7
The Committee considered report DR/18/17 by the Acting Head of County
Planning.
The Members of the Committee noted the contents of the Addendum, in particular the changes to the wording of the conditions 2, 3, 4, 5, 8 and 10 and the additional conditions on page 80: 13. Sample and 14. Signage. It was also noted that the following sentence should be added after this last condition: "The development shall be implemented in accordance with the approved details."
Policies relevant to the application were detailed in the report.
Details of consultation and representations received were set out in the report.
The Committee noted the key issues:
- Principle of Development
- Site layout and design
- Sustainable transport and highways impact
- Flood risk
- Impact on natural environment
- Impact on historic environment
- Impact on residential amenity
- Sustainability
- Community sports facilities
In accordance with the protocol on public speaking the Committee was addressed by David Fletcher, Associate Partner, Strutt & Parker, on behalf of the applicant. Mr Fletcher said:
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The proposals have been subject to a long collaborative process between a range of stakeholders, including ECC education, Chelmsford City Council, the Highway Authority and Countryside Properties. A public exhibition was also arranged prior to the submission of the application
- They represent a good balance between providing an excellent educational facility for students and a good response to the required design criteria, but also ensuring that the proposals can be delivered within the available budget
- There is less detail provided on the neighbourhood square, as this has a split ownership and the level of detail was not there when the papers were drawn up. This is being progressed through a collaborative approach with the developers for the wider site
- With regard to transport matters, the parking level is above the maximum standard in recognition of both the problems associated with schools and the community use of the site; in addition, the neighbourhood centre has been planned with some spaces that would be made available to parents delivering and picking up their children
- This will provide both an excellent educational facility and will promote the use of Community Facilities at the School Buildings, Sports Hall and Outdoor Areas
- There is a need for the application to be approved in order to ensure that the Primary School is ready for September 2018 opening and the Secondary School is ready for a September 2019 opening.
Barry Murphy, a Partner at Dalton Warner Davis, representing Countryside Zest (Beaulieu Park) LLP also addressed the Committee. Mr Murphy said:
- Countryside Zest, the owner of the application site and developer of the wider Beaulieu development, fully supports this school in this location but has three specific concerns
- Community Use Agreement. The ‘Joint Use Facilities’ are a policy requirement of the adopted North Chelmsford Area Action Plan and Beaulieu Outline Consent and S.106 Legal Agreement, to which Essex County Council are a signatory and to which Countryside Zest contribute up to £843,000. Both Chelmsford City and Sport England recommend that a Condition should be attached as in the latter's experience, without a planning condition the community access is generally not kept in perpetuity by the School Operator.
The wording used in the committee report - ie ‘promoting’ the community use and it is ‘intended’ that the facilities will be subject to a formal Community Use Agreement - is not strong enough. It is unclear why this condition has not been included
- School Design. The design, particularly in respect of the 90 metre long windows overlooking White Hart Lane, is disappointing, considering the 'quality and innovative nature' of the surrounding development. In view of the considerable period until the secondary school is due to open, it is suggested that an appropriately worded condition be attached, allowing for appropriate amendments to be made to the design in good time
- Beaulieu Square open space. It is unclear why the Addendum has removed the requirement for the public realm area to be designed jointly with the applicant, in condition 4; it makes sense for it to be designed collaboratively. A design has now ben agreed. It is recommended that this not be removed and that it should be amended to require the submission of a Public Realm Maintenance and Management Plan.
Councillor Mike Mackrory, as local divisional member, addressed the meeting. Cllr Mackrory said:
- The need is certainly well established
- The report itself could have included more information, so that members would have been better informed before the meeting
- Staff parking provision is not sufficient, given the likelihood that virtually all teachers will come by car. The standard was set in 2009 but should be revisited
- Dropping off points - a conflict is likely between the use of spaces for retail customers/workers and parents, with children being dropped off in that space as well
- There are no spaces for visitors
- Residents on the other side of White Hart Lane were not consulted - and not all of these houses are well screened
- The proposed operator should have been involved in the design of the school.
