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

Application Number and Registration Date MO/2019/2193 Detailed Major 06-Jan-2020 Case Officer Mark Brodie Amendments /amplifications Committee Date 3 June 2020 Proposal Erection of

Application Number

and Registration Date

MO/2019/2193 (Detailed Major) 06-Jan-2020

Case Officer Mark Brodie

Amendments

/amplifications

Committee Date 3 June 2020

Proposal Erection of new two storey all-through SEN School with associated

access, parking and landscaping, reconfiguration of existing access road and West Hill School car park and erection of new four court sports hall for Therfield School

Site Description Land at West Hill School,Kingston Road and at Therfield School,

Dilston Road, Leatherhead, Surrey

RECOMMENDATION: Approve subject to conditions

Summary

The site lies within the built up area of Leatherhead and forms part of the playing fields

of Therfield School Planning permission is sought for the erection of new two storey

all-through SEN School with associated access, parking and landscaping;

reconfiguration of existing access road and West Hill School car park; and erection of

new four court sports hall for Therfield School When assessed against the policies in

the NPPF taken as a whole, it is considered that the development would

simultaneously achieve the social, economic and environmental dimensions necessary

to be considered as sustainable development as defined and sought by the NPPF The

NPPF gives great weight to providing school places to meet the needs of communities

through the application process Evidence published separately by Surrey County

Council and submitted as part of the current application show that there is a

demonstrable need for a school that caters for Complex Social and Communication Needs within Surrey The adverse impacts identified above involving loss of part of the playing fields are considered in the planning balance, to be limited and would not significantly and demonstrably outweigh the benefit of these proposals when

measured against the policies in the NPPF Noting that the proposal also accords with development plan policies The new two storey all-through SEN School with

associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School will meet the required demand within the County and ensure that children have access to the educational needs that they require In addition to this the proposal will provide a valuable community asset by allowing access to indoor sports and social facilities to the residents of Leatherhaed Taking all of these factors into account it is considered that planning permission should be granted

1 Development Plan

1.1 Built up area

2 Relevant Planning History

2.1 There is an extensive planning History in relation to both West Hill School & Therfield School For the purposes of this report a selection of some of the more recent/relevant permissions over the last decade have been provided below

West Hill School MO/2011/1129 Erection of replacement boundary and internal

fences and gates SCC application for consultation purposes

Approved

05.10.11

MO/2013/0824 Removal of two existing demountable classroom

units and installation of two single storey modular building, one comprising four classrooms, store and WC’s and the other comprising one classroom, store and WC Installation of canopy to each building

No Objection 16.07.2013

MO/2014/0096 Installation of parking bays, footpath and speed

bumps along access drive, and enclosed area for refuse bins SCC application for consultation purposes

Approved

04.03.2014

MO/2016/0788 External alterations to form new external play space

with shade canopies, minor alterations to external openings and installation of new entrance canopy

(SCC application - for consultation purposes only)

Approval 17.06.2016

MO/2016/1436 New classroom extension comprising a part one and

part two storey extension, internal and minor external alterations to existing school building to convert building from a secondary Special Educational Needs (SEN) to a primary SEN school including external works comprising alterations to

No objection 30.09.2016

school playgrounds, formation of new MUGA play surface and new staff car parking together with soft landscaping works

MO/2017/1027 Discharge of conditions 12, 13, 14,15 and 16 of approved

MO/2016/1436 for new classroom extension comprising a part one and part two storey extension, internal and minor external alterations to existing school building to convert school premises from a Secondary Special Educational Needs (SEN) school to a Primary SEN school,

including external works comprising alterations to school playgrounds, formation of a new MUGA play surface and new staff car parking together with soft landscaping works (SCC application - for consultation purposes only)

Approved 04.07 2017

MO/2018/0131 Discharge of Condition No 17 (sustainable drainage

system) of approved MO/2016/1436 for new classroom extension comprising a part one and part two storey extension, internal and minor external alterations to existing school building to convert school premises from a Secondary Special Educational Needs (SEN)

school to a Primary SEN school, including external works comprising alterations to school playgrounds, formation of

a new MUGA play surface and new staff car parking together with soft landscaping works (SCC

application - for consultation purposes only)

Approved 13.02.2018

Therfield School MO/2005/1234 1) Construction of part single, part two storey

extension to provide music, drama and general teaching accommodation; 2) The demolition and removal from the site of 11 demountable

classrooms; 3) The temporary relocation of 2 existing demountable classrooms for the duration of construction works (Surrey County Council consultation)

