CLACKMANNANSHIRE COUNCIL

Report to: Planning Committee

Date of Meeting: 11th April 2013

Subject: Planning Application - Development of Land for the Erection of a Primary School with Nursery (Class 10) With Associated Playground, Ancillary Buildings, Access, Parking and Provision of Multi Use Games Area with Sports Pitch at Redwell Playing Fields, Stirling Road, Alloa (Ref No 13/00029/FULL)

Report by: Keith Johnstone, Principal Planner

1.0 Purpose

1.1. This is a report of handling on a planning application by Clackmannanshire Council to develop a primary school and nursery with associated playground and sports facilities to replace the existing Claremont and St John's Primary Schools. The application comprises a Major Development and there has been a comprehensive pre-application publicity and consultation exercise together with consultation following the submission of the application.

1.2. The report describes the planning policy issues, advice from consultees and the representation from one objector. The Service concludes that: the development generally complies with the objectives of the Development Plan and relevant Plan policies; has satisfactorily addressed site constraints; could be successfully integrated within the locality; and would make a positive contribution to the educational provision and environment of the area.

2.0 Recommendations

2.1. It is recommended that the application is APPROVED, subject to the conditions contained in Appendix 1

2.2. Reasons for the Decision

1. The proposed development would not be contrary to the objectives or relevant policies in the Clackmannanshire Local Plan.

2. The proposed use is compatible with neighbouring uses.

THIS PAPER RELATES TO ITEM 04

ON THE AGENDA

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3. The issues raised or identified by consultees have been or can be satisfactorily addressed by the developer, subject to the proposed conditions.

4. The issues raised by the objector would not justify withholding planning permission. The access arrangements and cycle storage would be satisfactory and the issues relating to the provision of shelter from the weather would not be a material planning consideration.

5, There are no other material considerations which would justify withholding permission.

2.3. Plans Relating to the Decision

1. KD-PL(90)XXX-002 - Location Plan

2. KD-PL(90)XXX-001 - Site Plan

3. KD-9(00)X00-001 - Proposed Ground Floor

4. KD-9(00)X01-001 - Proposed First Floor

5. KD-9(00)XRF-001 - Proposed Roof Plan

6. KD-PL(OO)XSE-001 - Proposed Building Sections

7. KD-PL(OO)XEL-001 - Proposed Elevations

8. 32511 - Rev 01 - Survey of Site

9. 1262 - 02 - Landscape Masterplan 1 of 2

10. 1262 - 02 - Landscape Masterplan 2 of 2

11. Summary Statement on Approach to Site Drainage and Flood Risk, 11/2/13

12. 20724:52:001 - Rev A - Site Drainage Layout

13. Site Waste Management Plan

14. Draft Redwell Primary School Travel Plan, March 2013

3.0 Background to the Proposals

3.1. The site comprises the Redwell Playing Fields which are located to the south of Stirling Road, Alloa.

3.2. Following the review of nursery and primary education currently served by Claremont and St John's Primary Schools, Clackmannanshire Council decided to progress with a merger of the two schools. This process, which included public consultation, resulted in the selection of the site at Redwell. The proposals would include:

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• The erection of a single storey school and nursery to accommodate projected pupil numbers. The building would include 15 classrooms, a dedicated nursery, a gym/assembly hall and kitchen and dining area.

• The provision of a full sized grass pitch with improved drainage and Multi Use Games Area (MUGA) to the west of the school building.

• The creation of a landscaped playground area to the east of the school building incorporating a variety of active play and learning spaces.

• The creation of a vehicular access from Stirling Road near the centre of the site to provide access to staff parking and service vehicles only.

• The provision of 3 pedestrian accesses and links to the building from Stirling Road which relate to the main travel routes to the school.

• Landscaping works within the site to enhance the character of the playground areas and the setting of the development.

• A new boundary fence would be created parallel to the north of the existing ditch and railway line fence to reinforce the separation of the school grounds from the railway line.

• The retention and repair of the existing railings along the north boundary of the site.

3.3. Although not part of the planning application, the Council will also carry out a scheme of works on Stirling Road and the existing footpath route through the Arns Brae Pleasure Grounds which connects with the housing areas to the north. The scheme has been designed by the Roads and Transportation Unit and will ensure that the surrounding road and footpath network can safely and efficiently accommodate the school development and will be completed before the school opens. It will include:

• The formation of drop-off parking areas on the south side of Stirling Road and alterations to the carriageway designed to reduce vehicle speeds.

• The provision of an additional "Puffin" crossing on Stirling Road where the footpath link from the Pleasure Grounds meets Stirling Road.

• The upgrading of the footpath through the Pleasure Grounds, including lighting, to create direct routes to the school.

• Roads have also supported the preparation of a School Travel Plan which has been produced in consultation with staff, parent's representatives and pupils to encourage travel by walking and cycling to and from the school.

