item-1-mo-2019-2193-land-west-hill-school

Application Number and Registration Date MO/2019/2193 (Detailed Major) 06-Jan-2020 Applicant Bowmer + Kirkland Case Officer Mark Brodie Amendments /amplifications Committee Date June 2020 Ward(s) Leatherhead North Proposal Erection of new two storey all-through SEN School with associated access, parking and landscaping, reconfiguration of existing access road and West Hill School car park and erection of new four court sports hall for Therfield School Site Description Land at West Hill School,Kingston Road and at Therfield School, Dilston Road, Leatherhead, Surrey RECOMMENDATION: Approve subject to conditions Summary The site lies within the built up area of Leatherhead and forms part of the playing fields of Therfield School Planning permission is sought for the erection of new two storey all-through SEN School with associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School When assessed against the policies in the NPPF taken as a whole, it is considered that the development would simultaneously achieve the social, economic and environmental dimensions necessary to be considered as sustainable development as defined and sought by the NPPF The NPPF gives great weight to providing school places to meet the needs of communities through the application process Evidence published separately by Surrey County Council and submitted as part of the current application show that there is a demonstrable need for a school that caters for Complex Social and Communication Needs within Surrey The adverse impacts identified above involving loss of part of the playing fields are considered in the planning balance, to be limited and would not significantly and demonstrably outweigh the benefit of these proposals when measured against the policies in the NPPF Noting that the proposal also accords with development plan policies The new two storey all-through SEN School with associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School will meet the required demand within the County and ensure that children have access to the educational needs that they require In addition to this the proposal will provide a valuable community asset by allowing access to indoor sports and social facilities to the residents of Leatherhaed Taking all of these factors into account it is considered that planning permission should be granted Development Plan 1.1 Built up area Relevant Planning History 2.1 There is an extensive planning History in relation to both West Hill School & Therfield School For the purposes of this report a selection of some of the more recent/relevant permissions over the last decade have been provided below West Hill School MO/2011/1129 Erection of replacement boundary and internal fences and gates SCC application for consultation purposes Approved 05.10.11 MO/2013/0824 Removal of two existing demountable classroom units and installation of two single storey modular building, one comprising four classrooms, store and WC’s and the other comprising one classroom, store and WC Installation of canopy to each building No Objection 16.07.2013 MO/2014/0096 Installation of parking bays, footpath and speed bumps along access drive, and enclosed area for refuse bins SCC application for consultation purposes Approved 04.03.2014 MO/2016/0788 External alterations to form new external play space Approval with shade canopies, minor alterations to external 17.06.2016 openings and installation of new entrance canopy (SCC application - for consultation purposes only) MO/2016/1436 New classroom extension comprising a part one and part two storey extension, internal and minor external alterations to existing school building to convert building from a secondary Special Educational Needs (SEN) to a primary SEN school including external works comprising alterations to No objection 30.09.2016 school playgrounds, formation of new MUGA play surface and new staff car parking together with soft landscaping works MO/2017/1027 Discharge of conditions 12, 13, 14,15 and 16 of approved MO/2016/1436 for new classroom extension comprising a part one and part two storey extension, internal and minor external alterations to existing school building to convert school premises from a Secondary Special Educational Needs (SEN) school to a Primary SEN school, including external works comprising alterations to school playgrounds, formation of a new MUGA play surface and new staff car parking together with soft landscaping works (SCC application - for consultation purposes only) Approved 04.07 2017 MO/2018/0131 Discharge of Condition No 17 (sustainable drainage system) of approved MO/2016/1436 for new classroom extension comprising a part one and part two storey extension, internal and minor external alterations to existing school building to convert school premises from a Secondary Special Educational Needs (SEN) school to a Primary SEN school, including external works comprising alterations to school playgrounds, formation of a new MUGA play surface and new staff car parking together with soft landscaping works (SCC application - for consultation purposes only) Approved 13.02.2018 Therfield School MO/2005/1234 1) Construction of part single, part two storey extension to provide music, drama and general teaching accommodation; 2) The demolition and removal from the site of 11 demountable classrooms; 3) The temporary relocation of existing demountable classrooms for the duration of construction works (Surrey County Council consultation) Approved 12.09.2005 MO/2006/0175 Proposed new changing room for females, with disabled provisions, to serve existing internal and external sports facilities The new changing room will also offer community use after normal school hours Approved 03.04.2006 MO/2007/0287 Continued use of school extension permitted under MO/2006/0272 without compliance with Condition of that permission so as to allow a revised programme for removal of existing demountable classrooms (For consultation purposes only) Approved 03.04.2007 MO/2012/0060 Construction of new all weather surfaced tennis and netball courts for school and community use and installation of floodlights Approved 18.04.2012 MO/2014/0356 Retrospective planning application for the installation of 394 roof mounted solar panels SCC application for consultation purposes only MO/2018/1096 Non-material amendment to planning permission ref: MO05/1234 dated 12 December 2005 to allow a canopy, an overhanging roof and louvered door to be omitted from the Drama Block (SCC application - for consultation purposes only.) Approved 09.072018 MO/2019/0635 Removal of Condition of approved Planning Permission MO/2013/1073 for the renewal of Extant Planning Permission MO/2010/0692 in respect of the demolition of Nos 82 and 84 Cleeve Road and formation of new vehicular access Erection of 90 residential dwellings including associated car parking and landscaping To allow development without a detailed arboricultural method statement Under consideration Description of Development 3.1 The application site forms part of the playing field used by Therfield School that fronts, Dilston Road The site of the proposed new SEN school is positioned to the north of the playing fields and is bounded to the east by the existing West Hill SEN School, which is accessed via an existing access road from Kingston Road Therfield School is situated 250m to the south of the site with existing woodland bounding the north and west boundaries The site is located to the north of Leatherhead Town centre, 1.5km from the railway station, 1km to the M25, Junction 9, 5km to Epsom town centre to the north east, Guildford is 20km