Approved 12.09.2005

MO/2006/0175 Proposed new changing room for females, with

disabled provisions, to serve existing internal and external sports facilities The new changing room will also offer community use after normal school hours

Approved 03.04.2006

MO/2007/0287 Continued use of school extension permitted under

MO/2006/0272 without compliance with Condition 2 of that permission so as to allow a revised programme for removal of existing demountable classrooms (For consultation purposes only)

Approved 03.04.2007

MO/2012/0060 Construction of new all weather surfaced tennis and

netball courts for school and community use and installation of floodlights

Approved 18.04.2012

MO/2014/0356 Retrospective planning application for the installation

of 394 roof mounted solar panels SCC application - for consultation purposes only

MO/2018/1096 Non-material amendment to planning permission ref:

MO05/1234 dated 12 December 2005 to allow a canopy, an overhanging roof and louvered door to be omitted from the Drama Block (SCC application - for consultation purposes only.)

Approved 09.072018

MO/2019/0635 Removal of Condition 4 of approved Planning

Permission MO/2013/1073 for the renewal of Extant Planning Permission MO/2010/0692 in respect of the demolition of Nos 82 and 84 Cleeve Road and formation of new vehicular access

Erection of 90 residential dwellings including associated car parking and landscaping To allow development without a detailed arboricultural method statement

Under consideration

3 Description of Development

3.1 The application site forms part of the playing field used by Therfield School that fronts, Dilston Road The site of the proposed new SEN school is positioned to the north of the playing fields and is bounded to the east by the existing West Hill SEN School, which is accessed via an existing access road from Kingston Road Therfield School is situated 250m to the south of the site with existing woodland bounding the north and west boundaries The site is located to the north of Leatherhead Town centre, 1.5km from the railway station, 1km to the M25, Junction 9, 5km to Epsom town centre to the north east, Guildford is 20km to the southwest and Dorking 10km to the south The surrounding area of Leatherhead mostly consists of residential developments

between 2 and 3 storeys, with some community and retail facilities Some

adjacent areas are occupied by industrial and commercial units on the east, west and northern boundaries y of the wider site respectively The application site also includes land to the immediate north east of Therfield School buildings and north of the existing overflow car park Kingston Road

Figure 1 Location Plan showing position of proposed school and sports hall

3.2 The current application seeks planning permission for the erection of new two storey all-through (primary and secondary) SEN School with associated access, parking and landscaping; reconfiguration of existing access road and West Hill School car park; and erection of new four court sports hall for Therfield School The following reports were submitted in support of the application:- Planning Statement (incorporating Education Need Statement);Design and Access Statement; Noise Assessment; Statement of Community Involvement; Transport Assessment; Travel Plan;

Archaeological Assessment; Preliminary Ecological Appraisal; Protected Species Checklist; Landscape and Ecological Management Plan; Arboricultural Survey and Impact Assessment; Flood Risk Assessment; Construction Environmental

Management Plan and Construction Logistics Plan; Energy Statement; BREEAM and Sustainability Statement; Geoenvironmental Desk Study Report; Ground Investigation Report; Drainage Strategy

Figure 2 below Ariel photograph showing position of proposed school

Figure 3 below showing elevations of proposed school

Figure 4 below Photographic visuals of proposed school building

Figure 5 below showing elevations of proposed sports hall

Consultations

condition SCC Highways - The proposed development has been

considered by The County Highway Authority who having

assessed the application on safety, capacity and policy

grounds have no objections subject to conditions be

imposed

Conditions have been imposed to ensure scheme is carried out

in accordance with submitted

9,15, 17,18

Construction Environmental Management Plan (CEMP) ( 9 ); the laying out of parking and modifications to road layout prior to occupation (15);

provision of electric charging points (17)the provision of secure bicycle storage for 20 cycles (18 )

SCC Flood Risk Asset

We are not satisfied that the proposed drainage scheme

meets the requirements set out in the aforementioned

documents because significant issues have been

identified To overcome this, the following changes are

required:

