Barkham, Finchampstead, Swallowfield, Arborfield

Transcription

1 Agenda Item 15. Application Expiry Date Parish Ward Number Planning Performance Agreement Barkham, Finchampstead, Swallowfield, Arborfield Barkham; Finchampstead South, Swallowfield, Arborfield Applicant Wokingham Borough Council Site Address Arborfield Garrison and Adjoining Land Proposal Application for the approval of Reserved Matters, including layout, scale, appearance and landscaping in relation to the erection of a new primary school including nursery to be undertaken on a phased basis - Phase 1 (2FE Primary School) and Phase 2 (3FE Primary School), including the provision of hard court play area, all-weather pitch, ancillary club house block and associated access, parking and landscaping. Type Reserved Matters for Major Application PS Category 1 Officer Alex Thwaites Reason for Major application determination by Applicant is Wokingham Borough Council committee FOR CONSIDERATION BY Planning Committee on Monday, 25 June 2018 REPORT PREPARED BY Assistant Director Place SUMMARY The application relates to the Primary School plot on the Arborfield Garrison development site; a site accessed off the new Primary School access off Biggs Lane. The application site sits within the development Plan allocated the Arborfield Garrison Strategic Development Location (SDL). The principle of development in this location has been established through its allocation by policy CP18 of the Core Strategy and through the Spatial Framework Plan within the Arborfield Garrison Supplementary Planning Document together with the outline planning permission. The overarching vision of the SDL is to provide a co-ordinated approach to the delivery of infrastructure and services ensuring that developments are of a high quality and are sustainable. This includes the provision of schools, community facilities, good quality open space and appropriate local transport and links. The outline application for Arborfield Garrison was supported by an Infrastructure Delivery Plan (IDP) which established how the necessary infrastructure could be delivered. A S106 legal agreement secured the proportion of infrastructure attributable to the development at Arborfield Garrison and triggers for its delivery. At outline stage it was considered that although the Arborfield development (O/2014/2280) itself would only generate the need for a two form primary school, the site could potentially accommodate a three form entry primary school. The primary school site therefore offers the Council the opportunity to deliver an enlarged facility that meets the needs of the wider community should this be required in the future. The current application is a reserved matters application submitted pursuant to the original outline consent for the primary school of the northern development and comprises a phased three form entry primary school, with an all-weather pitch for both use by the 83

2 school and wider community. The purpose of this application is to provide further detail in respect of the appearance, landscaping, layout and scale. The development is considered to be well designed having regard to the constraints and requirements of the site. It would not cause detrimental impact upon either the character of the area or the amenity of existing residents beyond which was considered acceptable at the outline stage. The proposal also provides a good layout for the future users of both the school and community all-weather pitch without detrimental impact on ecology, flood risk, traffic and highway safety. To ensure the most efficient use of the site, the pitch and school are laid out as efficiently as possible on the site and the car parking on provided will serve school and pitch use, which will be phased with the development. The school has also been designed in accordance with best practice and national standards for schools, this includes consideration against issues of noise and air quality. The proposal has been designed to be in accordance with BB103 standards and is fully compliant. The proposed 3FE primary school can accommodate 630 pupils with associated external sport and plan areas. However this will be delivered in phases as demand increases. This is a sustainable development that offers substantial public benefit in meeting the needs of the community and delivering on Wokingham s development aspirations for the Arborfield Garrison SDL. Additionally, in terms of design, the proposal represents a design that is similar to previously approved schools and is of a suitable scale for the area, being two story in height. The application will deliver high quality development in accordance with the Council s spatial strategy and there are no other material planning considerations of significant weight that would dictate that the application should be refused. Officers are therefore recommending the application for approval, subject to the conditions listed. PLANNING STATUS Strategic Development Location (SDL) Modest Development Location Countryside Thames Basin Heaths Special Protection Area 5km 7km Zone Site of Special Scientific Interest 500m Buffer - Longmoor Bog Affordable Housing Thresholds Farnborough Aerodrome Safeguarding Consultation Zone Potentially Contaminated Land - Sewage Works (Disused) TPOs Served Bat Roost RECOMMENDATION That the committee authorise the GRANT OF PLANNING PERMISSION subject to the following: A. Conditions and informatives: Conditions: 1. Outline Application Compliance 84

3 Nothing herein contained shall be deemed to affect or vary the conditions imposed by planning permission O/2014/2280 dated 02/04/2015 which conditions shall remain in full force and effect save in so far as they are expressly affected or varied by this permission. Reason: In pursuance of s.91 of the Town and Country Planning Act 1990 (as amended by s.51 of the Planning and Compulsory Purchase Act 2004). 2. Plans The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority: Drawing Number ATK-EXT-ZZ-DR-L S2-P ATK-EXT-ZZ-DR-L S2-P ATK DR -A P ATK DR -A P ATK DR -A P ATK DR -A P ATK DR -A P ATK -01 -RF -DR -A P ATK -01 -XX -DR -A P ATK -01 -XX -DR -A P ATK -01 -XX -DR -A P ATK -01 -XX -DR -A P2 Title Site Location Plan Existing Site Plan Proposed Ground Floor Plan Phase 1-2FE Proposed Ground Floor Plan Phase 2-3FE Proposed First Floor Plan Phase 1-2FE Proposed First Floor Plan Phase 2-3FE Proposed Roof Plan Phase 1-2FE Proposed Roof Plan Phase 2-3FE Proposed GA Elevations - West and South Phase 1 2FE Proposed GA Elevations East and North Phase 1 2FE Proposed GA Elevations Courtyard East and West Phase 1 2FE Proposed GA Elevations - Teaching Block - West and South Phase 2-3FE 85