to the southwest and Dorking 10km to the south The surrounding area of Leatherhead mostly consists of residential developments between and storeys, with some community and retail facilities Some adjacent areas are occupied by industrial and commercial units on the east, west and northern boundaries y of the wider site respectively The application site also includes land to the immediate north east of Therfield School buildings and north of the existing overflow car park Kingston Road Figure Location Plan showing position of proposed school and sports hall 3.2 The current application seeks planning permission for the erection of new two storey all-through (primary and secondary) SEN School with associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School The following reports were submitted in support of the application:- Planning Statement (incorporating Education Need Statement);Design and Access Statement; Noise Assessment; Statement of Community Involvement; Transport Assessment; Travel Plan; Archaeological Assessment; Preliminary Ecological Appraisal; Protected Species Checklist; Landscape and Ecological Management Plan; Arboricultural Survey and Impact Assessment; Flood Risk Assessment; Construction Environmental Management Plan and Construction Logistics Plan; Energy Statement; BREEAM and Sustainability Statement; Geoenvironmental Desk Study Report; Ground Investigation Report; Drainage Strategy Figure below Ariel photograph showing position of proposed school Figure below showing elevations of proposed school Figure below Photographic visuals of proposed school building Figure below showing elevations of proposed sports hall Consultations Responses SCC Highways - The proposed development has been considered by The County Highway Authority who having assessed the application on safety, capacity and policy grounds have no objections subject to conditions be imposed Officer comment Conditions have been imposed to ensure scheme is carried out in accordance with submitted Relevant condition 9,15, 17,18 Construction Environmental Management Plan (CEMP) ( ); the laying out of parking and modifications to road layout prior to occupation (15); provision of electric charging points (17)the provision of secure bicycle storage for 20 cycles (18 ) SCC Flood Risk Asset We are not satisfied that the proposed drainage scheme meets the requirements set out in the aforementioned documents because significant issues have been identified To overcome this, the following changes are required: The applicant has submitted separate drainage strategies for the application These are discussed below In general, it does not appear that the applicant has considered including SuDS elements to help reduce surface water discharge off-site SuDS features such as green/blue roofs, rainwater harvesting systems and above ground attenuation (ponds, basins, swales etc) would have a multitude of benefits including water treatment and enhanced biodiversity The School It is unclear why a gravity based drainage solution is unfeasible The current proposal to install a pumped rising main along the access road and through the new car park A pumped solution should only be used if a gravity solution is proven unfeasible The Thames Water surface water sewer is shown to run past the site in a south to north direction towards the River Rye There appears to be a route along the northern border of the existing West Hill School where the proposed surface water system could feed into the Thames Water surface water sewer via gravity Consideration should be given to above ground surface water attenuation (such as ponds, detention basins and swales) before including below ground attenuation elements The Car Park The proposed discharge rate from the new car park and turning area is unacceptable There appears to be sufficient space for sustainable drainage elements which A condition requiring a detailed SUDS scheme is recommended for the development as a whole (10 ) can attenuate surface water and reduce the discharge off site The Non-Statutory Technical Standards for sustainable drainage systems state: S3 For developments which were previously developed, the peak runoff rate from the development to any drain, sewer or surface water body for the in year rainfall event and the in 100 year rainfall event must be as close as reasonably practicable to the greenfield runoff rate from the development for the same rainfall event, but should never exceed the rate of discharge from the development prior to redevelopment for that event Consideration should be given to combining the School and the Car Park into one network, conveying surface water north to the attenuation tank and finally discharging via gravity to the Thames Water sewer as mentioned previously The Sports Block We are content that the proposed drainage scheme meets the requirements set out in the aforementioned documents Subsequent Comment responding to applicants response:- I appreciate the response and justification behind the decisions that have been made, although I am not completely happy with the design I believe that more could be done to help reduce run-off For instance, multiple shallow attenuation devices could be used rather than a 1.6m deep crates system The MUGA could be used as a permeable surface with shallow attenuation beneath Permeable paving could be extended to all the parking bays (not just some of them), possibly utilising a crate storage beneath increasing the amount of surface water attenuated Shallow swales and detention basins could be utilised (these could be lined if groundwater ingress is a concern) These would be dry the majority of the time and only come into use in the more severe events If designed well they can be part of the school landscape and have amenity and biodiversity benefits They are also the easiest form of SuDS to maintain and install The car park/ entrance area is not a separate boundary, it is part of the new school block boundary Therefore it should adhere to the same scrutiny as the school block The discharge for the car park area is unacceptable as proposed Thames Water: With regard to SURFACE WATER network infrastructure capacity, we would not have any objection to the above planning application, based on the information provided With regard to FOUL WATER sewerage network Noted infrastructure capacity, we would not have any objection to the above planning application, based on the information provided There are public sewers crossing or close to your development If you're planning significant work near our sewers, it's important that you minimize the risk of damage We’ll need to check that your development doesn’t limit repair or maintenance activities, or inhibit the services we provide in any other way SCC Heritage Conservation Team: Archaeology :-The applicant has submitted a Written Scheme of Investigation (WSI) for an archaeological trial trench evaluation, produced by their archaeological consultants RPS I can confirm that I reviewed the WSI at the preapplication stage and confirm that it is acceptable in that it provides a suitable methodology for identifying any Heritage Assets of archaeological significance that may be present so as to define the archaeological potential of the site Subsequent to that the applicant has submitted an Archaeological Evaluation Report which given the negative nature of the results, I can confirm that there will be no further archaeological mitigation measures required Sustainability Officer: I've reviewed the submitted reports and the applicant intends to meet the 10% requirement via the installation of a large solar PV array If permission for this