The applicant has submitted 3 separate drainage

strategies for the application These are discussed below

In general, it does not appear that the applicant has

considered including SuDS elements to help reduce

surface water discharge off-site SuDS features such as

green/blue roofs, rainwater harvesting systems and above

ground attenuation (ponds, basins, swales etc) would

have a multitude of benefits including water treatment and

enhanced biodiversity

The School

It is unclear why a gravity based drainage solution is

unfeasible The current proposal to install a pumped rising

main along the access road and through the new car park

A pumped solution should only be used if a gravity

solution is proven unfeasible

The Thames Water surface water sewer is shown to run

past the site in a south to north direction towards the River

Rye There appears to be a route along the northern

border of the existing West Hill School where the

proposed surface water system could feed into the

Thames Water surface water sewer via gravity

Consideration should be given to above ground surface

water attenuation (such as ponds, detention basins and

swales) before including below ground attenuation

elements

The Car Park

The proposed discharge rate from the new car park and

turning area is unacceptable There appears to be

sufficient space for sustainable drainage elements which

A condition requiring

a detailed SUDS scheme is recommended for the development as

a whole (10 )

can attenuate surface water and reduce the discharge off

site

The Non-Statutory Technical Standards for sustainable

drainage systems state:

S3 For developments which were previously developed,

the peak runoff rate from the development to any drain,

sewer or surface water body for the 1 in 1 year rainfall

event and the 1 in 100 year rainfall event must be as close

as reasonably practicable to the greenfield runoff rate from

the development for the same rainfall event, but should

never exceed the rate of discharge from the development

prior to redevelopment for that event Consideration should

be given to combining the School and the Car Park into

one network, conveying surface water north to the

attenuation tank and finally discharging via gravity to the

Thames Water sewer as mentioned previously

The Sports Block

We are content that the proposed drainage scheme meets

the requirements set out in the aforementioned

documents

Subsequent Comment responding to applicants

response:- I appreciate the response and justification

behind the decisions that have been made, although I am

not completely happy with the design I believe that more

could be done to help reduce run-off For instance,

multiple shallow attenuation devices could be used rather

than a 1.6m deep crates system The MUGA could be

used as a permeable surface with shallow attenuation

beneath

Permeable paving could be extended to all the parking

bays (not just some of them), possibly utilising a crate

storage beneath increasing the amount of surface water

attenuated

Shallow swales and detention basins could be utilised

(these could be lined if groundwater ingress is a concern)

These would be dry the majority of the time and only come

into use in the more severe events If designed well they

can be part of the school landscape and have amenity and

biodiversity benefits They are also the easiest form of

SuDS to maintain and install The car park/ entrance area

is not a separate boundary, it is part of the new school

block boundary Therefore it should adhere to the same

scrutiny as the school block The discharge for the car

park area is unacceptable as proposed

Thames Water: With regard to SURFACE WATER

network infrastructure capacity, we would not have any

objection to the above planning application, based on the

information provided

With regard to FOUL WATER sewerage network

Noted

infrastructure capacity, we would not have any objection to

the above planning application, based on the information

provided.There are public sewers crossing or close to

your development If you're planning significant work near

our sewers, it's important that you minimize the risk of

damage We’ll need to check that your development

doesn’t limit repair or maintenance activities, or inhibit the

services we provide in any other way

applicant has submitted a Written Scheme of

Investigation (WSI) for an archaeological trial trench

evaluation, produced by their archaeological consultants

RPS I can confirm that I reviewed the WSI at the

pre-application stage and confirm that it is acceptable in that

it provides a suitable methodology for identifying any

Heritage Assets of archaeological significance that may

be present so as to define the archaeological potential

of the site Subsequent to that the applicant has

submitted an Archaeological Evaluation Report which

given the negative nature of the results, I can confirm

that there will be no further archaeological mitigation

measures required

Noted

Sustainability Officer: I've reviewed the submitted reports

and the applicant intends to meet the 10% requirement via

the installation of a large solar PV array If permission for

this application is granted, further evidence would be

needed to outline how (and if) the savings predicted will

be achieved

A condition details

of sustainability/energy efficiency savings and how they will be agreed (20)

Sport England Comment on Scheme as originally

submitted:-

Sport England – Statutory Role and Policy

It is understood that the proposal prejudices the use, or

leads to the loss of use, of land being used as a

playing field or has been used as a playing field in the last

five years, as defined in the Town and Country

Planning (Development Management Procedure)

