16/P/01327 – Tormead School, Cranley Road, Guildford

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App No: 16/P/01327 Type: F 8 Wk Deadline: 17/08/2016 Appn Type: Full Application Case Officer: Lisa Botha Parish: Christchurch Ward: Christchurch Agent : Mr Tupper

IID Architects The Poppy Factory 20 Petersham Road Richmand TW10 6UW

Applicant: Mr Phillips Tormead School 27 Cranley Road Guildford Surrey GU1 2JD

Location: Tormead, Cranley Road, Guildford, GU1 2JD Proposal: Proposed telescope enclosure at first floor level. This application has been brought before the Planning Committtee as more than 10 letters of objection have been received, contrary to the officers recommendation. Site description. The site is located in the urban area of Guildford within the grounds of Tormead School which comprises a number of educational buildings as well as playing fields and tennis courts. The application site is located towards the north-east boundary of the site. To the north-east of the site are residential properties fronting Tormead Road. There are a number of mature trees running along the north-east boundary of the site. Proposal. Proposed telescope enclosure at first floor level. width: 3m depth: 4.9m height: 2.8m (2.35m to eaves) floor area: 14.7 sq m The pitched roof timber enclosure would be sited on an existing first floor terrace accessed off the science laboratory. It would be located roughly centrally along the depth of the roof terrace towards the northern end to allow the sliding roof to retract over the southern part of the terrace. The retractable roof would enable the telescope to be used by the school for practical astronomy classes. Relevant planning history. Reference: Description: Decision

Summary: Appeal:

11/P/01773 Proposed single storey glazed canopy

to rear of Alleyne House to provide covered outdoor learning and play

Approve 21/11/2011

N/A

area. 07/P/02034 Five floodlights on the rear elevation of

the science block. (additional information received 11/10/07)

Approve 21/11/2007

N/A

07/P/00989 Erection of single storey detached

building to house school shop, with associated landscaping and new pathway.

Approve 19/06/2007

N/A

07/P/00788 Installation of 'netpave' to provide

strengthened grass surface to area used for staff car parking.

Approve 12/06/2007

N/A

Consultations. None. Third party comments: 11 letters of representation have been received raising the following objections / concerns:

the schools main development was approved partly on the basis that it took into account all requirements and was a 10 year plan, this application is too soon after this document

a future application is likely to be submitted to change the use of the observatory to something else (Officer note: should planning permission be required for a proposed change to the use of the building this will be assessed on its own merits)

the location of the building would encroach on the set back from the boundary with neighbours

the roof area is not used and is locked off (Officer note: there is existing access to the terrace from the science laboratory)

loss of privacy from the use of the roof terrace into bedroom windows, bathroom windows, gardens and patios

the existing boundary screening is neither tall enough nor evergreen to mitigate the privacy issue

there is a discrepancy between the hours of use of the proposed observatory and the letters sent by the school to neighbouring residents which suggests that the building will be used until 22:30 (Officer note: confirmation was sought from the applicant who confirmed that the building would be used until 10.30pm)

the school is not open from 07:00-22:30 as has been suggested by the applicant

use of the terrace will result in unreasonable noise and disturbance to nearby residents

there is no provision to stop the school extending the use of the observatory to other schools or interested societies

light spill

the application contradicts the previously agreed design of the school

a first floor extension was refused in 99/P/01253 on the same location for being overbearing (Officers note: this proposal is very different in nature and must be assessed on its own merits)

the design would be out of character with the materials of the school and is of a poor design

concern that any conditions imposed on an approval will not be complied with (Officer note: this would be a matter for the Council's enforcement team should a breach of condition occur)

the plans do not correctly depict the height of the boundary screening

noise and disturbance from traffic running directly behind the property through the night using the school car park

visually overbearing

use of the telescope should be supervised at all times

highway safety concerns with illegal parking and drivers driving erratically and dangerously (Officer note: these issues would be dealt with through alternative legislation)

Planning policies. The following policies are relevant to the determination of this application. National Planning Policy Framework (NPPF) Core planning principles Chapter 1. Building a strong, competitive economy Chapter 6. Delivering a wide choice of high quality homes Chapter 7. Requiring good design Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007): G1 General Standards of Development G5 Design Code CF4 Expansion of Schools R5 Protection of Open Space Planning considerations. The main planning considerations in this case are:

the principle of development

compliance with policy CF4 of the Local Plan 2003

impact on neighbouring amenity The principle of development Paragraph 72 of the NPPF 2012 states that great weight should be given to expand schools. Saved policy CF4 of the Local Plan 2003 is in general compliance with the NPPF and states that planning permission will be granted for the expansion of schools provided that the proposal:

is in compliance with policy R5 protection of open space;

would not detract from the character and appearance of existing buildings and the surrounding area

there is agreement to the introduction of a schools green travel plan where appropriate

and the highway access, parking, turning and any increased traffic movements can be accommodated satisfactorily.

Compliance with saved policy CF4 of the Local Plan 2003

Is the enclosure located on protected open space? The proposed building would not be located on protected open space and as such no conflict with saved policy R5 or CF4 of the Guildford Borough Local Plan 2003 or the NPPF 2012 would occur in this regard.

Would the development detract from the character and appearance of existing buildings and the surrounding area?