application is granted, further evidence would be needed to outline how (and if) the savings predicted will be achieved Sport England Comment on Scheme as originally submitted:Sport England – Statutory Role and Policy It is understood that the proposal prejudices the use, or leads to the loss of use, of land being used as a playing field or has been used as a playing field in the last five years, as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2015 (Statutory Instrument 2015 No 595) The consultation with Sport England is therefore a statutory requirement Sport England has considered the application in light of the National Planning Policy Framework (particularly Para 97) and Sport England’s Playing Fields Policy, which is presented within its ‘Playing Fields Policy and Guidance Document Sport England’s policy is to oppose the granting of planning permission for any development which would lead to the loss of, or prejudice the use of, all/part of a playing field, unless one or more of the five exceptions stated in its policy apply Noted A condition details of sustainability/energy efficiency savings and how they will be agreed (20) The Principle, Support and Need for Educational Development Open Space, Playing Field & Community Use Location, Layout and Design Residential Amenity and Noise Highways and Transport Flood Risk and Drainage Trees and Ecology Sustainability Contamination Construction Environmental Management Plan Fencing and Security The Need For Special Educational Needs School 6.1 At the heart of NPPF is a presumption in favour of sustainable development Paragraph 11 states that in terms of the decision making process, this means approving development proposals that accord with the development plan without delay and where the development plan is absent, silent or relevant policies are out of date, granting permission unless:i the application of policies in the Framework that protect areas or assets of particular importance; or Such areas include land designed as Green Belts, an Area of Outstanding Natural Beauty, and Conservation Areas (This does not apply in this case) ii Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework as a whole Paragraph 127 of the NPPF states that planning policies and decisions should ensure the developments, inter alia: (a) will function well and add to the overall quality of an area, not just for the short term but over the lifetime of the development; (b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; (c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); create places that are safe, inclusive and accessible and which promote health and wellbeing, with a high standard of amenity for existing and future users 6.2 At paragraph 130, it is stated that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way in functions 6.3 Policies CS1 and CS2 advise that new development will be directed towards previously developed land within the built up areas 6.4 In a Ministerial Statement Planning for schools development: statement (August 2011) the Government sets out its commitment to support the development of state-funded schools and their delivery through the planning system In summary it states:‘The Government is firmly committed to ensuring there is sufficient provision to meet growing demand for state-funded school places, increasing choice and opportunity in state-funded education State-funded schools include Academies and free schools The Government wants to enable new schools to open, good schools to expand and all schools to adapt and improve their facilities This will allow for more provision and greater diversity in the state-funded school sector to meet both demographic needs and the drive for increased choice and higher standards’ It goes on to state that the planning system should operate in a positive manner when dealing with proposals for the creation, expansion and alteration of state funded Schools, and that the following principles should apply: (1) There should be a presumption in favour of the development of state funded Schools, as expressed in the NPPF; (2) Local authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions The Secretary of State will attach significant weight to the need to establish and develop state-funded schools; (3) A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the Local Planning Authority Given the strong policy support for improving state education, the Secretary of State will be minded to consider such a refusal or imposition of conditions to be unreasonable conduct, unless it is supported by clear and cogent evidence 6.5 Paragraph 94 of the National Planning Policy Framework (NPPF) states that, it is important that a sufficient choice of school places is available to meet the needs of new and existing communities Section a) of paragraph 94 goes on to give great weight to the need to create, expand or alter schools through the preparation of plans and decisions on applications, and to work with schools’ promoters to identify and resolve key planning issues before applications are submitted 6.6 The Surrey School Organisation Plan (2018-2027) forecasts supply and demand for school places over the next decades This document agrees on the need for two new Special Educational Needs and Disability (SEND) schools One of which will provide cross-phase education for pupils aged 7-19 years old with Communication and Interaction Needs (COIN) and will be located in the west of the county The other will provide cross-phase education for pupils aged 4-19 years old with Complex Social and Communication Needs (CSCN) and will be located in the east of the county 6.7 Surrey County Council’s SEND School Development Plan 2020 demonstrates that children and young people with special educational needs and disabilities are increasing in number, above the rate of school population growth The types of needs that young people have has changed, with a 50% increase in young people with Autistic Spectrum Disorders (included in CSCN) since 2009 6.8 Surrey County Council have written a statement in support of the current application which could provide for the cross-phase education for pupils aged 4-19 years old with Complex Social and Communication Needs (CSCN) There are two CSCN schools in the north east and north west of Surrey Both of these are currently operating at capacity There is currently an increasing reliance on specialist independent CSCN schools and CSCN schools outside of Surrey The current proposal will help to address this deficiency 7.1 Open Space, Playing Fields & Community Use Paragraph 97 of the NPPF states that Existing open space, sports and recreational buildings and land, including playing fields, should not be built on The Framework then goes on to state a number of possible exceptions including c) the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current former use 7.2 Sport England policy proposes a similar approach, setting out five exceptions where playing field loss would be acceptable Exception applies where “the proposed development is for an indoor or outdoor facility for sport, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss, or prejudice to the use, of the area of playing field” As set out below, it is considered that this exception applies, particularly given that the new school and sports centre are interlinked in so far as they are dependent of each other in delivery terms 7.3 Policy CS16 of the Mole Valley Core Strategy safeguards open space, sports and recreational facilities from development The loss of these facilities must be supported by evidence that a suitable alternative provision can be made The supporting text of