In response to matters raised, several points were noted:
- Regarding community use, the community use of the sports centre has been assessed and consequently there are no planning restrictions in respect of this. It is not thought there is a need to include a further condition as there is a requirement that the development is carried out in accordance with the submitted details. This is a stand alone full application to Essex County Council as planning authority, which is not the same as a reserved matters approval to Chelmsford City Council under the previous permission granted by them
- With regard to the removal of the requirement for the public area to be jointly designed, under Condition 4, the applicant does not have any control over half of this area and this application does not include proposals over it; it is not considered appropriate to have words in a condition that require the agreement of a third party
- At junior and senior schools the number of staff parking (135) is based on the number of pupils rather than staff numbers (one space per 15 pupils), which gives a result of 109 places. The actual figure is 135, which is contrary to Essex Parking Standards policy; however, it has not been thought appropriate to reduce this, as there is no separate provision for those using the sports facilities
- The design is based on most of the children arriving on foot or by bicycle. 68 spaces are available in Beaulieu Square, for visitors to the school or the other facilities, with a further 50 or so spaces also available, to the south, as well as a number of parking bays along Armistice Avenue
- There are three parking spaces for coaches, with a turning head. There are no drop off points planned within the school grounds themselves.
There being no further matters raised by Members, the resolution, with the noted amendments, was proposed and seconded. Following a vote of seven for and none against, with one abstention, it was
Resolved
1. The development hereby permitted shall be begun before the expiry of 3 years from the date of this permission. Written notification of the date of commencement shall be sent to the County Planning Authority within 7 days of such commencement.
2. The development hereby permitted shall be carried out in accordance with the details submitted by way of application reference CC/CHL/07/17 validated on 25/01/2017
Drawings
Site Wide Drawings
BPS-NOR-SW-ZZ-SH-A-1003 Rev A - EXTERNAL BUILDING FINISHES SCHEDULE
BPS-NOR-SW-ZZ-SI-A-9001 Rev B - SITE LOCATION PLAN
Site Landscape Drawings
BPS/WWA/SW/XX/PP/L/0001 Rev PL04 - Rendered landscape masterplan/Block Plan
BPS/WWA/PS/ZZ/GA/L/0001 Rev PL01 - Nursery and Primary School Landscape Layout
BPS/WWA/SS/ZZ/GA/L/0001 Rev PL01 - Secondary School Landscape Layout
BPS/WWA/SC/ZZ/GA/L/0001 Rev PL01 - Sports Hall and Car Park Layout Plan
BPS/WWA/PS/ZZ/GA/L/0002 Rev PL01 - Primary and Secondary School Sports Pitches
BPS/WWA/SW/ZZ/PL/L/0001 Rev PL01 - Planting Strategy
BPS/WWA/SW/XX/PP/L/0004 Rev PL01 - Cyclist and Pedestrian Movement Analysis
BPS/WWA/SW/XX/PP/L/0004 Rev PL01 - Cycle and Parking Provision