(England) Order 2015 (Statutory Instrument 2015 No

595) The consultation with Sport England is therefore a

statutory requirement

Sport England has considered the application in light of

the National Planning Policy Framework

(particularly Para 97) and Sport England’s Playing Fields

Policy, which is presented within its ‘Playing

Fields Policy and Guidance Document Sport England’s

policy is to oppose the granting of planning permission for

any development which would lead to the loss of, or

prejudice the use of, all/part of a playing field, unless one

or more of the five exceptions stated in its policy apply

The Proposal and Impact on Playing Field

The proposed new school will be built on playing field land and will result in significant loss of playing field

to the west of West Hill school Imagery taken from google earth shows that this area of playing field has

been marked out and used as playing pitches within the last 5 years (see below) Sport England notes that

there is no proposed mitigation for the loss of playing field

in this location Further, there is no information

provided on community users of the school playing field who may be affected by the proposal Sport England

notes that the proposal also includes the development of a new sports hall on playing field

land to the south of the site Similarly, this area has also been used and marked out as a playing pitch

(youth 11x11 football pitch) and as a training grid The

proposal will adversely affect the ability to mark out

such a pitch in this location

Sport England has reviewed the plans for the sports hall and ancillary accommodation, and has the

following comments based on our technical design

guidance for sports halls

 The proposal hall appears to be compliant with Sport England’s recommended minimum size

guidelines for a 4 court community sports hall Can

confirmation be provided that a minimum

internal clearance height of 7.5m can be achieved free from obstruction eg roof plant;

 There appears to be appropriate accessible/disabled change/toilet and shower provision;

 The doors into the sports hall should open outward not inward into the sports hall to ensure health

and safety;

 External access from the changing rooms would

indicate that the changing rooms will also serve

outdoor sports facility users as well as those using the

indoor facilities Has consideration been

given to mitigating cross contamination, specifically,

measures to reduce bringing mud into these

changing rooms eg through provision of a boot cleaning area

The facility therefore has the potential for community use

We would ask that this use is secured via a

planning condition requiring the implementation of a

community use agreement Subject to this, Sport

England considers that this aspect of the proposal has the potential to meet our E5 exception policy, which

outweigh the detriment caused by the loss, or prejudice

to the use, of the area of playing field.'

Assessment against Sport England Policy/NPPF

Overall, Sport England considers that given the significant

amount of playing field to be lost under the

proposal to educational development at the site We do not

consider that the proposed sports hall and the

benefits to sport which it brings outweighs the harm

caused by the loss of the playing field On that basis,

Sport England does not consider that the application

accords with any of the exceptions to Sport England’s

Playing Fields Policy or with Paragraph 97 of the NPPF

Conclusion

In light of the above, Sport England objects to the

application for the reasons set out above Should the local

planning authority be minded to grant planning permission

for the proposal, contrary to Sport England’s objection

then in accordance with The Town and Country Planning

(Consultation) (England) Direction 2009, the application

should be referred to the Secretary of State, via the

National Planning Casework Unit

Sport England revised Comment following

confirmation of issues raised in original objection:-

We welcome confirmation from yourselves that the sports

hall will meet with Sport England’s minimum

recommended size guidelines for a 4 court community

sports hall This will support the potential use of the facility

by a full range of community groups/clubs We also

welcome the alterations/additions to take account of our

comments on the design and specification of the indoor

sports facility Further, we welcome the school’s approach

to accepting a community use agreement via a planning

condition

I recognise that the two developments – the new school

and the indoor sports hall – are inextricably linked, and

that the sports hall cannot be delivered without the

provision of the new school

Conclusion

Overall, however, while we recognise that there are

benefits to sport from the sports hall which will comply with

Sport England guidelines and will be accessible to

community users, including the provision of new changing

facilities to serve the existing artificial pitch, we do not

consider that these benefits outweigh the harm caused by

the combined loss of playing field at the site from the new

Community use

school and sports hall facility On that basis we wish to

maintain our objection to the application

If the council are minded to approve the application, we

would ask that the following condition is attached to any

permission:

‘Use of the indoor sports hall shall not commence until a

community use agreement prepared in consultation with

Sport England has been submitted to and approved in

writing by the Local Planning Authority, and a copy of the

completed approved agreement has been provided to the

Local Planning Authority The agreement shall apply to

the indoor sports hall and include details of pricing policy,

hours of use, access by non-educational establishment

users, management responsibilities and a mechanism for

review The development shall not be used otherwise

than in strict compliance with the approved agreement’

Reason: To secure well managed safe community access

to the sports facility/facilities, to ensure sufficient benefit to

the development of sport and to accord with Development

Plan Policy

condition added (03)