this policy does not expand on what would be considered a suitable alternative provision 7.4 The current proposal will result in the loss of existing playing fields in part to accommodate both the SEN School to the west of the existing Therfield School and where the sports block is proposed to the south of the site 7.5 With regard to the sports centre, national policy in the NPPF seeks to provide the social, recreational and cultural facilities and services the community needs, through planning positively for the provision and use of shared spaces and community facilities such as sports venues (paragraph 92) It also seeks to promote healthy and safe communities through promotion of social interaction and healthy lifestyles It is considered that the proposal for the new sports centre will serve to meet these objectives and help better meet local sporting and leisure needs, including those of the school 7.6 Representations from Sport England raise objections to the proposal based on the significant extent of the playing fields that will be lost, and that the benefits of the proposed sports centre will not outweigh this They are of the view that the proposal does not accord with the NPPF or Sport England’s Playing Field Policy 7.7 It is acknowledged that the location of the proposed school and sports hall is on land which currently forms part of Therfield School’s playing field and the development will result in a net loss of this However, Therfield school have confirmed that the area proposed for the new school is not widely used and that its loss will not impact their curriculum provision or delivery, particularly with the delivery of the new sports centre Whilst policy seeks to prevent the loss of playing field and open space, Local Plan Policy ENV21 provides an exception where the development is for the essential needs of suitable outdoor recreation, where the land does not make a significant contribution to the character, environmental quality and amenity of the surrounding area; or provides essential social, community, or recreational use; or is of high ecological value It is noted that the land is not of any significant environmental or ecological value The policy states that exceptionally, limited development of a small part may be permitted where it ensures the retention and enhancement of public access on the remainder and does not significantly undermine the contribution made by the land as open space The proposed loss as a proportion of the full extent of the schools’ playing field is limited, with school and community access to the remainder unaffected The enhanced community access to the proposed sports centre is a strong material consideration in the planning balance, which will be secured by an agreement (see Condition 3) which will be the subject of consultation with Sport England 7.8 It is acknowledged that the school are still able to provide a pitch layout that meets their needs, with additional and significant benefits arising from the new sports hall It is noted that the sports hall is funded directly as part and parcel of the Fox Grove School proposals, without which it would not be deliverable and the benefits it will deliver would not be realised 7.9 Therfield School have confirmed that the intention with the Sports Hall is to let it to sports clubs from the local community offering the same hours as their Astroturf & MUGA Monday to Friday that would be 5.30pm-9.30pm and it would be available at the weekends too from 10am until 5pm The Sports Hall would be available for local sports clubs to hire and there would be school employees supervising the use of all facilities The use of the proposed Fox Grove School, in term time, outside of school hours would be for functions after school (parents events/Trust meetings) and at weekends may involve community lettings primarily on Saturdays and infrequent Sundays Both would be during hours of 0900 to 1700 Outside term time, this may include community lettings again during business hours The applicant has indicated that they not anticipate late evening lettings/unsociable hours lettings 7.10 At present the existing artificial pitches and MUGA are used by the community and there is some use of the playing fields at weekend by a local colts football team Going forward, a Community Use Agreement will help formalise and further facilitate community use, which will be enhanced by the provision of the proposed indoor facilities, whilst outdoor community sports use will benefit from dedicated and high quality changing facilities The school’s artificial pitch is currently used extensively by the community outside of school use, but does not benefit from associated changing facilities that they can access This would change as a result of the proposed development and represent a significant improvement to the existing situation The grass pitches are used by Ashtead Colts football club and this use would continue The school will work with the club to ensure their needs are accommodated on the remaining playing field, and this will also benefit greatly from access to indoor changing facilities In addition, the school’s MUGA will also benefit from the changing provision proposed Location, Layout and Design 8.1 The proposed Fox Grove School, at two storeys in height is of a scale and mass that relates well to its spacious location and setting It is of a similar scale to its immediate neighbour to the east, West Hill School The design of the building is simple and functional The use of a flat roof serves to minimise visual impact and scale Given its setting, with the backdrop of the Ancient Woodland to the rear, it is recommended that a condition be attached to ensure the choice of material/colour and texture is one that compliments its surroundings (condition 14) The Therfield sports hall adopts a similar approach and meets its more functional requirements, but adapts it to include a slightly darker brick in response to the recent drama development nearby Overall, and with further work to the choice of materials to the school, it is considered that the scheme overall is of a good sustainable design that meets the objectives of sustainable development (NPPF) and the requirements of policies CS14, ENV22 and ENV23 Residential Amenity and Noise 9.1 National Planning Policy Framework paragraph 17 states that it is a core planning principle that a good standard of amenity is achieved for all existing and future occupants of land and buildings 9.2 Local Plan Policy ENV22 (criterion 2) covers neighbouring amenity and states “a design and layout will be required which: does not significantly harm the amenities of the occupiers of neighbouring properties by reason of overlooking or its overshadowing or overpowering effect” The proposed school building would be positioned some 50 metres from the closest property to the west (a two storey office block) positioned behind a bank of trees There are no residential properties within the vicinity of the proposed school building that would be directly affected by the proposal The closest residential properties to the proposed sports hall are positioned some 30 metres to the south-east in Albany Park Road and are not directly affected by the proposal Several conditions have been recommended by Environmental Services which include details of method of mechanical ventilation to noise sensitive rooms including music practice rooms, dance studio/activity room (04 ); control over the hours of operation of the Multi Use Games Area (MUGA), the sport hall and the community rooms at fox grove school (05); restriction of the number of occasions when amplified music can be played (06 ); a condition that prevent lighting the MUGA and requires the submission of a lighting scheme (07); details of internal and externally located plant and a restriction on their noise levels (08 ); a condition requiring the development to be carried out in accordance with the submitted CEMP (9); a condition requiring a venue management plan (19).Overall it is considered that the proposals would not give rise to any significant harm to surrounding residents in terms of overlooking, loss of light or outlook, nor is it considered that it would have an overpowering effect on neighbour’s amenities and therefore compliant with policy ENV22 and paragraph 17 of the NPPF 10 Highways and Transport 10.1 Local plan policy MOV2 seeks to ensure that development makes adequate provision for off-street parking, servicing, vehicular access and egress and movement within the site The proposal provides car parking and there is ample space at the front of the property for off-street parking which is compliant with Local Plan Policy MOV2 10.2 The scheme has been accompanied with a Transport Assessment that follows a scope agreed with Surrey County Council Highway Authority and which considers the impact of the proposed development on the local highway network, as well as reviewing and assessing the proposed parking proposals 10.3 The existing vehicular access to West Hill School is constrained in width due to parking bays set out along its southern side and effectively operates as a single lane with limited opportunity for vehicles to pass Rather than fell the trees and remove the grassed area that runs along the northern side of the access road, the proposals for Fox Grove School access removes this parking and relocates it within West Hill School’s existing car park, delivering a net increase in parking numbers for the school The layout roposed for West Hill retains the ability for the school to operate a managed drop-off and pick-up within a secure area, which coupled with the increased parking and improved access, delivers a betterment in highway terms for the existing school Associated improvements to the existing bellmouth to better facilitate two-way movements are also proposed The increased widening of the access ensures that it is of an appropriate width to serve both West Hill and Fox Grove schools together, removing potential vehicle conflict along the access road, or the need for vehicles to wait on the highway for vehicles leaving the site, before entering 10.4 The proposed school will be provided with 99 parking spaces and an additional 30 drop-off spaces with further stacking capacity within the aisles This will suitably facilitate a managed drop-off and pick-up as currently occurs at West Hill School, within a secure gated area to maintain pupil safety The design also provides for a significant area of this to deliver dual use, minimising the extent of hardstanding Having regard to the adopted parking standards and the SEN requirements of the school and needs of the proposed pupils (whereby the overwhelming majority arrive by taxi or minibus), this is considered an appropriate level of provision and SCC Highways Department have indicated their support for the adopted approach 10.5 No additional parking is proposed at Therfield School to serve the proposed sports hall, as the proposal would not generate a need for any additional movements during school hours, whilst the existing overflow area will remain to accommodate demand from community use outside of school hours 10.6 A trip assessment has been carried out based on survey data from West Hill School and traffic surveys of the local road network at locations agreed with the Local Highway Authority This indicates that the proposed Fox Grove School could generate 66 vehicle trips in the morning peak period and 101 vehicle trips in the afternoon peak period The assessment shows these trips to deliver an impact of only 2-3% on the roundabouts to the north and south of the site, which is significantly less than the daily variation in traffic flow and is thus not significant and in accordance with planning policy and the NPPF 10.7 A draft Travel Plan has been prepared for the new Fox Grove School and accompanies the application this sets out the measures and approaches that will be introduced and developed to increase awareness of walking, cycling and public transport and reduce single occupancy car travel to and from the site 10.8 At paragraph 109 of the NPPF, it is advised that development should only be refused on highway grounds if there is an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe The Surrey Highway Authority has been consulted on the current proposal and have raised no objection 11 Flood Risk and Drainage 11.1 Mole Valley Core Strategy policy CS20, Flood Risk Management, states: The Council will expect to see the use of appropriate sustainable drainage systems (SUDS) as part of any development proposals A Flood Risk Assessment will be required for sites within or adjacent to areas at risk of surface water flooding as identified in the SFRA To further reduce the risk from surface water flooding all development should works towards mimicking greenfield run-off situations 11.2 The application has been submitted with a supporting Flood Risk Assessment (FRA) affirming that the site lies within Flood Zone and is therefore at low risk of flooding It is also at a low risk of flooding from all other sources 11.3 A Drainage Strategy and associated Drainage Layout drawings have been submitted, which provide a detailed description of the foul and surface water drainage systems for the proposed development These documents have been the subject of discussions between SCC Flood Risk Asset and the applicants during the life of the application SCC Flood Risk Asset have indicated they are content that the proposed drainage scheme for the sports hall meets the requirements set out in the aforementioned documents, but recommend more work is undertaken to help reduce run-off as suggested in their representation above 11.4 Given that the proposal would intensify the built form and hard-surfacing, in conjunction with the loss of the existing playing fields in part, it would need to be demonstrated to the satisfaction of the Local Planning Authority that appropriate sustainable drainage systems would be incorporated within the development in order to comply with policy CS20 of the Mole Valley Core Strategy and the NPPF This could however be required by a condition (10) 12 Ecology & Trees 12.1 With regards to ecology, the NPPF paragraph 170 directs that ‘Planning policies and decisions should contribute to and enhance the natural and local environment ’ it goes on to list examples of mitigation and enhancement measures inter alia it affirms that ‘ minimising impacts on and providing net gains for biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures’, 12.2 Preliminary Ecological Appraisal was undertaken on 23rd October 2019 which concluded based on the condition of the site, no further ecological survey work is recommended or required The survey notes that the site adjoins dense scrub and broadleaved semi-natural woodland, which offers nesting opportunities for birds and foraging and commuting opportunities for bats Whilst the poor semi-improved grassland and scrub offers sheltering and basking opportunities for reptiles A number of recommendations are made including: • avoiding any works to trees during the bird nesting season (March to August) unless first checked by an ecologist • avoiding any excessive up-lighting and light spill and keeping the adjacent woodland unlit; • undertaking any scrub