Application No: 2015/1089 Application Type: FULL

Case Officer: Rachael Ashworth Ward: Hinchley

Wood Expiry Date: 11/06/2015 Location: Hinchley Wood Primary School Claygate Lane Esher Surrey KT10 0AQ Proposal: Link attached single storey building for school and holiday club Applicant: Hinchley Wood Primary School

Agent:

Decision Level: If Permit - Sub Committee If Refuse - Sub Committee

Recommendation: Permit

Representations 4 separate letters of representation have been received, 3 objecting to the proposal and 1 letter of observation. The following concerns have been raised. -Highway safety -Traffic and parking -Disruption and noise from activities outside of term time

***This application was promoted to Sub-Planning Committee by Cllr Turner if the Officer

recommendation is to permit***

R e p o r t

Description

1. The application site relates to Hinchley Wood Primary School located on the eastern side of Claygate Lane. The site is located within the Settlement Area of Hinchley Wood.

2. The site borders Severn Drive to the south, Claygate Lane to the west and Hinchley Wood

Secondary School to the north and east

Constraints

3. The relevant planning constraints are: • Tree Preservation Order Policy

4. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application: Core Strategy 2011 CS08-Thames Ditton, Long Ditton, Hinchley Wood and Weston Green CS17- Local Character, Density and Design CS16-Social and Community Infrastructure CS25- Travel and Accessibility Development Management Plan 2015 DM1-Presumption in Favour of Sustainable Development DM2- Design and Amenity DM6-Landscape and Trees DM7-Access and Parking DM9-Social and Community Facilities

Design & Character SPD 2012 Thames Ditton, Long Ditton, Hinchley Wood and Weston Green

5. Relevant Planning History

Reference Description Decision 2015/1391 Consultation from Surrey

County Council: Construction of two single storey extensions comprising five classrooms, small hall, kitchen, reception area lobby and ancillary facilities; additional hard standing to provide play area and parking (Ref: 2015/0046)

No objection

Proposal

6. Planning permission is sought for the erection of a single storey timber clad building. Sited

centrally within the site, the building would adjoin onto an existing building which currently provides ‘wrap round care provision’. The proposed building would have a maximum width of 21m and length of 11.6m (including the covered and enclosed walkway between the two buildings). The building would have a maximum height of 5.4m.

7. The proposal would expand the existing facilities for a breakfast club, after school club and

holiday club. The expansion is in response to the school increasing from 2 form entry to 3 form entry.

Consultations

8. Surrey County Council (Transportation)- Following an assessment Highway Authority has assessed the impact of the proposal on highway safety and capacity and raised no objections. The development is considered to be in accordance with policy DM7 of the Elmbridge Development Management Plan and CS25 Travel and Accessibility of the Elmbridge Core Strategy.

9. Tree Officer- No objection subject to the imposition of conditions.

Positive and Proactive Engagement

10. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

11. Pre-application advice was not sought prior to the submission of this application.

Planning Considerations

12. The main planning considerations in the determination of this application are: • The impact on the appearance and character of the locality • The impact on the residential amenities of the neighbouring properties • Trees • Highways and parking

The impact on the appearance and character of the locality

13. Policy CS16 encourages the appropriate intensification of existing school sites. This application is in response to the current expansion of the primary school which would in turn require enlarged ancillary facilitates.

14. Mirroring the existing timber clad building, the buildings would integrate reasonably well with one another. The resultant building would not appear unduly prominent when viewed within the locality and due to it adjoining the existing built form of the site, the proposed would not lead to the overdevelopment of the site.

The impact on the residential amenities of the neighbouring properties

15. The building would be sufficiently sited away from the nearest neighbouring dwellings and

their associated private amenity space as not adversely impact upon the residential amenities of the occupants of the same.

16. In terms of noise disturbance, it is considered that the levels of noise from the enlarged facility

would not be unreasonable or unexpected given the long established use of the site. Furthermore, the proximity of the school to residential properties is considered acceptable and both uses are compatible. Notwithstanding this, the enlarged ‘warp round care’ building would be sited at a sufficient distance from the site boundaries as to minimise the noise levels experienced by the neighbouring occupants.

Trees

17. The proposal includes the removal of two trees, it is considered that sufficient tree information

has been provided in support of the application. Moreover, the Council’s Tree Officer has raised no objection to the scheme, subject to the imposition of conditions to be attached to any forthcoming decision notice.

Highways and parking

18. The concerns relation to highway safety and parking are noted. This proposal would not

increase the number of pupils attending the school. The local highway authority has raised no objection to the scheme on highway safety grounds.

19. It is noted that the provision of the facilities would assist in staggering the pick-up / drop off

times and reduced the numbers at peak times.

Matters Raised in Representations 20. These have been addressed above.

Conclusion

21. On the basis of the above, and in light of any other material considerations, the proposal is

considered to be in accordance with the development plan. Accordingly, the recommendation is to grant permission.

Case Officer Checklist Neighbour Notifications RA 18.06.2015 Consultations RA 18.06.2015 Drawings RA 18.06.2015 Site Visit Notes RA 18.06.2015

Recommendation: Grant Permission

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act 2004.