BPS/WWA/SW/XX/PP/L/0003 Rev PL01 - Security Fencing Strategy
BPS/WWA/SW/ZZ/SE/L/0001 Rev PL02 - Site Sections
Secondary School Drawings
BPS-NOR-SS-00-GA-A-3001 Rev K - GROUND FLOOR FUNCTION PLAN
BPS-NOR-SS-01-GA-A-3002 Rev K - FIRST FLOOR FUNCTION PLAN
BPS-NOR-SS-02-GA-A-3003 Rev J - SECOND FLOOR FUNCTION PLAN
BPS-NOR-SS-RF-GA-A-3701 Rev G - ROOF PLAN GENERAL ARRANGEMENT PLAN
BPS-NOR-SS-ZZ-SE-A-4001 Rev H - GENERAL ARRANGEMENT SECTIONS
- SHEET 1
BPS-NOR-SS-ZZ-EL-A-4002 Rev D - GENERAL ARRANGEMENT SECTIONS
- SHEET 2
BPS-NOR-SS-ZZ-EL-A-5001 Rev F - GENERAL ARRANGEMENT ELEVATIONS - SHEET 1
BPS-NOR-SS-ZZ-EL-A-5002 Rev F - GENERAL ARRANGEMENT ELEVATIONS - SHEET 2
BPS-NOR-SS-ZZ-EL-A-5003 Rev F - GENERAL ARRANGEMENT ELEVATIONS - SHEET 3
BPS-NOR-SS-ZZ-EL-A-5004 Rev F - GENERAL ARRANGEMENT ELEVATIONS - SHEET 4
BPS-NOR-SS-ZZ-SH-A-7501 Rev D - GROSS EXTERNAL AREA SCHEDULE
Sports Centre Drawings
BPS-NOR-SC-00-GA-A-3001 Rev K - GROUND FLOOR FUNCTION PLAN
BPS-NOR-SC-RF-GA-A-3701 Rev G - ROOF PLAN GENERAL ARRANGEMENT PLAN
BPS-NOR-SC-ZZ-SE-A-4001 Rev G - GENERAL ARRANGEMENT SECTIONS
BPS-NOR-SC-ZZ-EL-A-5001 Rev E - GENERAL ARRANGEMENT ELEVATIONS
Nursery Drawings
BPS-NOR-NU-00-GA-A-3001 Rev J - GROUND FLOOR FUNCTION PLAN
BPS-NOR-NU-RF-GA-A-3701 Rev G - ROOF PLAN GENERAL ARRANGEMENT
BPS-NOR-NU-ZZ-SE-A-4001 Rev G - GENERAL ARRANGEMENT SECTIONS
BPS-NOR-NU-ZZ-EL-A-5001 Rev F - GENERAL ARRANGEMENT ELEVATIONS
Primary School Drawings
BPS-NOR-PS-00-GA-A-3001 Rev K - GROUND FLOOR FUNCTION PLAN
BPS-NOR-PS-01-GA-A-3002 Rev K - FIRST FLOOR FUNCTION PLAN
BPS-NOR-PS-RF-GA-A-3701 Rev G - ROOF PLAN GENERAL ARRANGEMENT PLAN
BPS-NOR-PS-ZZ-SE-A-4001 Rev G - GENERAL ARRANGEMENT SECTIONS - SHEET 1
BPS-NOR-PS-ZZ-SE-A-4002 Rev C - GENERAL ARRANGEMENT SECTIONS
- SHEET 2
BPS-NOR-PS-ZZ-EL-A-5001 Rev F - GENERAL ARRANGEMENT ELEVATIONS - SHEET 1
BPS-NOR-PS-ZZ-EL-A-5002 Rev D - GENERAL ARRANGEMENT ELEVATIONS - SHEET 2
Vehicle Tracking Drawings
BPS-MLM-ZZ-XX-DR-D-1000-P06-S2 - Vehicle Tracking - Refuse Vehicle
BPS-MLM-ZZ-XX-DR-D-1001-P08-S2 - Vehicle Tracking - Fire Tender
BPS-MLM-ZZ-XX-DR-D-1002-P07-S2 - Vehicle Tracking - 7.5 Tonne Box Van
BPS-MLM-ZZ-XX-DR-D-1003-P08-S2 - Vehicle Tracking - 12m Rigid Lorry
BPS-MLM-ZZ-XX-DR-D-1004-P08-S2 - Vehicle Tracking - Coach Entrance and Turn
Drainage Drawings
BPS-MLM-ZZ-XX-DR-D-0101/P05 Initial Drainage Strategy
BPS-MLM-ZZ-XX-DR-D-0102/P02 Enlarged Drainage Strategy Sheet 1
BPS-MLM-ZZ-XX-DR-D-0103/P02 Enlarged Drainage Strategy Sheet 2
Documents:
- Planning Statement, prepared by Strutt & Parker, dated January 2017
- Design and Access Statement (REV E) prepared by Norr Architects
- Transport Statement, prepared by MLM, dated
- Sustainability Statement (including BREEAM pre-assessment), prepared by Hoare Lea
- Drainage Statement (Incorporating Flood Risk Assessment), prepared by MLM, dated 11 April 2017.
- Letter from Essex County Council Infrastructure Delivery Project Sponsor dated 20 March 2017, Ref. Community Use Agreement.
and in accordance with any non-material amendment(s) as may be subsequently approved in writing by the County Planning Authority.