clearance between March and October inclusive (the active reptile season) and in accordance with a Reptile Method Statement; and • avoiding leaving any trenches or excavations uncovered overnight or to provide ramps to avoid mammals becoming trapped 12.3 Given that woodland to the west of the Fox Grove site is Ancient Woodland, a 15 metre buffer is maintained free from built development and this will also be fully protected during construction 12.4 A number of biodiversity and habitat enhancements are proposed and this has in turn informed the submitted Landscape and Ecology Management Plan, which includes a number of measures to deliver enhancements across the development These include the use of appropriate native species with associated good management, and the provision of bird and bat boxes 12.5 Trees 12.6 A Tree Survey was carried out on the application site and relevant adjacent areas, which has informed an Arboricultural Impact Assessment of the proposals To accommodate and deliver the proposed development, it is necessary to fell five trees, one hedge and remove part of two areas Additionally, four trees and three landscape features require minor surgery to permit construction space Of the trees and hedge to be removed, all are Category C (i.e those of low quality), with the exception of one Category B tree (moderate quality) The proposed buildings remain outside of any root protection area and where works are required within these areas (e.g boundary fencing), construction methods are proposed which will mitigate impacts and ensure that the proposals not give rise to any significant impacts upon trees As the report concludes, there are no overt or overwhelming arboricultural constraints that can be reasonably cited to preclude the proposed development 13 Sustainability 13.1 The proposal falls within the remit of Policy CS19 – Sustainable Construction of the Mole Valley Core Strategy The proposed development would therefore need to meet the requirements of this policy The proposed scheme has been designed to offer a sustainable solution, which is practical and meets the needs of the school, Compliance with the requirement to reduce the carbon emissions of the predicted energy use of the development by at least 10% through the implementation of decentralised and renewable or low carbon energy sources in accordance with policy The proposed design has been directly informed by the Department for Education’s detailed Output Specification, which comprises a comprehensive design guide for all Government funded new school development This guide ensures that new school accommodation is to the required standard in terms of size and a host of other factors including ventilation, ambient temperature, natural daylighting and also the fabric and sustainability of the building The Output Specification ensures that new school buildings achieve high levels of environmental sustainability, delivering the equivalent of BREEAM ‘Very Good’, consistent with the requirements of Policy CS19, The Council’s sustainability officer has recommended imposing a condition that requires further evidence to outline how (and if) the savings predicted will be achieved (condition 20) 14 Contamination 14.1 A Phase Desktop Geoenvironmental Study & a further Phase Ground Investigation has been submitted in support of the proposal These reports demonstrate that there no significant contamination source has been identified at the application site, with a low risk to human health and very low risk to groundwater and surface waters The report makes a series of recommendations based on the findings of the investigation, which will be followed on site and keep the low risks identified to a minimum A standard condition dealing with any unexpected contamination found during construction is recommended (condition 11) 15 15.1 Construction Environmental Management Plan A Construction Environmental Management Plan has been submitted in support of the application and which informs on how the proposed construction activities are managed to mitigate potential impacts on the neighbouring schools and residents These include restrictions on working hours, tree protection, ecological mitigation, dust suppression, deployment of CFA piling techniques, preventing vehicles on site running idle when not in use, sensitive on-site lighting and appropriate waste management Particular attention has been paid to the requirements of West Hill School and their pupils and this has been directly informed in consultation with staff of the school To mitigate potential impacts, all deliveries will be carefully managed to avoid peak hours, wheel washing will be carried out, and banksmen will be on duty to appropriately manage, marshal and escort vehicles as required Routing has also been devised to minimise impact (condition 09) 16 Fencing & Security 16.1 Fencing to the Fox Grove School perimeter will be 2.4m high The car park will function as a managed access area, with an efficient secure line enabling access for visitors to the main building entrance without entering the secured area Internal fencing locations would serve to minimise impact on movement while providing containment where required Fencing height will vary depending on the use of the space Primary external teaching spaces will have a 1m high fence to the surround, while the secondary spaces will have a 1.2m fence The MUGA will have a 3.0m fence to facilitate ball games while the remaining internal fencing will be 1.8m to provide appropriate segregation for students All proposed fencing will be visually permeable weldmesh fencing except to the bin store The weldmesh fencing will be specified in a dark recessive colour in order to reduce its prominence, disappearing into the surround while providing a secure site 17 Conclusion 17.1 When assessed against the policies in the NPPF taken as a whole, it is considered that the development would simultaneously achieve the social, economic and environmental dimensions necessary to be considered as sustainable development as defined and sought by the NPPF The NPPF gives great weight to providing school places to meet the needs of communities through the application process Evidence published separately by Surrey County Council and submitted as part of the current application show that there is a demonstrable need for a school that caters for Complex Social and Communication Needs within Surrey The adverse impacts identified above involving loss of part of the playing fields are considered in the planning balance, to be limited and would not significantly and demonstrably outweigh the benefit of these proposals when measured against the policies in the NPPF Noting that the proposal also accords with development plan policies The new two storey allthrough SEN School with associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School will meet the required demand within the County and ensure that children have access to the educational needs that they require In addition to this the proposal will provide a valuable community asset to the residents of Leatherhead Taking all of these factors into account it is considered that planning permission should be granted 18 Recommendation That the Committee Resolve to, Subject to the approval of the Secretary of State, to Grant Planning Permission Subject to the following conditions The development hereby permitted shall be begun before the expiration of three years from the date of this permission Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004 The development hereby permitted shall be carried out and completed in all respects strictly in accordance with the