4.0 Consultations

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4.1. Roads and Transportation advise that they have been involved in the development of the design proposals with the client and schools representatives. They are satisfied that the proposed package of measures, including the drop-off parking, Travel Plan, and access improvements will ensure the school could operate without any unacceptable risks to road or pedestrian safety or adverse effects on the efficient functioning of Stirling Road and would encourage active travel. Comment: It is considered that the transportation and road safety issues have been satisfactorily addressed subject to the proposed conditions. Roads also confirm that they are satisfied with the assessment of flood risk contained in the application.

4.2. Scottish Water has no objection to the application.

4.3. Environmental Health has no objections in principle to the development. They have recommended that during construction the working hours are regulated and measures to control dust are put in place. A detailed specification for the biomass boiler should be submitted for their approval before works start on site. Comment: these issues would be regulated using planning conditions.

4.4. SEPA has no objection and are satisfied with the proposed arrangements to manage surface water and flood risk on site.

4.5. Network Rail has no objection in principle and has made recommendations in relation to the provision of fencing and the design of surface water infrastructure. Comment: The development would accord with this advice.

4.6. Sports Scotland has advised that it has no objections to the proposed changes to the existing pitches on the site and is satisfied that the proposed sports pitch provision would ensure that the existing level of provision would not be prejudiced.

4.7. Land Services has no objection but advises that a detailed landscaping specification should be provided. Comment: This can be addressed using a planning condition.

4.8. Central Scotland Police (Community Safety Officer) had not responded at the time of compiling the report.

4.9. Alloa Community Council was consulted but has not submitted comments on the application.

4.10. Clackmannanshire Access were consulted on the application but have not submitted any comments.

5.0 Representations

5.1 The development has been subject to extensive publicity and consultation including:

a. Pre-application community consultation as required as part of the procedures applying to applications for Major Developments. This included a consultation event at Alloa Town Hall. This has been

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summarised by the applicant in the Pre Application Consultation Report which has to be submitted as part of the application. Comments: The applicant has provided a summary of the points raised and how the design has been altered to respond to the points.

b. A total of 11 neighbouring properties being notified of the application and the publicising of the application in the Alloa Advertiser.

c. A number of consultation events organised by the Council for parents and staff. These do not form part of the statutory planning process but have contributed to the wider engagement with the two schools and local community.

5.2 The publicity has resulted in one objection from Mr Michael Sortain-Smith, 14 Smithfield Loan, Alloa. The objections may be summarised as follows:

a. Concern that the footway along Stirling Road would not be wide enough to safely accommodate the volume of children and parents who will be travelling to and from the school. Comments: Roads are satisfied that the proposed access arrangements are safe and acceptable. The footway width would be a minimum of 2.2 metres, the footway would be adjacent to the lay-bys rather than the live carriageway and there are 3 points of pedestrian access which would regulate the volume of pedestrians on the footway at any one time.

b. Concern that the cycle storage facilities will be inadequate to cater for the potential demand. Comment: The number of covered and secure cycle parking spaces will be provided in accordance with the targets set out in the Travel Plan document. The drawing shows the provision of 40 spaces but suitable space to accommodate up to 80 cycles would be required to meet the target set out in the Travel Plan. We agree with this point and this can be addressed using a planning condition.

c. Concern that the proposed building design would not provide sufficient outdoor covered area to enable all the pupils to wait under cover before the school opens. Comment: This issue is not considered to be a material planning consideration but the concern has been forwarded onto the school design team.

d. Concern that there is insufficient facilities to allow parents and any prams to wait under cover while the dropping off or picking up children from the nursery. Comment: This issue is not considered to be a material planning consideration but the concern has been passed onto the school design team.

6.0 Development Plan Position

6.1 The application requires to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The site is located within the settlement boundary of Alloa as defined in the adopted Clackmannanshire Local Plan.

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6.2 The site is covered by the allocation "Safeguarding Recreational Space" which is related to Local Plan Policy INF14. The Policy states that existing playing fields and sports pitches will be protected from unrelated development which would diminish their recreational or amenity value. The development would result in the loss of the existing full sized sports pitch and 7-a-side pitch. However, their loss would be compensated by:

• The provision of a full sized grass pitch to the west of the school. This large pitch could also be divided unto 2 smaller 7-a-side pitches. The pitch area would include improved drainage.

• The provision of a Multi Use Games Area (MUGA) with an all weather surface.

• The creation of a landscaped playground area to the east of the school which would provide a range of recreational and educational opportunities.

• The pitch and MUGA will be accessible to the public outwith school hours and changing facilities would be available within the school.

It is concluded that the above points provide sufficient evidence that the development would not diminish the existing recreational value of the playing fields and so therefore the application would not be contrary to Policy INF14. The consultation comments from Sports Scotland endorse this conclusion.