Environmental Health Scientific Officer: I can confirm that

based on the clarifications previously provided we are

satisfied that there are no unacceptable environmental

impacts that are likely arise from this proposal and that the

material impacts can be controlled by suitable conditions

The main potential issues from this application is mainly

related to noise from music practice rooms the Multiuse

Game Area (MUGA) and community use and other rental

from the proposed sport hall

i Music Practice Rooms: The applicants noise

consultant has identified that all music practice

rooms and the SEN therapy room will be

provided with sealed windows and mechanical

ventilation

ii MUGA: The MUGA games area is located at the

rear of the school, there is no proposed

external sports lighting, and the applicant has

suggested limiting the hours of operation to

that of the sports hall

iii Community Use: Both the proposed sports hall

and the school building have been designed to

support community use and the applicant

Several conditions have been

recommended by Environmental Services which include details of method of mechanical ventilation to noise sensitive rooms including music practice rooms, dance studio/activity room (04 ); control over the hours of operation of the Multi Use Games Area (MUGA), the sport hall and the community rooms at fox grove school (05); restriction of the number of occasions when amplified music can

be played (06 ); a

Conditions

04, 05,06,07,

08, 09, &

19

states that these will be for restricted hours-

However the proposed hours of 9-5 would not

appear workable to us as this could be

considered unreasonably restrictive and could

leave the planning condition open to challenge

in the future We would therefore propose the

community spaces should be available for

External rental between the hours of 09:00 and

22:00 hours we would prefer to limit these late

uses to Thursday-Saturday night but that would

be for the Planning authority and the agent

Use of amplified music from external groups

will need to be restricted

iv Plant Noise: The proposals are acceptable and

can be controlled by condtion

v A venue management Plan

Recommendation: Environmental Health are satisfied

that the impacts of the proposed development have been

suitably considered by the applicant and that the impacts

can be controlled by application of suitable conditions

condition that prevent lighting the MUGA and requires the submission of a lighting scheme (07); details of internal and externally located plant and a restriction on their noise levels (08 ); a condition requiring the development to be carried out in accordance with the submitted CEMP (9); a condition requiring a venue management plan (19)

Tree Officer:- This is a complex scheme that will have

impacts on some trees

• Whereas there is no statutory tree protection

covering trees on the site there are several large

protected Oak trees on the south-western

boundary of the Axis Commercial/Industrial Centre

within the old ERA Technology Complex As far as

I can see, those would not be affected by the new

Sports Hall

• In the north-western part of the site the new School

Building and associated landscaping appears to be

hard up against woodland to the north and, there is

designated Ancient Woodland along the western

boundary

• The tree information supporting the scheme is

comprehensive and takes account of the above

designations

• Nine small of trees are proposed to be removed

from within the site of the northern area facilitating

the new school block and those losses would be

indiscernible in wider terms

• Some acceptable root pruning is required on the

Condition 02 requires the scheme

to be implemented

in accordance with Arboricultural Method Statement & Tree Protection Plans

northern boundary

• Good landscaping is proposed

For the above reasons there are no major tree related

concerns with the scheme and the tree information can be

cited as approved documents with reference to: The

22/11/2019 Hayden’s Arboricultural Services Fox Grove

School Leatherhead Arboricultural Method Statement &

Tree Protection Plans Proj No 7775 Revision: A

Mole Valley Access Group: This plan Is dealing with a

school that looks after children on a daily basis with

complex needs Therefore they will have taken in to

account the disabilities that children in their care have

The way the buildings and surrounding grounds will have

been designed with then entirely in mind I hope that

those that live nearby will be comfortable with the result

I understand that there is demand for new SEN school places

in the area and this new school could help reduce travel

distances for the pupils I am very close to this as my

daughter would greatly benefit from a new Autistic CSCN

provision in the local area Having reviewed the documents I

believe the architectural design and materials respond well to

the surroundings The adjacency to West Hill School has

been carefully considered in the site layout I am very

pleased to see a change in the access route to West Hill

(where my daughter currently attends) as I find the current

entrance and pick up/drop off quite stressful I feel the needs

of both schools have been met and fully support the

development as set out in the

planning application

Noted

Increased congestion resulting from construction

vehicles and potential for vehicular/pedestrian conflict,

in particular to children walking and cycling in the area

Question whether it is the right place or a new school

The application has been accompanied by a construction

environmental management plan (CEMP) & for which SCC Highways, have agreed addresses concerns regarding construction traffic A condition requiring the development to be carried out in