submitted documents and the recommendations contained therein including Planning Statement (incorporating Education Need Statement);Design and Access Statement; Noise Assessment; Statement of Community Involvement; Transport Assessment; Travel Plan; Archaeological Assessment; Preliminary Ecological Appraisal; Protected Species Checklist; Landscape and Ecological Management Plan; Arboricultural Survey and Impact Assessment; Flood Risk Assessment; Construction Environmental Management Plan and Construction Logistics Plan; Energy Statement; BREEAM and Sustainability Statement;; Geoenvironmental Desk Study Report; Ground Investigation Report; and plan numbers FS0755-CPM-01-00-DRA-2001_P01; FS0755-CPM-01-01-DR-A2002_P01; FS0755-CPM-01-02-DRA-2003_P01; FS0755-CPM-01-ZZ-DRA-2010_P01; FS0755-CPM-01-ZZ-DRA-2015_P01; FS0755-CPM-02-00-DRA-2001_P01; FS0755CPM-02-02-DRA-2002_P01; FS0755-CPM-02-ZZ-DRA-2010_P01; FS0755-CPM-02ZZ-DRA-2015_P01; FS0755-ALA-XX-XX-DR-L-0001_ P04; FS0755-ALA-XX-XX-DR-L0002_P04; FS0755-ALA-XX-XX-DR-L-0003_P04; FS0755-ALA-XX-XX-DR-L0005_P04; FS0755-ALA-XX-XX-DR-L-0006_P04; FS0755-ALA-XX-XX-DR-L0007_P03; FS0755-ALA-XX-XX-DR-L0008_P03; FS0755-ALA-XX-XX-DR-L-0009_P04; FS0755-ALA-XX-XX-DR-L0010_P04; FS0755-ALA-XX-XX-DR-L-0011_P04; FS0755-ALA-XX-XX-DR-L0012_P04; FS0755-ALA-XX-XX-DR-L-0013_P04 contained within the application and no variations shall take place Reason: To accord with the terms of the submitted application and to ensure minimal impact on local amenity and the environment in accordance with Mole Valley Core Strategy policy CS14 and Mole Valley Local Plan policy ENV22 Use of the sports hall development shall not commence until a community use agreement prepared in consultation with Sport England has been submitted to and approved in writing by the Local Planning Authority, and a copy of the completed approved agreement has been provided to the Local Planning Authority The agreement shall apply to the sports hall and ancillary provision and include details of pricing policy, hours of use, access by non-educational establishment, management responsibilities and a mechanism for review The development shall not be used otherwise than in strict compliance with the approved agreement Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport and to accord with Core Strategy policy CS16 Prior to any above ground works a scheme of noise insulation and ventilation for the type rooms and the dance activity studio, listed in table 4-1 of the Buro-Happold Noise Impact Assessment dated 25th October 2019 shall be submitted to and approved in writing by the Local Planning authority The scheme shall have due regard to the principles of the noise impact assessment and shall include proposals for post completion verification and all work shall be designed and implemented by a suitably qualified person Reason: The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development to protect the amenity of the local area and ensure a satisfactory environment for occupiers of adjoining properties accordance with Mole Valley Local Plan policy ENV22 and policy CS14 of the Mole Valley Core Strategy The hours of operation of the Multi Use Games Area (MUGA) identified as item G on site plan ref FS0755-ALA-XX-XX-DR-L-0016 the sport hall and the community rooms at fox grove school shall be restricted to between 07:30 to 22:00 hours on Monday to Friday and from between 10:00 to 17:00 hours on Saturdays and Sundays and at no other time Reason: To protect the amenities of the occupiers of neighbouring properties, in accordance with Mole Valley Local Plan policy ENV22 Other than for entertainment purposes specifically organised by the school for its own internal use, the playing of live and amplified music within the sports hall or community space shall be limited to once a month with no more than 12 external community events permitted per annum Reason: To protect the amenities of the occupiers of neighbouring properties, in accordance with Mole Valley Local Plan policy ENV22 There shall be no flood lighting on the Multi Use Games Area (MUGA) Prior to any installation of work a lighting scheme must be submitted for the approval of the Local Planning Authority in accordance with the Institute of Lighting Professional’s Guidance notes for the reduction of obstructive light GN01-2011 Before commencement of operation of the approved lighting scheme the applicant shall appoint a suitably qualified person to validate that the lighting scheme as installed conforms to the recommendations for environmental zone E3 in the ILP document Guidance Notes for the Reduction of Obtrusive Light GN01:2011 The details as approved shall thereafter be permanently retained Reason: The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development to protect the amenity of the local area and ensure a satisfactory environment for occupiers of adjoining properties accordance with Mole Valley Local Plan policy ENV22 and policy CS14 of the Mole Valley Core Strategy Prior to commencement of construction above ground a detailed scheme of internally and externally located plant and services equipment shall be provided in accordance with the compliance metrics approved in Section of the Buro-Happold Noise Impact Assessment dated 25th October 2019 and in accordance with BS 4142: 2014 The assessment shall be submitted to the Local Planning Authority together with a scheme of attenuation measures to ensure the rating level of noise emitted from the proposed plant shall be no more than 5db below background at the nearest noise sensitive receptors The scheme shall be submitted to and approved in writing by the Local Planning Authority A post installation noise assessment shall be carried out where required to confirm compliance with the noise criteria and additional steps to mitigate noise shall be taken, as necessary The details as approved shall be implemented prior to occupation of the development and thereafter be permanently retained Reason: The Local Planning Authority is satisfied that it is fundamental to protect the amenity of the local area and ensure a satisfactory environment for neighbouring properties in the area of the new development in accordance with Mole Valley Local Plan policy ENV22 and policy CS14 of the Mole Valley Core Strategy In accordance with the provisions of condition 02 above the development shall be carried out in accordance with the submitted Construction Environmental Management Plan (CEMP) dated November 2019 Reason: To protect the amenities of the occupiers of neighbouring properties, in accordance with Mole Valley Local Plan policy ENV22 10 Prior to the commencement of the development hereby permitted, surface water drainage details shall be submitted for the approval in writing by the Local Planning Authority Such details shall include an assessment of the potential for the disposal of surface water by means of a sustainable drainage system in accordance with the principles set out in the National Planning Policy Framework The assessment shall provide information of the design storm period and intensity (typically a in 100 year storm of 30 minutes duration with an allowance for climate change), the method employed to delay and control the surface water discharged from the site and the means to prevent pollution of the receiving groundwater and/or surface water Where applicable, the details shall include infiltration tests, calculations and controlled discharge rates If the development is to discharge water into the ground in any form, then a full BRE Digest 365 infiltration test (or falling head test for deep bore soakaways) will have to be submitted to the Local Planning