B1 WA/2016/1347P Roberts

Committee:Meeting Date:

Erection of new teaching block along with alterations to existing art block following the demolition of existing buildings (as amended by plans received 18/07/2016 and 01/08/2016 and amplified by plans received 16/08/2016) at Cranleigh School, Horseshoe Lane, Cranleigh GU6 8QQ

Eastern Area07/09/2016

Public Notice: Was Public Notice required and posted: NoGrid Reference: E: 505465 N: 140093

Parish: CranleighWard: Cranleigh WestCase Officer: Jennifer Samuelson8 Week Expiry Date: 30/08/2016Neighbour Notification Expiry Date: 12/08/2016Time extension agreed to: 09/09/2016

RECOMMENDATION That, subject to conditions, permission be GRANTED

Introduction

The application has been brought before the Area Committee because the proposal does not fall within the Council’s Scheme of Delegation.

Location or Layout Plan

Site Description

The site measures 0.22 ha and is located to the south east of Horseshoe Lane, and is accessed via a private drive which leads to a car park which serves the preparatory school. The site comprises a number of educational buildings, including the Headmaster’s house, which are generally between 1 and 2 storeys in height and are arranged around a central ‘courtyard’ area and to the south of a cricket ground.

Proposal

This application seeks permission for the erection of an academic teaching building which would provide three science laboratories, a laboratory technician room, a design technology classroom, three year 4 classrooms and a home economics classroom measuring 8.2m (height) x 33.8m (maximum width) x 14.65m (depth). The ground floor would include a covered external walkway on the southern elevation whilst the first floor would include a

‘balcony’ on the northern elevation looking towards the Cricket Ground. The classrooms on the first floor would be dual aspect and accessed from the balcony. The classrooms on the ground floor would be accessed externally. As such, there would be no internal corridors, with the exception of a thoroughfare which would provide a route from the central courtyard to the cricket ground.

The building would be constructed of mixed red stock bricks at the ground floor, to match other buildings on the site, and natural timber cladding at first floor level. The building would have a standing seam metal roof.

The proposal would additionally include the demolition of two single storey buildings which provide classrooms, alterations to the elevations of the existing art building and landscaping.

Proposed block plan

Proposed ‘cloister’ with brick pillars

Proposed landscaped gardens and covered walkway

Proposed alterations to fenestration to provide reception area

Existing floor plans

Ground Floor plan

Roof plan

Existing elevations

South elevation of existing teaching buildings

North elevation of existing teaching buildings

West elevation of existing teaching buildings

East elevation of art block

South elevation of art block

North elevation of art block

Proposed floor plansGround floor plan

First floor plan

Roof plan

Proposed elevations

South elevation of proposed academic building

North elevation of proposed academic building

West elevation of proposed academic building and entrance walkway

East elevation of proposed academic building and reception room

North elevation of proposed reception room

South elevation of proposed reception room

Sections Plan

Relevant Planning History

WA/2010/0426 Erection of six, 4m x 4m canopies to form covered walkway between

existing school building and chapel.

Full Permission

13/05/2010

Proposed ‘cloister’ with brick pillars

Proposed balcony

WA/2000/2349 Erection of extensions and alterations.

Full Permission

21/02/2001

WA/1986/1172 Erection of sports/concert hall, laboratories and music rooms

Full Permission

26/08/1986

WA/1983/1783 Erection of a two-storey building to form a senior common room

Full Permission

26/01/1984

WA/1983/0725 Erection of two storage buildings Full Permission

23/06/1983

WA/1982/0781 Erection of a two storey block comprising 6 classrooms, 1 masters and tutorial room, store, boiler room

and w.c.

