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Committee Date: 16/10/2014 Application Number: 2014/05636/PA

Accepted: 06/08/2014 Application Type: Full Planning

Target Date: 05/11/2014

Ward: Hodge Hill

Heathlands Primary School, Heath Way, Castle Bromwich, Birmingham, B34 6NB

Demolition of existing buildings and erection of part two storey and part single storey replacement school building with associated works to include infrastructure, parking, landscaping and boundary works Applicant: The Secretary of State for Education (EFA)

c/o Agent Agent: Define

Cornwall Buildings, 45-51 Newhall Street, Birmingham, B3 3QR

Recommendation Approve Subject To Conditions 1. Proposal 1.1. Consent is sought for the demolition of existing school buildings and erection of a

part two-storey and part single-storey building to rebuild Heathland School.

1.2. The proposal would result in the demolition of existing buildings (2950sq. metres) and to provide 2,635 sq. metres of new education accommodation. The proposed building would be erected with the main elevation fronting onto a car park and accessed from Heath Way. The proposed building would be modern in appearance with flat roofs. It would be “U” shaped comprising two interconnected blocks. The design of the building to the front is part two-storey and part single-storey to break the overall massing along the main elevation. The building would comprise two blends of facing bricks, which would be used to define the main hub building (“HUB”) and the two wings (“WING”). The HUB would also include Specialist Educational Needs (“SEN”) and the WING would provide teaching accommodation to the rear. The design of the building includes three canopies; one to the main entrance and SEN to the front and one to the rear nursery. The openings within the brick façade would be recessed with perforated coloured side panels with louvres to support natural ventilation into/ from the building. The school building would be approximately 8 metres in height.

1.3. The internal layout would be arranged around a large “hub” and “wing” solution to deliver all the schedule of accommodation areas within the building. The “hub” element on the ground floor to the northeast of the site, would house large communal facilities, SEN unit, multi-agency spaces, multi-use hall, office and administration area to be used by school pupil and staff. To the rear of the hub would be two wings that would be divided to provide nursery and infant school at ground floor level with junior school at first floor level.

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1.4. The proposed layout shows new outdoor spaces that include landscaped recreation/informal play/gathering area and sport courts (MUGA’s) around the school building. The outdoor recreation areas have been designed with the internal learning environment for pupils as they progress through the school. The outdoor recreation space associated to the nursery and reception classes would be partially covered with canopies. A central courtyard between the two wings would provide an open shared area. A proposed oak tree situated centrally would be a focal point to the main recreational courtyard area to the rear. There would be no change to the eastern or western parts of the site that comprises playing field with sport pitches or the existing forest/ horticultural school areas. There would be no alterations to any of the existing boundary treatment.

1.5. The school site is approximately 28,500 sq. metres which includes playing fields and a caretaker dwellinghouse, which are not affected by the proposals. The total site area affected by the proposal would be the central portion, which is approximately 17,500 sq. metres. The proposed numbers of pupils would increase from 420 to 444, including 78 nursery places (over two sessions), with dedicated Autistic Spectrum Disorder (ASD) and Special Educational Needs (SEN). The proposed number of staff would increase from 82 to 84.

1.6. The existing vehicle access arrangement to an enlarged car park and on-site caretaker house would remain from Heath Way. The enlarged car park would also accommodate additional increase of staff numbers and displaced parking bays on Ashville Avenue for the use of mini-buses, staff, visitors and service access. The car parking provision would be increased from 50 to 52, which includes 3 disabled bays. Also, two minibuses drop off/ pick up bays adjacent to the school entrance would be provided. The existing internal car park access would be widened to allow for two vehicles to pass when in use. A total of 42 covered cycle parking spaces would be provided within the main secure body of the school site. The proposal also shows mini-buses utilising the drop-off area at the front of the school for pick-up/ drop-off arrangements for SEN pupils. The existing vehicular access from Ashville Avenue would be closed off and only provide access for pedestrian’s use for collection and drop off periods. The vehicle access from Ashville Avenue would continue to provide access to the private garages and rear access for properties that front onto Ashville Road and on occasions would be used for maintenance purposes associated to the School. There is a detached timber cladded refuse storage structure proposed adjacent to the main school building. The supporting information confirms that Heath Way would be used for all refuse/ delivery vehicles.