4 ATK -01 -XX -DR -A P ATK -01 -XX -DR -A P ATK -01 -XX -DR -A P ATK -00 -XX -DR -A P ATK -00 -XX -DR -A P ATK -00 -XX -DR -A P3 BSXX(63) ATK-ARB-00-DR-L P ATK-ARB-00-DR-L P02 Proposed GA Elevations - Teaching Block East and North Phase 2-3FE Proposed GA Elevations - Teaching Block Phase 2-3FE Proposed GA Sections - Teaching Block Phase 2-3FE 3D Perspective Views 1 of 3 3D Perspective Views 2 of 3 3D Perspective Views 3 of 3 External Lighting Layout and Light Pollution Study Tree Constraints Plan Tree Protection Plan ATK-02-DR-A-1050-P2 Proposed Ancillary Block Plans and Elevations ATK-EXT-ZZ-DR-L P ATK-EXT-ZZ-DR-L P12 External General Arrangement (Phase 1 2FE) External General Arrangement (Phase 2 3FE) Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the application form and associated details hereby approved. 3. Materials Before the development hereby permitted is commenced, samples and details of the materials to be used in the construction of the external surfaces of the building/s shall have first been submitted to and approved in writing by the local planning authority. Development shall not be carried out other than in accordance with the so-approved details. Reason: To ensure that the external appearance of the building is satisfactory. Relevant policy: Core Strategy policies CP1 and CP3 86

5 4. Landscape Maintenance and Management Prior to the occupation of the development a landscape maintenance and management plan, including long term design objectives, management responsibilities, timescales and maintenance schedules for all landscape areas, other than privately owned, domestic gardens, shall be submitted to and approved in writing by the local planning authority. The landscape maintenance and management plan shall be carried out as approved unless otherwise agreed in writing by the Local Planning Authority. Reason: In order to ensure that provision is made to allow continuing enhancement and maintenance and management of the landscaping hereby approved. Relevant policy: Core Strategy policy CP3 and Managing Development Delivery Local Plan policies CC03 and TB Highway Details Prior to the commencement of development, full details of the construction of roads and footways, including levels, widths, construction materials, colour palette, service margin materials, depths of construction, surface water drainage and lighting shall be submitted to and approved in writing by the local planning authority. The roads and footways shall be constructed in accordance with the approved details to road base level before the development is occupied and the final wearing course will be provided within 3 months of occupation, unless otherwise agreed in writing by the local planning authority. Reason: To ensure that roads and footpaths are constructed to a standard that would be suitable for adoption as publicly maintainable highway, in the interests of providing a functional, accessible and safe development. Relevant policy: Core Strategy policies CP3 & CP6. 6. Cycle Parking Prior to the commencement of development, full details of the cycle and child scooter parking shall be submitted to and approved in writing by the local planning authority No building shall be occupied until 56 covered cycle parking spaces, 10 visitor cycle spaces and 20 covered child scooter parking spaces are provided in accordance to approved details and cycle parking shall be retained thereafter for its intended purpose. Thereafter, the demand for spaces will be monitored and additional spaces are to be delivered in line with the Travel Plan requirements. Reason: In order to ensure that secure weather-proof bicycle parking facilities are provided so as to encourage the use of sustainable modes of travel. Relevant policy: NPPF Section 4 (Sustainable Transport) and Core Strategy policies CP1, CP3 & CP6 and Managing Development Delivery Local Plan policy CC Travel Plan Prior to the commencement of the development a Travel Plan shall be submitted to and approved in writing by the local planning authority. The travel plan shall include a programme of implementation and proposals to promote alternative forms of transport to and from the site, other than by the private car and provide for periodic review. The travel plan shall be fully implemented, maintained and reviewed as so-approved. Reason: To encourage the use of all travel modes. Relevant policy: NPPF Section 4 (Sustainable Transport) and Core Strategy policy CP6. 87