2 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans:5050/200 and 5050/201 received 13th April 2015 and Location Plan, AL-02-01, Babcock 4S Arboricultural Report and Tree Protection Plan received on 17th March 2015

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS TO MATCH

The materials to be used in the construction of the external surfaces of the development shall match as nearly as is practically possible those of the existing building to which it is attached, in colour, type, finish and profile.

Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

4 TREE PROTECTION

In this condition 'retained tree' means an existing tree, which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the first occupation of the development.

a) no retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned other than in accordance with the approved plans and particulars, without the written approval of the Borough Council. Any pruning shall be carried out in accordance with British Standard 3998 (tree work) and in accordance with any supplied arboricultural method statement.

b) if any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Borough Council.

c) tree protection shall be maintained in-situ and not moved or removed until all construction has finished and equipment, materials, or machinery are removed from site.

d) any arboricultural protection information and plans submitted as part of the application, and listed in the approved plans condition, shall be implemented and adhered to at all times during the construction process unless otherwise agreed in writing with the Borough Council. This shall include any requirement for arboricultural supervision and site monitoring.

Reason: This permission is only granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

5 TREE PROTECTION AND PRE-COMMENCEMENT INSPECTION

NO DEVELOPMENT SHALL TAKE PLACE UNTIL TREE PROTECTION MEASURES ARE INSTALLED AND ANY FURTHER INFORMATION PROVIDED IN ACCORDANCE WITH THE SUBMITTED ARBORICULTURAL INFORMATION. THE APPLICANT SHALL ARRANGE A PRE-COMMENCEMENT MEETING AFTER THE INSTALLATION OF THE TREE PROTECTION BETWEEN THE BOROUGH COUNCIL AND THE APPLICANT'S PROJECT ARBORICULTURIST TO ALLOW INSPECTION AND VERIFICATION OF THE PROTECTION MEASURES.

Reason: This permission is only granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the use of satisfactory tree protection and pre commencement inspection goes to the heart of the planning permission.

6 LANDSCAPING - TREE PLANTING AND AFTERCARE

No works or development shall take place until full details of all proposed tree planting, the proposed times of planting, and arrangements for aftercare over a period of 5 years have been approved in writing by the Borough Council. All tree planting and aftercare shall be carried out in accordance with those details and at those times. If within a period of five years from the date of the planting of any tree, that tree, or any planted in replacement for it, is removed, uprooted or destroyed or dies, another tree of the same species and size as that originally planted shall be planted in the same place, unless the Borough Council gives its written consent to any variation.

Reason: To preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

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drawn

job no.

scale

checked

date

drawing title

job title

client

general drawings / outline proposals

the details of the site indicated are based upon limited information

available at the time of preparation and can only be verified by an

accurate survey

the proposals shown and areas based thereon, wherever indicated

are therefore approximate and should not be used as a basis for

letting, nor are they to form part of any contract

constructional drawings

all dimensions and levels must be checked by the contractor on

site before any work is put in hand

only figured dimensions and levels are to be worked to, and all

discrepancies are to be returned to the architect for instructions

copyright of this drawing resides with the carl fisher partnership c

byamendmentsdate rev

cad ref.

status

42 lovelace road

london se21 8jr

tel: 020 7638 3373

22 walker street

edinburgh eh3 7hr

tel: 0131 225 9819

london . edinburgh

cfp architects

Osborne Construction Ltd.

for Surrey County Council

E2406 Hinchley Wood

Primary School

Location Plan - Existing

1580 AL-01-1 A

1:750@A3 Feb 15

CFP CFP

Y:/1580/Dwgs

Planning Application

HinchleyWood

PrimarySchool

HinchleyWood

SecondarySchool

Claygate Lane

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14.3.15 A New log cabin added

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ICT Suite

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Claygate Lane

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ChesterfieldDrive

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Rear gardensof houses onSevern Drive

Site of Hinchley WoodSecondary School

Playequipment

Grass

Grass

Grass

Tarmac

Tarmac

Office

Office

20 Existing Car Parking Spaces

revisiondrawing no.job no.

drawn

scale

checked

date

job title

drawing title

42 lovelace road

london se21 8jr

tel: 020 7638 3373

22 walker street

edinburgh eh3 7hr

tel: 0131 225 9819

london . edinburgh

client

cfp architects

date amendmentsrev by

status

general drawings / outline proposals

the details of the site indicated are based upon limited information

available at the time of preparation and can only be verified by an

accurate survey

the proposals shown and areas based thereon, wherever indicated

are therefore approximate and should not be used as a basis for

letting, nor are they to form part of any contract

construction drawings

all dimensions and levels must be checked by the contractor on

site before any work is put in hand

only figured dimensions and levels are to be worked to, and all

discrepancies are to be returned to the architect for instructions

copyright of this drawing resides with cfp architects

cad ref.

Osborne Construction Ltd.

for Surrey County Council

E2406 Hinchley Wood

Primary School

Site Plan Proposed

1582 AL-02-1

1:250 @ A1

1:500 @ A3

Mar 15

CFP CFP

Planning Application

Y:/1582

N

Existing Buildings

0m

Scale Bar (metres)

1m 2m 3m 4m 5m

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1m 2m 3m 4m 5m

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Scale Bar (metres)

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