3. Bicycle Parking
Prior to first occupation of the proposed buildings, a minimum of 400 pupil and 24 staff covered bicycle stands for the secondary school and a minimum of 100 pupil scooter parking stands and 40 pupil and 7 staff bicycle stands for the primary school and a minimum of 7 staff bicycle stands for the nursery, shall be erected on site at the locations indicated on the Site Layout Plan. Within 6 months of commencement of development on site, detailed design drawings for the covered bicycle stands and covered scooter stand shall be submitted for the prior written approval of the County Planning Authority and the development shall be carried out accordance with the approved details.
4. Beaulieu Square design details
Prior to first beneficial use of the proposed school buildings, the part of the Beaulieu Square within the development site boundary, shall be finished and landscaped in accordance with a plan to be submitted for the prior written approval of the County Planning Authority.
The proposed plan shall include details of hard and soft landscaping proposed.
5. Detailed Landscape Plan
Within six months of commencement of development on site, a detailed landscape scheme shall be submitted for the prior written approval of the County Planning Authority.
The scheme shall include details of areas to be planted with species, sizes, spacing, protection and programme of implementation.
The scheme shall be implemented within the first available planting season (October to March inclusive) following commencement of the development hereby permitted in accordance with the approved scheme.
Any tree or shrub forming part of a landscaping scheme approved in connection with the development that dies, is damaged, diseased or removed within the duration of 5 years during and after the completion of the development shall be replaced during the next available planting season (October to March inclusive) with a tree or shrub to be agreed in advance in writing by the County Planning Authority.
6. Sustainable Building Materials
The proposed development shall utilise a minimum of 20% sustainable building materials and/or re-use of recycled materials in the construction of the development.
No development above DPC level shall take place unless and until a Sustainability Statement demonstrating a minimum of 20% of sustainable building materials and/or re-use of recycled materials has been submitted for the prior written approval of the Planning Authority.
The development shall be implemented in accordance with the approved details.
7. Surface Water Drainage
The development shall be implemented in accordance with the Drainage Statement (Incorporating Flood Risk Assessment), prepared by MLM, dated 11 April 2017.
8. Primary School Cycle Store Wall facing Beaulieu Square
Within six months of commencement of development on site, detailed proposals for the blank wall of the Primary School cycle store, facing the Beaulieu Square, shall be submitted for the prior written agreement of the County Planning Authority.
Without prejudice to the foregoing, the proposals shall incorporate a design feature (such as community art wall/revolving school art project). The development shall thereafter be implemented in accordance with the approved proposals.
9. Detailed Lighting Design
No fixed lighting shall be erected or installed until details of the location, height, tilt, lighting controls, lighting design, illuminance levels, uniformities, spill light contour lines on to Ordnance Survey mapping and consideration given to switching off or dimming after hours has been submitted to and approved in writing by the County Planning Authority. The details shall include a design summary to ensure the lighting is designed to an appropriate lighting standard will minimise the potential nuisance of light spillage on the local environment, adjoining properties and highways. The lighting shall thereafter be erected, installed and operated in accordance with the approved details.
10. Fenestration Details
All fenestration on the proposed buildings shall be recessed or projecting. No development shall proceed above DPC unless and until detailed design drawings have been submitted for the prior written approval of the County Planning Authority. The development shall thereafter be implemented in accordance with the approved detailed design drawings.
11. External Material Finishes and Samples
Within one month of commencement of development on site, a full schedule of all external material finishes plus samples shall be submitted for the prior written approval of the County Planning Authority.
The development shall be implemented in accordance with the approved details.
12. Building Entrance details for Nursery and Primary School
Prior to commencement of construction on the Nursery and Primary School buildings, detailed drawings of the entrance features to both buildings shall be submitted for the prior written agreement of the County Planning Authority. The development shall be implemented in accordance with the approved details.
13. Sample (brick specific)
Before starting any brick work, a sample panel of the facing materials to be used shall be erected on site to establish the detail of bonding, coursing and colour, type of jointing shall be agreed in writing with the County Planning Authority. The quality of finish and materials incorporated in any approved sample panel(s), which shall not be demolished prior to completion of development, shall be maintained throughout the development.
14. Signage
Prior to erection of any signage on the proposed buildings, detailed drawings and specification of the proposed text, logos and material finishes shall be submitted for the prior written approval of the County Planning Authority. The signage shall be implemented in accordance with the approved details.
Cllr Grundy left the meeting at this point.