6 8. Parking and turning space to be provided No part of any building(s) hereby permitted shall be occupied or used until the vehicle parking and turning space has been provided in accordance with the approved plans. The vehicle parking and turning space shall be retained and maintained in accordance with the approved details and the parking space shall remain available for the parking of vehicles at all times and the turning space shall not be used for any other purpose other than vehicle turning. Reason: To provide adequate off-street vehicle parking and turning space and to allow vehicles to enter and leave the site in a forward gear in the interests of road safety and convenience and providing a functional, accessible and safe development and in the interests of amenity. Relevant policy: Core Strategy policies CP3 & CP6 and Managing Development Delivery Local Plan policy CC Parking and School Phasing The parking spaces identified on drawing ATK-EXT-ZZ-DR-L-0001-P12 shall not be made available or used as parking spaces until such time that the school commences occupation as a 3FE provision. Reason: To ensure the provision of sustainable transport measures in accordance with Wokingham Borough Core Strategy Policies CP1, CP6 and CP21 Informatives: 1. The development hereby permitted is liable to pay the Community Infrastructure Levy. As an affordable housing development a claim for relief can be made. This is a matter for the developer. The Liability Notice issued by Wokingham Borough Council will state the current chargeable amount. Anyone can formally assume liability to pay, but if no one does so then liability will rest with the landowner. There are certain legal requirements that must be complied with. For instance, whoever will pay the levy must submit an Assumption of Liability form and a Commencement Notice to Wokingham Borough Council prior to commencement of development. For more information see Nothing herein contained shall be deemed to affect or vary the conditions imposed by planning permission O/2014/2280 dated 02/04/2015 which conditions shall remain in full force and effect save in so far as they are expressly affected or varied by this permission. Equally, this permission should be read in conjunction with the legal agreement under section 106 of the Town and Country Planning Act that accompanies planning permission O/2014/2280 dated 02/04/ The applicant is advised that the Council seeks that employers or developers within the borough commit to using local labour / contractors where possible. This should include: a. Advertisement of jobs within local recruitment agencies / job centres; b. Recruitment and training of residents from the local area; c. Seek tender of local suppliers or contractors for work. 4. Work on Highway 88

7 The Corporate Head of Environment at the Council Offices, Shute End, Wokingham should be contacted for the approval of the access construction details before any work is carried out within the highway. This planning permission does NOT authorise the construction of such an access. 5. Mud on Road Adequate precautions shall be taken during the construction period to prevent the deposit of mud and similar debris on adjacent highways. For further information contact Corporate Head of Environment on tel: Highway Management Any works/events carried out either by, or at the behest of, the developer, whether they are located on, or affecting a prospectively maintainable highway, as defined under Section 87 of the New Roads and Street Works Act 1991, or on or affecting the public highway, shall be coordinated under the requirements of the New Roads and Street Works Act 1991 and the Traffic management Act 2004 and licensed accordingly in order to secure the expeditious movement of traffic by minimising disruption to users of the highway network in Wokingham. 7. Utilities Any such works or events commissioned by the developer and particularly those involving the connection of any utility to the site, shall be co ordinated by them in liaison with Wokingham Borough Council s Street Works Team, (telephone ). This must take place at least three month in advance of the works and particularly to ensure that statutory undertaker connections/supplies to the site are coordinated to take place wherever possible at the same time. 8. Noise The attention of the applicant is drawn to the requirements of Section 60 of the Control of Pollution Act 1974 in respect of the minimisation of noise on construction and demolition sites. Application, under Section 61 of the Act, for prior consent to the works, can be made to the Environmental Health and Licensing Manager. PLANNING HISTORY Application Proposal Decision Number SO/2010/0611 EIA scoping opinion 23/4/2010 O/2013/0600 Outline application for 2000 dwellings and supporting infrastructure. Withdrawn 19/11/2013 O/2014/2280 OUTLINE PERMISSION FOR: Demolition of buildings and phased redevelopment of Arborfield Garrison and adjoining land for: Up to 2,000 new dwellings (including up to 80 units of extra care housing). District centre comprising a foodstore up to 4,000 sqm gross with up to a further 3,500 sqm (gross) floor space within Classes A1, A2, A3, A4, A5, B1, D1 and D2 (with residential above - Class C3)), and transport interchange, village square, car parking, servicing and drop off area. Up to a further 1,500 sqm (gross) floor space within Classes D1 and D2. Neighbourhood centre to provide up to 300 sqm (gross) floor space within Classes A1, A2, A3, A4, A5, B1, D1 and D2, with parking/servicing area. Secondary Approved 02/04/

