considerations during delivery and construction phases and thereafter the development shall only proceed in accordance with the submitted and approved details.

Reason: In the interests of residential amenity and highway safety. 8 No surface water from the site shall drain onto the highway or into highway drainage. Reason: In the interests of highway safety. 9 Where any species listed under Schedules 2 or 4 of The Conservation (Natural Habitats

etc) Regulations 1994 is present on the site (or other identified part) in respect of which this permission is hereby granted, no works of site clearance, demolition or construction shall take place in pursuance of this permission unless a licence to disturb any such species has been granted in accordance with the aforementioned Regulations and a copy thereof has been submitted to the Local Planning Authority.

Reason: To ensure that animal and plant species which come within the terms of the

Regulations are effectively protected and to comply with Welsh Government planning guidance.


10 Prior to commencement of development a scheme for the provision of secure cycle parking on site shall be submitted to and approved in writing by the Local Planning Authority and the approved scheme shall be provided prior to the extension being brought into use.

Reason: To ensure there is adequate provision for secure cycle accommodation. 11 Any unforeseen contamination encountered during development shall be notified to the

Local Planning Authority as soon as is practicable. Unless otherwise agreed in writing by the Local Planning Authority as unnecessary, an appropriate ground investigation and/or remediation strategy shall be submitted to and approved in writing by the Local Planning Authority, and the approved strategy shall be implemented in full prior to further works on site.

Following remediation and prior to the occupation of any building, a

Completion/Validation Report, confirming the remediation has being carried out in accordance with the approved details, shall be submitted to and approved in writing by the Local Planning Authority.


which may arise as a result of potential land contamination are satisfactorily addressed. 12 Prior to import to site, soil material or aggregate used as clean fill or capping material,

shall be chemically tested to demonstrate that it meets the relevant screening requirements for the proposed end use. This information shall be submitted to and approved in writing by the Local Authority and must comply with the Welsh Local Government Association Document, Requirements for the Chemical Testing of Imported Materials for Various End Uses 2011. No other fill material shall be imported onto the site.


which may arise as a result of potential land contamination are satisfactorily addressed. 13 Any break in the boundary line of trees to the east of the site for access purposes must

be located in a position to avoid the removal of any mature trees. To mitigate any possible impact on dormouse through a break in the tree line, a suitable rope bridge must be erected to maintain the continuity of the ecological corridor.

Reason: To ensure that animal and plant species which come within the terms of the

Regulations are effectively protected and to comply with Welsh Government planning guidance.

14 As a precautionary approach, reptile proof fencing must be erected around the working

area to ensure any reptiles/amphibians that may occur in the wider landscape are prevented from entering the area. To ensure the integrity of the barrier is maintained it must be inspected daily and any gaps repaired. Failure to do so could result in protected species occurring on site which would require development to cease until such time as a licence to disturb the species has been granted by Natural Resources Wales on application to them.


Reason: To ensure that animal and plant species which come within the terms of the Regulations are effectively protected and to comply with Welsh Government planning guidance.

15 Any discharge to the adjacent watercourses should be limited to the greenfield run-off of

5 L/s/ha and designed to cope with the 1 in 100 plus 30% for CC return period storm. Reason: To minimise risk of surface water flooding. 16 The proposed covered walkway/link corridor shown indicatively on the plans hereby

approved shall not be constructed until the following information is submitted to and approved in writing by the Local Planning Authority:

- design and external appearance and materials - ground levels (existing and proposed) -surfacing materials of any pedestrian connection points - details and calculations to minimise the flood risk of both the flows through the

culverted watercourse and any over-land flows due to exceedance or blockage of this culvert. This information should include estimated maximum flows based on the 1 in 100 year plus 30% for CC return period storm and a design that will transport this flow past the proposed links without affecting either the existing or proposed buildings.

Reason: To ensure the design of the corridor minimises the risk of surface water

flooding. 17 Notwithstanding any other drainage details submitted with the application no

construction work shall be carried out until the associated detailed design, management and maintenance plan of surface water drainage for the development/site has been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall thereafter be implemented and maintained in accordance with the approved details prior to the use of the extension commencing and no foul water, surface water and land drainage shall be allowed to connect directly or indirectly with the public sewerage system.

Reason: To prevent the increased risk of flooding, by ensuring the provision of a

satisfactory and sustainable means of surface water disposal, to protect the health and safety of residents and ensure no pollution of or detriment to the environment.

18 No part of the extension hereby approved shall be occupied until the new car park and

drop off areas shown on the approved plans have been constructed and made available for use as such.

Reason: In the interests of highway safety. 19 The temporary portacabin classrooms (approved pursuant to planning permission

16/P/01000/FUL dated 23 August 2016) shall be completely removed from the site within 6 months of the beneficial occupation of the new extension hereby approved in accordance with a scheme of work which shall be first submitted to and approved in writing by the Local Planning Authority.

Reason: The submitted transport assessment is based on no increase in school capacity

and in the interests of highway safety and the appearance of the site.


INFORMATIVES: 1 Torfaen Local Development Plan covers Torfaen County Borough. The following

policy/policies is/are relevant to the consideration of this application: S1, S2, S3, S4, S7, BW1, CF3, CF5 and BG1.

2 This permission is granted in accordance with the provisions of the Town and Country

Planning Act 1990 and does not imply or grant consent for the proposed works on the part of the Council as owner of the property. You should ensure you have the necessary consent for these works from the relevant owning departments before commencing the work.

3 This notice does not give authority to destroy or damage a bat roost or disturb a bat. All

16 British bat species are protected under the Conservation of Habitat and Species Regulations 2010. It is a criminal offence to damage or destroy any bat roost, whether occupied or not, or disturb or harm a bat. If you suspect that bats might roost in the tree(s) for which work is planned you should take further advice from the Natural Resources Wales, or an ecological consultant, before you start. If bats are discovered during the work you must stop immediately and contact the Natural Resources Wales for advice before continuing.

4 Bats and their roots are protected under a range of legislation, including the Wildlife and

Countryside Act 1981, the Bern Convention, The EC Habitats Directive and the Bonn Convention which includes an Agreement on the Conservation of Bats in Europe. Anyone intending to carry out an operation that may affect bats or their roots (outside the living area of a dwelling) is required by law to consult Natural Resources Wales. Should any bats be discovered during the works proposed, all works should cease immediately and Natural Resources Wales contacted for further advice.

5 No trees/hedgerows should be removed between March and August (bird breeding

season). If any breeding birds are encountered during the course of development, works should cease and advice sought from a suitably qualified Ecologist before proceeding.

6 The Council's Ecologist recommends that any proposed working area and/or removal of

vegetation is kept to an absolute minimum. Any substantial impact on the areas of ecological value identified in the Just Mammals report could trigger the need for a detailed survey for the presence of dormice and great crested newts and would therefore introduce a substantial delay in the working timetable.

Mrs Claire Hall

Appendices None

Background Papers

Note: Members of the public are entitled, under the Local Government Act 1972, to inspect background papers to reports. The following is a list of the background papers used in the production of this report. Planning Application File: 17/P/0008/FUL


For a copy of the background papers or for further information about this report, please telephone: Richard Lewis, Head of Development Management (Tel. 01633 647628)

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