6.3 Policy EN1 supports the objectives of the Clackmannanshire Local Biodiversity Action Plan. The proposed planting and habitat creation and safeguarding of the existing ditch on the south boundary will enhance the biodiversity value of the existing site. The Policy is complied with.

6.4 Policy EN4 states that all developments will be assessed for flood risk and any surface water management measures should accord with SUDS principles. The details submitted with the application and at the pre-application stage confirm that these issues have been satisfactorily addressed. Both SEPA and Roads have no objections. The Policy is complied with.

6.5 Policy EN11 states that new development should positively contribute to its surroundings in terms of design, materials and landscaping. The proposed building design, layout and landscaping would make a positive contribution to the appearance and character of the existing site. The applicant has carried out a number of modifications to the building design to improve its appearance and respond to its setting adjacent to Stirling Road. The Policy is complied with.

6.6 Policy EN14 requires any risks from contamination or ground conditions to be satisfactorily addressed. The applicant has carried out ground investigations which demonstrate that the Policy has been complied with.

6.7 Policy EN15 requires the developer to demonstrate that any environmental protection matter has been evaluated. Environmental Health has raised no

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objection in principle and the additional information they require on the biomass boiler can be regulated by a planning condition. The Policy is complied with.

6.8 Policy INF4 states that the development should comply with the Council's Development Roads Guidelines and Specification. The development has been designed to comply with the relevant guidelines and further to the discussion in Para 4.1 above, the application complies with this Policy. The design also meets the recommended accessibility standards.

6.9 Policy INF10 requires new developments to maximise energy efficiency. The design, orientation, heating and ventilation of the building have been designed to reduce energy demand and carbon emissions to the standard required by the Building Standards and therefore complies with this Policy.

6.10 The proposed community use of the pitch and MUGA would accord with Policy EN11. A condition has been attached to require proposals for public art which would accord with Policy INF13.

6.11 The above analysis demonstrates that the development would accord with the provisions of the Development Plan, subject to the proposed conditions.

7.0 Other Material Considerations

7.1 The extensive publicity for this significant development has resulted in only one objection and the Community Council has not raised any concern on the application. The concerns raise by the objector have been assessed in paragraph 5.2 above and we have concluded that these would not be sufficient or material to justify withholding permission. There have been no objections from any of the consultees. This reflects positively on the pre-application consultation undertaken by the applicant.

7.2 We are satisfied that the development would safeguard the amenity of the surrounding area and provide high quality education, recreational and natural environments. There are no material considerations that would outweigh the Development Plan support for the development.

8.0 Sustainability Implications

8.1 The development, through the building design and energy efficiency and the accessibility and Travel Plan document would help minimise carbon emissions. The proposed landscaping framework would enhance the biodiversity value of the site.

9.0 Resource Implications

9.1 Financial Details

9.2 The full financial implications of the recommendations are set out in the report. This includes a reference to full life cycle costs where appropriate. Yes

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9.3 Finance have been consulted and have agreed the financial implications as set out in the report. Yes

10.0 Exempt Reports

10.1 Is this report exempt? Yes (please detail the reasons for exemption below) No

11.0 Declarations The recommendations contained within this report support or implement our Corporate Priorities and Council Policies.

(1) Our Priorities (Please double click on the check box )

The area has a positive image and attracts people and businesses Our communities are more cohesive and inclusive People are better skilled, trained and ready for learning and employment Our communities are safer Vulnerable people and families are supported Substance misuse and its effects are reduced Health is improving and health inequalities are reducing The environment is protected and enhanced for all The Council is effective, efficient and recognised for excellence

(2) Council Policies (Please detail)

12.0 Equalities Impact

12.1 Have you undertaken the required equalities impact assessment to ensure that no groups are adversely affected by the recommendations? Yes No

13.0 Legality

13.1 It has been confirmed that in adopting the recommendations contained in this report, the Council is acting within its legal powers. Yes

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14.0 Appendices

14.1 Please list any appendices attached to this report. If there are no appendices, please state "none".

Appendix 1 - Conditions and Reasons for Conditions

15.0 Background Papers

15.1 Have you used other documents to compile your report? (All documents must be kept available by the author for public inspection for four years from the date of meeting at which the report is considered)

Yes (please list the documents below) No

• Clackmannanshire Local Plan

• Scottish Planning Policy Author(s)