8 school for up to 1,500 pupils (Class D1) including sports pitches, flood-lit all-weather pitch, and indoor swimming pool and parking areas. Up to three-form primary school (Class D1) with sports pitch and parking areas. Associated phased provision of: car parking; public open space including sports pitches, informal/incidental open space, children's play areas including multi-use games area (MUGA), skate park, community gardens/allotments; landscaping/buffer areas; boundary treatments; new roads, footpaths, cycleways and bridleways; sustainable urban drainage systems, including flood alleviation works. PART 2 - FULL PERMISSION FOR phased development of: Creation of two new areas of Suitable Alternative Natural Greenspace (SANGS) (In the northeastern part of the application site ("Northern SANGS") and at West Court ("West Court SANGS") including car parking areas, path/walkways, fencing and associated landscaping; re-use of existing MoD gymnasium for sports/community uses/centre (Classes D1/D2; new roundabout junction to A327 Reading Road; junction improvements to Langley Common Road, Baird Road and Biggs Lane; junction improvements and new access at Biggs Lane/Princess Marina Drive; re-use and improvements to existing site accesses from Biggs Lane Reserved Matters application for the erection of 113 dwellings with access from Biggs Lane and Princess Marina Drive, with associated internal access road, parking, landscaping and open space, footpaths and sustainable Urban Drainage (Suds) Phase One Reserved Matters application pursuant to planning consent O/2014/2280. The application relates to the Nine Mile Ride Extension, School Access Road and A327 Roundabout. Details of access, appearance, landscaping, layout and scale to be considered Application for Reserved Matters for the erection of 127 dwellings together with access from Princess Marina Drive with associated internal access roads, landscaping, open space, footpaths and sustainable urban drainage (SUDS), relating to (parcel T) land Phase Two Application for Reserved Matters for the erection of 223 dwellings together with access from Sheerlands Road and the Nine Mile Ride Extension, with associated internal access roads, parking, landscaping, open space, footpaths, bridleways and sustainable urban drainage (SUDS), relating to Parcel A-G land Phase Three Reserved Matters application pursuant to Outline Planning Consent O/2014/2280 for the erection of Approved 26/11/2015 Approved 24/03/2016 Approved 14/09/2016 Approved 23/11/2016 Approved 24/07/17

9 dwellings with access From the Nine Mile Ride Extension (NMRE), with associated internal access roads, paths, circulation areas, car parking including garages, landscaping, open space and associated infrastructure and works. (Parcels H, I and J) Phase Four Application for approval of Reserved Matters pursuant to Outline Planning Consent O/2014/2280 for 79 dwellings with access from Biggs Lane, with associated internal access roads, parking, landscaping and open space, footpaths/cycleways, Sustainable Urban Drainage (SuDs) sub-station and gas governor Phase Five Reserved Matters application pursuant to Outline Planning Consent O/2014/2280 for the construction of 114 apartments with communal space, access from the Nine Mile Ride Extension (NMRE), with associated internal access roads, parking, landscaping and open space, footpaths/ cycle ways, Sustainable Urban Drainage (SuDS), and substation (Parcel Q) Phase Six Application for submission of details to comply with the following condition of planning consent O/2015/2280 (dated 02/04/2015) 8. Development Briefs Approved 09/08/2017 Approved 22/01/18 Approved 29/03/18 SUMMARY INFORMATION Site Area 2.8 ha Proposed gross internal floor area (Two floors) 3,280m 2 Proposed staff parking spaces (2FE Provision) 36 Proposed staff parking spaces (3FE Provision) 53 Proposed drop off spaces (2FE Provision) 26 (including 6 disabled) Proposed drop off spaces (3FE Provision) 31 (including 6 disabled) CONSULTATION RESPONSES Berks, Bucks and Oxon Wildlife Trust Berkshire Archaeology Highways England Historic England National Grid Natural England Royal Berkshire Fire and Rescue Southern Gas Networks Sport England Thames Water WBC Biodiversity WBC Cleaner & Greener (Waste Services) WBC Drainage WBC Education (School Place Planning) WBC Environmental Health WBC Highways WBC Property Services 91 No comments received No objection subject to conditions No objection No objection No comments received No objection No comments received No objection No objection No comments received No objection No comments received No objection No objection No comments received No objection subject to conditions No comments received

10 WBC Public Rights of Way WBC Tree & Landscape No objection No objection REPRESENTATIONS Barkham Parish Council: In principle Barkham Parish Council support the school. The Council have the following comments and objections on the application. The second exit must not go to Langley Common Road through. It is inappropriate to share access with a residential development. [Officer note: the exit is accessed directly to the Primary School Access road which is solely connected to Biggs Lane, any future development within Parcel X will be considered in future applications] There are insufficient parking spaces. There needs to be an awareness when designing schools that parents do not simply drop off their children, especially in a primary school where children up to and including year 3 have to be taken to the class rooms by the persons dropping them off and collecting. Also, parents have a need to see the teachers and so need to park to do this. As a result, the parents will be parking along the main roads causing congestion. The traffic in the area will increase as the new developments are built. [Officer note: a circularity system with in/out accesses has been provided to allow for quick drop-off as well as a parent parking section to allow for these situations. Additionally the Highways Officer is satisfied with the level of parking provided in accordance with adopted standards] The flow of traffic in and out of the school is not feasible due to the second road accessing the school not going anywhere. [Officer note: the flow of traffic is based upon the overall traffic previously approved at Outline] It states in a document that the school is to be low maintenance. Is white render the best item for low maintenance? [Officer note: materials shown are indicative and will be considered as a conditions application] Arborfield & Newland Parish Council: The Parish Council has no comments to make on the above application. Finchampstead Parish Council: No objection in principle to a school in this location, but the design and appearance of the building is out of keeping with the village concept of Arborfield Green. Local Members: No comments received Neighbours: No comments received PLANNING POLICY National Policy NPPF National Planning Policy Framework Adopted Core Strategy DPD 2010 CP1 Sustainable Development CP2 CP3 CP4 CP5 CP6 92 Inclusive Communities General Principles for Development Infrastructure Requirements Housing mix, density and affordability Managing Travel Demand