Full Permission

12/08/1982

WA/1979/0611 Extension to provide enlarged lavatory accommodation

Full Permission

04/06/1979

WA/1975/0033 Erection of extension to provide creative activities centre

Full Permission

13/03/1975

HM/R17201 Two prefabricated timber classrooms Approve 13/07/1968HM/R17183 Alterations and extension to

changing room areaApprove 16/07/1968

HM/R12603 Additional classrooms for junior school

Approve 09/03/1962

HM/R11226 Addition of classroom block and laboratory block

Approve 21/04/1960

Planning Policy Constraints

Countryside beyond Green Belt - outside rural settlement boundary

Development Plan Policies and Proposals

Saved Policies C2, CF3, D1, D4, D5, D6, D7, D8, D9 of the Waverley Borough Local Plan 2002

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) therefore remains the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of

consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Non-Strategic Policies and Site Allocations) will follow the adoption of Part 1. The new Local Plan builds upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. On 19th July 2016 the Council approved the publication of the draft Local Plan Part 1 for its Pre-submission consultation under Regulation 19 of the Town and Country Planning (Local Planning) (England) Regulations 2012. The consultation period will commence in early August. In accordance with paragraph 216 of the NPPF, some weight can be given to the draft Plan, but the degree to which it can is determined by the stage the Plan has reached and the extent to which there are any unresolved objections to it. At present, therefore, only limited weight can be given to the Pre-submission Plan. However, this will increase as the Plan progresses through Examination and onto its adoption in 2017.

Other guidance:

National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Statement of Community Involvement (2014 Revision) Surrey Design Guide (2002) Cranleigh Design Statement 2008

Consultations and Town/Parish Council Comments

County Highway Authority No objection.Parish Council No objection.Council’s Environmental Health Officer

No objection subject to conditions

Forestry Commission No comment received.

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” neighbour notification letters were sent on 14/07/2016.

No letters of representation have been received.

Submissions in support

In support of the application the applicant has made the following points:- Proposal would provide a high quality, contemporary building that

would complement the adjacent buildings and enhance the setting of the existing school buildings.

- The proposed materials and design would be robust and durable to allow it to be flexible to adapt to the changing educational requirements of the school.

Determining Issues

Principle of developmentEducational needs / requirementsImpact on visual amenityImpact on residential amenityImpact on treesHighwaysBiodiversity and compliance with Habitat Regulations 2010Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsEnvironmental Impact Regulations 2011 (as amended)Pre Commencement ConditionsWorking in a positive/proactive manner

Planning Considerations

Principle of development

The site is located within the Countryside beyond the Green Belt outside any defined settlement area. The NPPF states that, as a core planning principle the intrinsic character and beauty of the countryside shall be recognised. Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. The Government’s White Paper “The Natural Choice: securing the value of nature” published June 2011 states that as a core objective, the planning system should take a strategic approach to guide development to the best location, to protect and improve the natural environment including our landscapes

Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. However, the accompanying text states that development within the Countryside beyond the Green Belt

may be acceptable, subject to the relevant policies of the Plan, providing it relates to:

c) the reasonable needs of education, infrastructure and utilities.

As such, the proposal could be acceptable in principle, providing that the proposal complies with the relevant tests.

Educational needs / requirements

Paragraph 72 of the NPPF states that the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should:

- Give great weight to the need to create, expand or alter schools; and- Work with school promoters to identify and resolve key planning issues

before applications are submitted.

Policy CF3 of the Local Plan states that proposals for new education establishments or extensions and adaptions to existing establishments and associated facilities will be permitted provided that:

a) The development would not materially detract from the character and appearance of the establishment itself or the area in general; and

b) The existing level of residential amenity from factors such as excessive noise, overlooking or traffic congestion is not adversely affected where relevant; and

c) All other relevant Plan policies are complied with, particularly those relating to vehicular access, car parking, traffic movements, accessibility to public transport and those concerning developments within the Green Belt and the Countryside beyond it; and

d) A satisfactory Transport Plan relating to the development is submitted, if required.

The proposed scheme would result in new teaching rooms and facilities, a new reception area and a landscaped entrance area to support the existing preparatory school.

The above criteria are considered below under the relevant headings.

Impact on visual amenity

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

Officers consider that the proposed design, to include dual aspect classrooms with a cloister walk on the southern side of the proposed ground floor and the balcony on the northern side of the proposed first floor, would positively contribute to the site. The proposed design would maximise the use of sunlight and daylight and provide views across the cricket ground. The configuration of the classrooms would allow for multi-functional use of the building which would allow the building to be robust for the future.