NAME DESIGNATION TEL NO / EXTENSION

Keith Johnstone Principal Planner

2614

Approved by

NAME DESIGNATION SIGNATURE

Julie Hamilton Development Services Manager

John Gillespie Head of Community And Regulatory

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APPENDIX 1

Conditions 1. Before any works start on the construction of the school building, the following details shall have been submitted to and approved in writing by the Council, as planning authority; (a) samples of all external building materials and hard ground surfaces (b) details of the specification and colour of any means of enclosure, including the opportunity to provide gateway features at the entrances to the school. (c) proposals for the provision of public art. (d) a specification for the design of the proposed biomass boiler (e) the arrangements to provide secure and covered cycle parking to meet the targets contained in the approved Redwell Primary School Travel Plan. Thereafter, the development shall be completed in accordance with the approved details. 2. Before any works start on the construction of the school building, a detailed landscaping specification and establishment plan for the planting shall have been submitted to and approved in writing by the Council as planning authority. The details shall also include; (a) the inclusion of 2-3 small groups of trees along the site frontage with the A907 to the west of the vehicular access. (b) a tree survey identifying any trees to be removed to accommodate the development. Thereafter, the landscaping shall be completed in accordance with the approved details within the first planting season following commencement of construction of the school building unless otherwise approved in writing by the Council, as planning authority. 3. The development hereby approved shall be constructed in accordance with the details and information contained in the following documents; (a) the document titled Summary Statement of Design Approach to Site Drainage

and Flood Risk, dated 11th February 2012 and the details annotated on Drawing No 20724:52:001 Rev A titled Site Drainage Layout

(b) the recommendations set out in paragraphs 4.2.1 to 4.2.6 contained in the Habitat Survey Report dated 7th September 2012

(c) the Site Waste Management Plan (Stage 1) produced by Robertson Construction.

4. Prior to the school opening, the developer shall submit written confirmation from a suitably qualified person that the building has been constructed in accordance

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with the recommendations set out in paragraph 2.03 of the Noise Impact Assessment Report dated 4th February 2013. 5. Prior to the school and nursery opening, the vehicle and cycle parking facilities, access road, footpaths within the site and the scheme of associated works on Stirling Road and Arns Brae Pleasure Grounds shown on the approved drawings shall have been completed, unless otherwise agreed in writing by the Council, as planning authority. 6. The Redwell Primary School Travel Plan approved by this permission, including in terms of its objectives, aims, action targets and monitoring, shall be implemented no later than from the commencement of development on site.

7. No trees or shrubs within or adjacent to the site shall be lopped, topped, felled or removed at any time without the prior written approval of the Council, as planning authority. 8. Before any work starts on site, protective fencing shall have been erected around all trees to be retained as part of this development, in accordance with BS 5837 (2012). The fencing shall be inspected by a representative of the Council and shall remain in place for the duration of construction work. 9. Before any works commence on site, details of a scheme to control dust emissions arising from construction activity on the site shall have been submitted to and approved in writing by the Council. Thereafter, the development shall be carried out in accordance with such details. 10. Construction work within the site, and the operation of vehicles and machinery shall only take place between the hours of 0800-1800 hours Monday to Friday, 0800-1300 hours Saturday and at no time on Sundays unless otherwise approved in writing by the Council, as planning authority.

Reasons for Decision 1. To consider these details yet to be submitted in the interests of visual

amenity, environmental protection 2. To consider these details yet to be submitted in the interests of visual amenity and biodiversity. 3. To ensure the developer complies with the approved details. 4. To minimise the risk of noise pollution. 5. In the interests of road and pedestrian safety. 6. In the interests of sustainable transport objectives.

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7. In the interests of visual amenity. 8. In the interest of environmental amenity. 9. In the interests of residential amenity. 10. In the interests of residential amenity.

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Autism Centre

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3

6

47

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1

10

9

48

5

15

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39

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100

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27

75

55

57

12

24

32

28

7

38

77

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Cowden Park

PW

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1

6

27

4

2

3

10

48

4

3

2

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Alloa WestBuisness Park

Playing Fields

Dismantled Railway

The Red Well

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STIRLING ROAD

THE

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REDWELL PLACE

PLACE

ARNSBRAE

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NORWOOD CRESCENT

NORWOOD AVENUE

Path

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Foot Bridge

Mast

10.4m

13.1m

11.3m

287200

287200

287300

287300

287400

287400

287500

287500

287600

287600

287700

287700

287800

287800

6931

00

6931

00

6932

00

6932

00

6933

00

6933

00

6934

00

6934

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0 50 100Metres 1:2,500Scale:

Development & Environmental ServicesKilncraigs

Greenside StreetAlloa

FK10 1EB

Tel: 01259 450 000 Fax: 01259 727 452development_services@clacks.gov.uk

Date:02-Apr-2013

10/00264/FULL - Redwell Playing Field, Stirling Road, AlloaDevelopment Of Land For the Erection Of A Primary School and Nursery (Class 10) With Associated Playground,

Ancillary Buildings, Access, Parking, Landscaping And Provision Of Multi Use Games Area And Sports Pitch

Reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2013.All rights reserved. Ordnance Survey Licence number 100020783.

Ward: Clackmannanshire South OS Grid Ref: NS 87 93

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