11 Adopted Managing Development Delivery Local Plan 2014 CP7 CP8 CP9 CP10 CP11 CP13 CP18 CC01 CC02 CC03 CC04 CC05 CC06 CC07 CC08 CC09 CC10 TB05 TB07 TB08 TB11 TB12 TB15 TB16 TB20 TB21 TB23 TB24 93 Biodiversity Thames Basin Heaths Special Protection Area Scale and Location of Development Proposals Improvements to the Strategic Transport Network Proposals outside development limits (including countryside) Town Centres and Shopping Arborfield Garrison Strategic Development Location Presumption in Favour of Sustainable Development Development Limits Green Infrastructure, Trees and Landscaping Sustainable Design and Construction Renewable energy and decentralised energy networks Noise Parking Safeguarding alignments of the Strategic Transport Network & Road Infrastructure Development and Flood Risk (from all sources) Sustainable Drainage Housing Mix Internal Space standards Open Space, sport and recreational facilities standards for residential development Core Employment Areas Employment Skills Plan Major Town, and Small Town/District Centre Development Development for Town Centre Uses Service Arrangements and Deliveries for Employment and Retail Use Landscape Character Biodiversity and Development Designated Heritage Assets

12 Supplementary Planning Documents (SPD) BDG Borough Design Guide Section 4 DCLG National Internal Space Standards Arborfield Garrison Strategic Development Location Supplementary Planning Document (October 2011) Infrastructure Delivery and Contributions Supplementary Planning Document (October 2011) Wokingham Borough Design Supplementary Planning Document (2012) Wokingham Borough Affordable Housing Supplementary Planning Document (July 2013) Sustainable Design and Construction Supplementary Planning Document (28 May 2010) Planning Advice Note, Infrastructure Impact Mitigation, Contributions for New Development (Revised 2014) Barkham Village Design Statement (readopted as an appendix to the Borough Design Guide SPD in May 2012) Emerging Arborfield and Newland Village Design Statement (postconsultation, now being considered for adoption) PLANNING ISSUES Application Site: 1. The application site relates to an area of land within the Arborfield Garrison Development site that was designated under the Wokingham Borough Core Strategy as a Strategic Development Location (SDL). The application site, referred to as Parcel SC1 at outline on the parameter plans, is immediately surrounded by development that has yet to come forward, Parcels X, Y and V2, and is accessed of a new road that links onto Biggs Lane. 2. As described in the Outline application the existing land use of the site comprises of the vacated Arborfield Garrison (MOD use), which is not accessible to the public. The site lies approximately 5km to the south west of Wokingham and 6km south of the M4 motorway. The application site is in the North-west corner of the SDL and is identified within the northern gateway character area. This character area is located within the main Garrison off Biggs Lane, where the school of Electronic Aeronautical Engineering building and Rugby pitch was previously located. Application Proposals: 3. Reserved Matters planning permission is sought for the layout, scale, appearance and landscaping in relation to the erection of a new primary school including nursery to be 94

13 undertaken on a phased basis - Phase 1 (2FE Primary School) and Phase 2 (3FE Primary School), including the provision of hard court play area, all-weather pitch, ancillary club house block and associated access, parking and landscaping 4. Vehicular access to the site will be from the Primary School Access Road as approved under application reference which is accessed from Biggs Lane. Principle of Development: 5. The application site forms part of a larger area designated under the Wokingham Borough Core Strategy as the Arborfield Garrison Strategic Development Location (SDL). 6. Wokingham Borough Core Strategy policy CP17 establishes a requirement to provide at least 13,487 new dwellings with associated development and infrastructure in the period The majority of this new residential development will be in four SDLs, of which Arborfield Garrison is one of these. Policy CP18 identifies that the Arborfield Garrison SDL will deliver a sustainable, well designed mixed use development of around 3,500 dwellings and associated infrastructure. 7. Core Strategy Policy CP18 is amplified by Appendix 7 of the Core Strategy, the Arborfield Garrison Strategic Development Location Supplementary Planning Document (SPD) and Infrastructure Delivery and Contributions SPD, which address the associated infrastructure impacts across the whole borough. These documents establish a requirement for a sustainable, well designed, mixed use development and make clear that a co-ordinated approach to the development of the SDL will be required to deliver the necessary infrastructure, facilities and services to meet the needs of the expanded community. 8. Outline planning permission for the site was granted by Wokingham Borough Council on 02/04/2015. This established the principle for development for the site together with access for up to 2,000 new dwellings, district centre, neighbourhood centre, secondary school, primary school and two Suitable Alternative Natural Greenspace (SANGS). These were considered against the relevant Core Strategy policies and Local Plan policies. The current application seeks reserved matters approval for the primary school as described within the previously approved outline application. 9. The outline consent included an Infrastructure Delivery Plan and S106 legal agreement. The legal agreement secures the coordinated delivery of the infrastructure necessary to support the development and fair share of the SDL wide infrastructure. These included contributions towards off-site infrastructure and services such as roads, education, sports facilities, community facilities and green infrastructure. The details approved under the outline planning consent established parameters for the development including the location of the primary school, building heights and access. The phased delivery approach of the school accords with the approach agreed at outline and enables the school to expand three forms of entry when required. Reserved Matters Detailed Design: 10.Core Strategy Policies CP1 (Sustainable Development) and CP3 (General Principles for Development) requires high quality design that respects its context. This requirement is amplified by MDD LP Policies CC03 (Green Infrastructure, Trees and Landscaping) and TB21 (Landscape Character) and the Arborfield Garrison SDL SPD. 95