The proposed ‘corridor’ through the ground floor which would enhance connectivity of the site, and create a link between the cricket ground and the central courtyard area which would be a positive attribute to the scheme. Additionally, the proposed cloister with brick pillars would continue the theme at the Old School Building.

The proposed building would be appropriate in terms of scale and height. Whilst the building would ‘infill’ the land between the Old School Building and the Ferrier Building, it is consider the proposed design and roof form would reduce the bulk of the proposed building. The ‘streetscene’ plans show that the height of the building would be lower than that of the neighbouring buildings.

The proposed use of materials, to include red brick at ground floor level and timber cladding at first floor level, would be considered appropriate and would reflect the surrounding buildings. Officers consider, given the prominent location of the building adjacent to the Cricket Ground and adjacent to the old school building, that it would be appropriate to require approval of the materials to ensure that it would be of a high quality finish.

Officers consider that the alterations to the elevations of the proposed reception area, currently the art building, to provide full length glazing would not cause harm to the visual amenities of the site and would create a visual link between the reception area and the proposed landscaped gardens.

The following plan provides an indication of the proposed landscaping for the area to the south of the proposed reception area. Officers consider that the re-landscaping of this area would result in an enhancement to the outdoor circulation space. Officers consider it would be reasonable to require further details in terms of a landscape scheme, to ensure the landscaped area would be managed and maintained appropriately and would have appropriate planting. The covered walkway would be of an appropriate scale and design. The proposed materials of the covered walkway have not been included within the supporting information, and therefore, Officers consider it would be reasonable to condition approval of these materials on any permission granted.

Officers consider that the proposal would result in an enhancement to the visual amenities of the site and the proposed building would be of greater architectural merit than those it would replace. As such, the proposal would comply with Policies D1, D4 and criterion a) of Policy CF3 of the Local Plan 2002.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

The site is located within the central complex of school buildings that serve the Preparatory School, and the surrounding land is within the ownership of the school. Given the separation distances to the nearest residential dwellings, Officers raise no concern with regard to the impact of the proposal on neighbouring residential amenities.

The proposal would accord with Policies D1 and D4 of the Local Plan 2002.

Impact on trees

The NPPF states that planning permission should be refused for development resulting in the loss or deterioration of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development clearly outweigh the loss. Policies D6 and D7 broadly support the aims of the NPPF stating that the Council will protect significant trees and groups of trees and hedgerows through planning control.

The Council’s Tree and Landscape Officer has been consulted on the proposal. Officers consider that the trees proposed to be removed are not of high public amenity value. Whilst the dominant horse chestnut is a prominent feature within the wider landscape, the tree report recommends its removal on the grounds of infection.

Details of tree mitigation or planting have not been provided for this scheme, and it is likely that replacement planting between the proposed building and the cricket ground would be impracticable. Officers consider that it would therefore be appropriate that a landscape scheme be conditioned, which should, where possible, include some mitigation tree planting. However, given that the trees proposed for removal are not of high public amenity value, no overall concern is raised in this regard.

Therefore, the proposal would accord with Policy D7 of the Local Plan 2002.

Highways

The NPPF outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. In considering developments that generate significant amounts of movements, Local Authorities should seek to ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limits the significant impact of the development.

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a severe impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore has no highway requirements.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland, and is not an agricultural building or barn. Having regard to this, and the completed biodiversity checklist, it is considered that a biodiversity survey is not required in this instance. However, an informative should be added to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works.

Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications

The proposed re-levelling of the land to allow the proposed building to be built level with the proposed teaching-parent reception room and other classrooms would allow full circulation for wheelchair users within the site, and access to all ground floor rooms. A lift within the building would provide access to the first floor of the proposed building, thus making the building fully accessible to all.

Environmental Impact Regulations 2011 (as amended)

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 (as amended) or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-commencement condition. This is in addition to giving the full reason for the condition being imposed.

“Pre commencement condition” means a condition imposed on the grant of permission which must be complied with: before any building/ other operation/ or use of the land comprised in the development is begun.

Where pre commencement conditions are justified, these are provided with an appropriate reason for the condition.