Authority prior to commencement of any works on site The suitability of infiltration methods should be verified (i.e possible contaminated ground) The approved drainage scheme shall be implemented prior to the first occupation of the development Reason: The Local Planning Authority is satisfied that it is fundamental to the development permitted to address this issue before development commences and that without this safeguard planning permission should not be granted and, in the interests of sustainable development, in accordance with the advice contained in the National Planning Policy Framework and policy CS20 of the Mole Valley Core Strategy 11 Additional significant contamination discovered during development shall be fully assessed and any necessary modifications made to the remediation scheme shall be submitted to the Local Planning Authority for written approval Before any part of the development hereby permitted is occupied the developer shall provide written confirmation that all works were completed in accordance with the revised remediation scheme Reason: To ensure the proper investigation and, where necessary, remediation of the site in the interests of the amenities of the locality and the future occupants of the site in accordance with Mole Valley Local Plan policy ENV69 12 The landscaping scheme indicated on the approved plans shall be carried out in the first planting season after commencement of the development, unless otherwise agreed in writing by the Local Planning Authority, and shall be maintained for a period of years Such maintenance shall include the replacement of any trees and shrubs that die Reason: To ensure the provision and maintenance of trees, other plants and grassed areas in the interests of visual amenity and in accordance with Mole Valley Local Plan policy ENV25 and policies CS14 and CS15 of the Mole Valley Core Strategy 13 The recommendations set out within the applicant's ecological survey (Delta-Simons Project No 19-1886.01 dated November 2019.) and submitted in support of the application shall be carried out in full before the development is occupied Reason: To safeguard the ecological interest of the site in accordance with Mole Valley Local Plan policy [ENV11] [ENV12] [ENV13] [ENV15] in accordance with policy CS15 of the Mole Valley Core Strategy and the National Planning Policy Framework 14 Before any above ground works commence, details of the materials to be used in the construction of the external surfaces of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority Development shall be carried out in accordance with the approved details Reason: To ensure the development harmonises with its surroundings in accordance with Mole Valley Local Plan policy ENV22 and policy CS14 of the Mole Valley Core Strategy 15 The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear Thereafter the parking and turning areas shall be retained and maintained for their designated purposes Reason: The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with the National Planning Policy Framework, the Surrey Transport Plan, and saved polices MOV2 and MOV5 of the Mole Valley Local Plan 16 No part of the development shall be first occupied unless and until the proposed modified vehicular access to the B2430 Kingston Road has been constructed and provided with visibility zones in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 0.6m high Reason: The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with the National Planning Policy Framework, the Surrey Transport Plan, and saved polices MOV2 and MOV5 of the Mole Valley Local Plan 17 The development hereby approved shall not be occupied unless and until at least 10% of the available parking spaces are provided with a fast charge socket (current minimum requirement: 7kw Mode with Type connector - 230 v AC 32 amp single phase dedicated supply) in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority Reason: To accord with the sustainability objectives of Section 09 'Promoting Sustainable Transport'the NPPF 18 The development hereby approved shall not be first occupied unless and until the following facilities have been provided in accordance with the approved plans for: (a) The secure parking for 20 bicycles within the development site, and thereafter the said approved facilities shall be provided, retained and maintained to the satisfaction of the Local Planning Authority Reason: In accordance with the aims and objectives of Section 'Promoting Sustainable Transport' in the National Planning Policy Framework 2019 and in accordance with policies MOV2, MOV5 and MOV15 of the Mole Valley Local Plan 19 Prior to occupation a venue management plan shall be submitted to the Local Planning Authority detailing how booking of the sports hall, MUGA and other community facilities shall be recorded and managed The management plan shall include but not be limited to details of the named role and contact details of the person responsible for managing the facilities as well as access management, complaint recording and onsite supervision if required The plan as approved shall be reviewed by the LPA in the event of relevant objections or a significant change of circumstance Reason: To protect the amenities of the occupiers of neighbouring properties, in accordance with Mole Valley Local Plan policy ENV22 20 Prior to any above ground works commencing, details to reduce the carbon emissions of the predicted energy use of the development hereby permitted by at least 10% through the on-site installation and implementation of decentralised and renewable or lowcarbon energy sources shall be submitted and approved by the Local Planning Authority and be implemented prior to the first occupation of the development Reason: To optimise renewable energy and its conservation, in accordance with policy CS19 of the Mole Valley Core Strategy Informatives Highway Informatives The permission hereby granted shall not be construed as authority to carry out any works (including Stats connections/diversions required by the development itself or the associated highway works) on the highway or any works that may affect a drainage channel/culvert or water course The applicant is advised that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway All works (including Stats connections/diversions required by the development itself or the associated highway works) on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road Please see http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-trafficmanagement -permit-scheme The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991 Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-communitysafety/floodingadvice The developer is advised that as part of the detailed design of the highway works required by the above conditions, the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment The developer is reminded that it is an offence to allow materials to be carried from the site anddeposited on or damage the highway from uncleaned wheels or badly loaded vehicles The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders (Highways Act 1980 Sections 131, 148, 149) It is the responsibility of the developer to ensure that the electricity supply is sufficient to meet future demands and that any power balancing technology is in place if required Please refer to: http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric-vehicleinfrastructure.html for guidance and further information on charging modes and connector types Informative: Guidance on preparing Community Use Agreements is available from Sport England http://www.sportengland.org/planningapplications/