14 11.As per the Outline application, O/2014/2280, the construction of the school was taken on by the Council in order to facilitate the additional capacity. The proposal put forward must be compliant with the original outline and the approved parameter plans. Layout and Outline Requirement: 12.The proposal is to deliver a new primary school including Early Years (nursery) provision and community facilities in conjunction with the Arborfield Garrison Strategic Development Location objectives. At outline stage the requirement and specification of the primary school was defined as a two form entry (2FE) primary school with the capability to be extended to three form entry (3FE) should this be required in the future. Additionally the proposal is required to provide early years provision and an allweather pitch regardless of the size of form entry. 13.The proposal put forward under this application is scaled to accommodate a 3FE capacity, which is to be delivered in phases. Phase One will have capacity for 2FE along with a nursery and all-weather pitch and Phase Two will increase capacity to allow for 3FE should this be required. Additionally, secured under the legal agreement, the construction of the Primary School (so that it is materially fit for purpose as a 2 form of entry primary school facility) is to be built prior to Occupation of 250 Dwellings Phase One (2FE) Layout, Scale and Appearance: 14.The general layout of the site includes the built element to the north of the site and the all-weather pitch being located in the southern section, adjacent to Biggs Lane, where the previous rugby pitches had been located. The access onto the site is located on the western side of the proposal and staff parking is located at the very north of the site. Hard outdoor play for the school is located between the pitch and the building and soft/informal play is site to the east of the building. 15.The building itself is designed to be modern in design and is maximum two storeys in height, which replicated other school buildings in the borough. The building is generally laid out in an n shape with the built form including a central open space to allow for a courtyard containing reception play and Key Stage 1 hard informal play. In general terms the building can be broken down into uses, with the Kitchen/Plant, Hall, Admin and Nursey being located on the western side of the building and a large two storey teaching block being located on the east. The eastern and western sections as described are linked together by the reception area and large corridor that circulates through the building as a whole. These larger circulations spaces have also been designed to accommodate a 3FE should the school need to extend. 16.The building has been designed so that the Hall will project above the surrounding two storey elements and will face the access point to the west. This hall will be designed so it can be externally accessible by the community with support facilities such as a toilet and kitchen. In Phase One the hall will be built at 260m 2, which incorporates the required 180m 2 hall and an oversized 80m2 studio space, exceeding policy requirements in terms of space required. Phase Two (3FE) Layout, Scale and Appearance: 17.The general layout of the school will remain relatively similar to the original layout proposed under Phase One. The main difference being the two-storey teaching block that runs north to south on the site will be extended to add eight additional rooms plus toilets and storage cupboards. The building has been designed so that at Phase One 96

15 all the internal spaces, for example the Hall and Admin area, are all compliant with BB103 baseline standards for a 3FE school. The only physical change to the building in order to bring the layout to be compliant with the standards is the aforementioned extension to the teaching block to include additional teaching rooms. 18.The majority of the changes are located within the external masterplan and relate to parking and informal social areas. Phase Two will increase the northern section of parking from a total of 37 number of spaces of 53 spaces, as well as increasing the amount of drop-off parking and cycle parking adjacent to the entrance of the building. The proposal also includes an additional increase in the Key Stage 2 Hard informal play area that is immediately adjacent to the teaching block. Compliance with BB103 Standards: 19.The Building Bulletin 103 (BB103) from the Area Guidelines for Mainstream Schools documents sets out the necessary requirements for minimum site areas, buildings sizes and outside play requirements. The school building will be fully compliant with these standards as a 2FE school and 3FE school as described below. 20.The initial site area assessment highlighted the BB103 site area guidance for a 2FE and 3FE primary school. The assessment demonstrated that the site is within the guideline requirements for both Phases and is compliant with the document. In terms of outside space and play areas, under the BB103 guidelines, the area of an Allweather pitch (AWP) is permitted to be counted twice against the minimum area guidelines, due to its durability and ability to be used all year round. The site put forward under Phase One (2FE) is sufficient for a 2FE school with playing fields, however the AWP is to be delivered with Phase One regardless due to its community use. Therefore for Phase One the proposal is over and above the guidance suggested under BB103. With regard to Phase Two (3FE), again including the AWP, the proposal is compliant with the standards put forward. 21.Finally in terms of internal space and building layouts, below is a summary of the building areas that have been planned to be as efficient as possible and exceed BB103 gridlines due to the buildings contextual arrangement and phasing. Phase Layout/Space Provided (m 2 ) Comparison with BB103 baseline (m 2 ) One (2FE) 2,526 m m2 Two (3FE) 754 (+2,526) m m2 Total 3,280 m m2 22.As advised the proposal is compliant with the guidelines put forward under the Building Bulletin 103 (BB103) from the Area Guidelines for Mainstream Schools document, especially given the provision of the all-weather pitch and the Phase Two extension of the building. Access and Movement: 23.The outline planning permission established the access points to the site and was accompanied with a full Transport Assessment. This involved modelling the potential impacts of the development by using the Wokingham Strategic Transport Model which included a review of this development site, the Arborfield Garrison SDL and the wider Core Strategy development proposals. It was demonstrated that there would be no significant harm caused by additional houses to both local and the wider transport networks, subject to the delivery of the Transport Interventions that were identified 97