Development Management Procedure Order 2015 - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

- Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

- Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered;

- Have suggested/accepted/negotiated amendments to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

- Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

The proposed academic building would be considered to provide an enhancement architecturally to the site, and would complement the existing buildings on the site. The proposed landscaped gardens would enhance the legibility and circulation of the site. The proposal would not cause harm to neighbouring residential amenities, and given that it would be for replacement classrooms, would not prejudice highway safety or result in a likely increase in traffic from the site. As such, the proposal would meet the criteria for Policy CF3 and Policy C2 of the Local Plan 2002.

There would be no adverse impacts that would outweigh the harm, when assessed against the NPPF taken as a whole.

Recommendation

That permission be GRANTED subject to the following conditions:

1. ConditionThe plan numbers to which this permission relates are CPS THA PR-GA 001 01; CPS THA PR-GA 100 06; CPS THA PR-GA 110 05; CPS

THA PR-GA 120 04; CPS THA PR-EL 300 04; CPS THA PR-EL 310 04; CPS THA PR-SC 200 04; CPS THA PR-SC 210 04; CPS THA EX-GA 010 01; CPS THA EX-GA 100 01; CPS THA EX-GA 102 01; CPS THA EX-GA 110 01; CPS THA EX-GA 120 01; CPS THA EX-EL 300 01; CPS THA EX-EL 310 01; CPS THA EX-SC 210 01; PTH EX GA 100 01; PTH THA PR GA 100 02. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. ConditionNo development shall commence until a Construction Environment and Transport Management Plan, to include details of:(a) parking for vehicles of site personnel, operatives and visitors(b) loading and unloading of plant and materials(c) storage of plant and materials(d) indicative programme for carrying out of the works (including measures for traffic management)(e) vehicle routing(f) measures to prevent the deposit of materials on the highway(g) hours of HGV movements to take account of school start and finish times(h) on-site turning for construction vehicles(i) The arrangements for public consultation and liaison during the construction works(j) Measures to minimise the noise (including vibration) generated by the demolition and construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and the use of noise mitigation barrier(s)(k) Details of any floodlighting, including location, height ,type and direction of light sources and intensity of illumination(l) A scheme for the recycling / disposing of waste resulting from demolition and construction works(m) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate(n) wheel washing facilities(o) measures to control the emission of dust and dirt during construction

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

ReasonIn order that the development should not prejudice highway safety, nor cause inconvenience to other highway users in accordance with Policy M2 of the Local Plan 2002 and in the interests of the amenities of the area in accordance with Policies D1 and D4 of the Local Plan 2002. This is a pre commencement condition because it relates to the construction process.

3. ConditionNo development shall take place until a detailed landscaping scheme has been submitted to and approved by the Local Planning Authority in writing. The landscaping scheme shall be carried out strictly in accordance with the agreed details and shall be carried out within the first planting season after commencement of the development or as otherwise agreed in writing with the Local Planning Authority. The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective. Such replacements to be of same species and size as those originally planted.

ReasonIn the interests of the visual amenities of the area in accordance with Policies D1, D4 and C2 of the Waverley Borough Local Plan 2002. This is a pre-commencement condition because the matter goes to the heart of the permission.

4. ConditionNo development shall take place until samples of the materials to be used in the construction of the external surfaces of the development, including the covered walkway, hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

ReasonIn the interest of the character and amenity of the area in accordance with Policies C2, D1 and D4 of the Waverley Borough Local Plan 2002.

This is a pre-commencement condition because the matter goes to the heart of the permission.

Informatives

1. ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time allowed to implement the permission then the development will remain unauthorised.

2. There is a fee for requests to discharge a condition on a planning consent. The fee payable is £97.00 or a reduced rate of £28.00 for household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site.

Please note that the fee is refundable if the Local Planning Authority concerned has failed to discharge the condition by 12 weeks after receipt of the required information.

3. The applicant is reminded that it is an offence to disturb protected species under the Wildlife and Countryside Act 1981. Should a protected species be found during the course of the works, the applicant should stop work and contact Natural England for further advice on 0845 600 3078.

4. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.