The proposed development would be viewed against the backdrop of the existing educational buildings on site which vary in terms of their scale design and the materials used. The proposed enclosure would be visible from some of the neighbouring properties to the north-east, and may also be viewed from distant public views from the north-west on the other side of the train line, although existing screening along the north-west boundary of the site and on the other side of the train line would provide substantial screening during the spring and summer months. The building would be modest in scale and have a domestic appearance, albeit with a relatively unique retractable roof. Due to its modest scale and the proposed materials it would not be unduly visible or out of character with the context of the school complex. As such it is not considered that any materially adverse impact on the character and appearance of the existing buildings on the wider site and the surrounding area would occur. The proposed development would therefore comply with saved policies G5 and CF4 of the Guildford Borough Local Plan 2003 and the NPPF 2012 in this regard.

Is there is agreement to the introduction of a schools green travel plan where appropriate?

The proposed development would be a modest structure, 14.7 sq m in area and would provide an additional facility for the school, but would not result in any increase in pupil numbers; as such a green travel plan is not required in this instance.

Can the highway access, parking, turning and any increased traffic movements be accommodated satisfactorily?

The proposed development is small in scale, would not result in any increase in pupil numbers or any associated traffic movements. The proposed development would therefore not result in any impact on highway safety or parking provision. The proposed development would therefore comply with saved policy CF4 of the Guildford Borough Local Plan 2003 and the NPPF 2012 in this regard. Impact on neighbouring amenity In terms of neighbouring amenity, the proposed building would be located within relatively close proximity of the neighbouring dwellings to the north-east and in an elevated position on top of the existing first floor roof terrace. Whilst it is noted that there is some screening provided by the trees which are located along

the north-east boundary of the site, it is also noted that these trees would lose their leaves in winter and would open up views into the rear gardens of the dwellings to the east. Furthermore there are few trees on the boundary of the site with 60 Tormead Road and as such there is little screening at this point of the boundary enabling views straight into the rear garden and rear facing windows of the aforementioned dwelling at a distance of approximately 36m. It is noted that views of the rear of some of the neighbouring gardens within Tormead Road as well as views to the north-west can already be achieved from the existing roof terrace. Whilst it is noted that the proposed structure may increase the level of use of this roof terrace, the building has been designed with no windows facing towards the neighbouring dwellings within Tormead Road. Additionally the telescope would be positioned at a maximum height of 1.2m from the level of the roof terrace and be positioned at an angle of 4 degrees so that the line of sight would reach over the top of the side elevation of the proposed structure and the 1.35m parapet wall surrounding the roof terrace, but would prevent views towards the rear gardens or the rear facing windows of the neighbouring residential properties. However, it is not considered that a condition could be imposed to secure the position of the telescope as this would not meet the test of imposing conditions. The submitted design and access statement confirms that pupils will only be able to access the observatory under strict supervision of teaching staff at all times. It is also important to note that there is currently no restriction on the use of the raised terrace and as such the telescope could be sited in the same location on the roof terrace without the proposed building and would not require planning permission. The same equipment could also be positioned elsewhere within the school buildings or on the grounds of the school without first requiring planning permission. Taking into consideration the nature of the proposed development and the supervision intended during the use of the telescope, the proposed development would not result in any materially harmful impact on neighbouring amenity and would therefore comply with saved policy G1 (3) of the Guildford Borough Local Plan 2003 and the NPPF 2012. Conclusion. There is no in principle objection to the proposed development. The proposal would not result in any loss of protected open space, would not result in any materially adverse impact on the character of and appearance of existing buildings or the surrounding area, would not require a schools green travel plan, nor would it result in any highway safety or parking concerns or any materially adverse impact on neighbouring amenity. The proposed development would therefore comply with saved policies CF4, G5 or R5 of the Guildford Borough Local Plan 2003 and the NPPF 2012. RECOMMENDATION: Approve subject to the following condition(s) and reason(s) :-

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the

following approved plans: 1391/D01/00, 1391-D01-04, 1391-D01-02,1391-D01-05, 1391-D01-03, 1391-D01-01, 1391-D02-01, 1391-D03-01 received 22/06/16 Reason: To ensure that the development is carried out in accordance with the approved plans and in the interests of proper planning.

3. No development shall take place until details and samples of the proposed external facing and roofing materials including colour and finish have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and samples. Reason: To ensure that the external appearance of the building is satisfactory.

4. No external lighting shall be installed on the site or affixed to the adjacent school building which provides access onto the roof terrace or on the roof terrace or parapet wall or the structure hereby approved unless the local planning authority has first approved in writing details of the position, height, design, measures to control light spillage and intensity of illumination. Only the approved details shall be installed. Reason: In the interests of visual and/or residential amenity.

Informatives: 1. This statement is provided in accordance with Article 35(2) of the Town and

Country Planning (Development Management Procedure) (England) Order 2015. Guildford Borough Council seek to take a positive and proactive approach to development proposals. We work with applicants in a positive and proactive manner by:

1. Offering a pre application advice service 2. Where pre-application advice has been sought and that advice has

been followed we will advise applicants/agents of any further issues arising during the course of the application

3. Where possible officers will seek minor amendments to overcome issues identified at an early stage in the application process

However, Guildford Borough Council will generally not engage in unnecessary negotiation for fundamentally unacceptable proposals or where significant changes to an application is required. In this case pre-application advice was sought and provided which addressed potential issues, the application has been submitted in accordance with that advice and no further issues have arisen.

2. If you need any advice regarding Building Regulations please do not hesitate to contact Guildford Borough Council Building Control on 01483 444545 or buildingcontrol@guildford.gov.uk