16 and secured through a legal process. The current reserved matters application does not deviate from the established access points approved under the outline planning application. 24.Vehicular access to the site is proposed to be from the new road within the wider Arborfield Garrison Development, currently referred to as the Primary School Access Road, which will route from Biggs Lane to the south of the site. The access will be provided on the north western side of the site and will measure 5.5 metres in width. This access will be in -only and will provide access to the staff car park and pupil pickup/drop off area. An out -only access will be provided approximately 83 metres to the south of the entrance, again measuring 5.5 metres in width. This arrangement will minimise the likelihood of conflicting vehicle movements and will provide parents with sufficient space to drop-off and collect pupils away from the highway and staff car park. 25.This layout will provide a circulatory type system designed to encourage a drop off system for both the school and the community asset. This is the same with pedestrian accesses, as these will be from the western boundary of the site and crossing will be provided at appropriate points to give pedestrians priority within the car park. A raised table crossing is provided at the egress to the site to emphasise pedestrian movements across the access. Additionally, the school is intended to serve the local residents of the new development at Arborfield. The Outline has secured a network of pedestrian and cycle routes throughout the development and these will provide safe access to the site and reduce the need for cars dropping off and picking up from the school site. Parking and Vehicular Drop-Off Areas: 26.Phase One of the proposals (2FE) will be provided with 37 staff parking spaces and 26 drop-off / visitor bays, inclusive of six disabled bays. In addition, 56 cycle parking spaces will be provided alongside 20 scooter parking spaces. 27.Phase Two (2FE) proposed 53 Staff parking spaces and 31 drop-off / visitor bays, inclusive of six disabled bays, with 86 cycle spaces and 20 scooter bays also provided. Four motorcycle spaces will be provided to the west of the visitor parking areas. 28. For clarity a parking and vehicular table below is provided: Phase Car Park Space / Drop Off Spaces Cycle Parking / Scooter Spaces One (2FE) Drop Off Scooter Total Two (3FE) Drop off Scooter Total Additionally ten of these spaces will be provided with electric vehicle charging facilities, with a further five spaces with passive provision. The car park has been designed in accordance with the guidance outline in the WBC Borough Design Guide and the Highways Officer is satisfied with the proposal subject to conditions. These conditions include detailed design of the highway structure and the production and implementation of a Travel Plan specifically for the school to promote sustainable transport. Access to Public Transport: 98

17 30.In order to ensure good public transport to the site, a public transport strategy has been secured by Condition 33 of the outline planning consent. New bus stop facilities will be provided on Biggs Lane and the Primary School Access Road which means that services will be within a 400m walk of the Primary School. Flooding and Drainage: 31.Core Strategy Policy CP1 and MDD DPD Policies CC09 and CC10 establish that new development should avoid increasing and where possible reduce flood risk and Arborfield Garrison SPD generally requires provision of a comprehensive system for water management, which takes account of existing features and includes proposals for effective sustainable urban drainage (SUDS), measures to avoid flood risk and new ponds. 32.At the outline stage, the applicant undertook a Flood Risk Assessment which determined that the Primary School site within the outline is not located within areas shown to be at risk of flooding, as indicated by Flood zone 1 on the Environment Agency s Flood map and therefore the proposal is considered acceptable in this regard. 33.Drainage was fully assessed at outline stage and the Council and the EA were satisfied that the site has sufficient storage capacity and that the provision of SUDs, which will incorporate flood attenuation ponds, can be accommodated on-site and will mitigate the impacts of the development. The benefit of SUD s over the existing field use is that these should improve the current situation by preventing water from running off the land too quickly. 34.A raft of measures have been provided to alleviate flood risk for the site and to accord with the parameters set at the outline stage. These have been assessed and there is no objection from the Drainage Officer. The proposed drainage strategy fits in with the approved AECOM surface water drainage strategy and therefore is considered acceptable. All-Weather Pitch and Community Use: 35.As discussed previously, the all-weather pitch is to be delivered as part of the proposal and will serve both the primary school as well as the wider community as secured through the legal agreement at outline stage. 36.The proposal includes a FIFA quality pitch, floodlighting and ancillary block to serve the AWP which will provide for toilet facilities and some storage for the community use. The surface of the pitch is proposed to be a 3G (3rd generation) tufted synthetic grass with rubber crumb infill, colour green. The pitch is designed to meet FIFA Quality Standards (formerly FIFA 1 Star), and will include a shock pad base, which is not necessarily required for FIFA standard pitch. For clarity the shared use does not cause any issues regarding safeguarding. Trees and Landscape: 37.Aside from the existing MOD building that is to be removed in the northern section of the site, much of the school development site is an existing MOD rugby field at present whilst there is not a significant presence of significant existing vegetation centrally; the masterplan has carefully considered the landscape and incorporated this into the design. The development parcels are enclosed by existing mature vegetation and these are to be retained and reinforced in areas where required. 99

18 38.Elsewhere in the site, the key vegetation on the eastern and southern side adjacent to the future Parcel V2 is to be retained and these mature trees and landscaping will help soften the build development from the outset. The existing mature vegetation will create a green edge against Biggs Lane and Parcel V2 and will screen the AWP from almost all angles. Again the layout has been carefully considered to ensure that this would be retained with appropriate buffers from the built form. Street planting adjacent to the new entrance and exit circularity system help soften the development along the Primary School Access Road and provide a green and verdant environment for the school. 39.The applicant has carefully considered the landscaping within the site masterplan. Where possible existing trees are to be retained and there would be no loss of any species considered significant by the Landscape Officer. Semi mature trees are proposed within the site layout which would help soften the built form and provide a verdant character along the areas of open space and informal play. Where existing vegetation has been lost, this has been established at the outline planning stage. Particular attention has been given to the existing vegetation along the boundaries and Biggs Lane and this is considered satisfactory by officers. Impact on Residential Amenity and Noise: 40.Core Strategy policy CP3 requires that new development should be of a high quality of design that does not cause detriment to the amenities of adjoining land users. Separation standards for new residential development are set out in section 4.7 of the Borough Design Guide. 41.The proposal is subject to parameters set at outline stage that includes both separation distances and open space plans. The development parcel is located in the north western section of the Arborfield Garrison development away from neighbouring properties. It is therefore considered that there would be no significant impacts to existing residents in terms of overlooking, loss of light, overbearing and noise. 42.Whilst it is acknowledged that there would be a greater level of activity in the area arising from the delivery and future occupation of the school, this would not be to an extent that is unusual in a residential area. As the site has been identified as being suitable for a 3FE Primary School, the principle of development in this area has been established. The outline permission also secured via condition and s106 the construction routes for the proposal in order to keep disruption to a minimal. Construction activities would be temporary and Condition 68 of the Outline Planning consent controls the hours of operations to on Mondays to Fridays and on Saturdays. 43.It is considered that the proposal would not result in any significant harm to the amenity of the existing residents and is in accordance with policies CP1 and CP3 and supplementary planning guidance. Moreover future construction activities around the school should not cause noise and disturbance to pupils due to strict conditions managing construction traffic secured through the outline consent. Ecology: 44.Core Strategy Policy CP7, carried forward by MDD LP Policy TB23, requires appropriate protection of species and habitats of conservation value. Design Principle 1b (i-ii) is concerned with protection of ecological habitat and biodiversity features, 100

19 together with mitigation of any impacts that do arise. The scheme includes some measures that promote ecology and biodiversity, for example an area of wildflower meadow within the Application Site. This habitat area will be situated on the southern boundary of the Application Site (as shown on Drawing Ref: ATK-EXT-00- DR-L 0001 in Appendix A) and will be designed to provide a flower-rich area to attract insect pollinators. Overall, officers have assessed the application and are satisfied that there would no significant impact on ecology. Sustainable Design/Construction: 45.Core Strategy Policy CP1 requires development to contribute towards the goal of achieving zero carbon development by including on-site renewable energy features and minimising energy and water consumption. MDD LP policies CC04, CC05 and the Sustainable Design and Construction Supplementary Planning Document (May 2010) also emphasise this. 46.The Energy and Sustainability Statement makes a commitment towards sustainable design and construction and is informed by the Design Brief. The school will be constructed to a BREEAM very good standard. In accordance with Core Strategy Policy CP1, an extensive range of low and zero carbon technologies have been considered to reduce the development s total emissions by at least 10% over the building regulations Target Emissions Rate (TER) through on site renewable or low carbon energy generation. On this basis the proposal is considered in accordance with the policy requirements. Security: 47.The layout takes into account security and the outdoor facilities are segregated to ensure the pupils are contained within these areas and safeguarded. The school will benefit from natural surveillance from the new housing when this is delivered which will limit opportunities for antisocial behaviour outside of school hours. The school site would be secured by a perimeter fence and the layout and design are considered acceptable Archaeology: 48.Core Strategy Policy CP3 and MDD LP Policy TB25 require the archaeological impact of development to be taken into consideration. An Archaeological Evaluation report for the proposal was submitted and Berkshire Archaeology are satisfied with the proposal subject to conditions requiring minor further work. CONCLUSION The reserved matters are consistent with the principles and parameters established by the outline planning permission, which themselves reflect the Council s adopted policies and guidance for development within the Arborfield Garrison SDL. It is considered that the application will deliver high quality school development in accordance with the Council spatial strategy as well as BB103 standards and therefore can be recommended for approval. 101