1.7. The following documents have been submitted in support of the proposal:

• Design and Access Statement • Planning Statement • Consultation Statement • Transport statement and Travel Plan • Servicing and Parking Management Plan • Acoustic Survey Report • Desk Study and Land Contamination Study • Ecological Appraisal/Survey • Asbestos Survey Report • Arboricultural Survey Report/ Plan • Flood Risk Assessment & Flood Risk and Drainage Issues Report • Project Management Plan • Method Statement – Demolition and Associated Works.

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1.8. The proposal has been screened under the EIA regulations where it was concluded that by virtue of the permitted use, scale and location that the development does not constitute EIA development.

1.9. Heathlands School is a local authority maintained two form entry Primary School

which offers inclusive education for pupil aged 3-11 years old. The proposed replacement Heathland Primary School would be funded through the Priority School Building Programme (PSBP) and the Education Funding Agency (EFA). The existing school would continue to operate throughout the construction process and there would be a three phased approach that would result in demolition/ construction of Year 1/ dining hall as part of Phase 1, junior school as part of phase 2 and nursery/ infant school as part of phase 3.

Location Plan Photo montage - Aerial View Photo montage - Front Elevation Photo Montage - Rear Courtyard Proposed Front and Rear Elevations Proposed Side Elevations Proposed Ground Floor Plan Proposed First Floor Plan

2. Site & Surroundings 2.1. The Heathlands Primary School is situated on an irregular shaped site comprising

2.85 hectares total site area within the Hodge Hill Constituency. Heathland School site is bounded by Ashville Avenue to the northwest, Heath Way to the south and Flamborough Close to the northeast. Originally, it was built as two separate schools in the 1950’s, but merged as one school in the early 1980’s retaining the two separate school buildings to the centre (infant school) and north (Junior school) of the site. The infant’s school building (Heath Way) is part single-storey, part two-storey that also has a three-storey tower. The junior school building (Ashfield Avenue) is two-storeys in height. The areas between the buildings to the northeast and northwest comprise a hardstanding area occupying a large central section of the site. The eastern and western part of the site includes playing field and forest school. The main access to the application site to the south is on Heath Way to the main car park and pedestrian access to the school. A secondary access to the north on Ashville Avenue provides a pedestrian access and overflow car park.

2.2. The surrounding area is residential in character. A scouts club and two-storey

caretakers dwelling are situated to the south of the site. The site is within the flight path of Birmingham Airport.

Location Map Street View

3. Planning History

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3.1. No relevant planning history 4. Consultation/PP Responses 4.1 Press notice & site notices displayed. Adjoining residents, Resident Associations,

Ward Councillors and Liam Byrne MP consulted. Five responses received to include two from Councillor Majid Mahmood on behalf of constituents, who object on the following grounds: • Concerns raised to the present level of vehicles using Ashville Avenue

access, traffic congestion, and obstruction of driveways, pedestrian safety and nuisance to the residents of Ashville Avenue. Any increase in pupil and staff numbers would exacerbate existing situation further on Ashville Avenue.

• Increased use of construction vehicles accessing the site from Ashville Avenue, which has never been designed to take the size and weight of vehicles

• Emergency vehicles unable to use Ashville Avenue during peak time drop off/ collection of children on Ashville Avenue and posing high risk to life and property

• Adjoining neighbours have already encountered rats in their gardens and assurances required that the school will have vermin detection measures put in place during demolition and construction stages with special regards to school kitchen demolition.

• The demolished building containing asbestos/ related materials due to its age and assurances is required that it would be dealt with in accordance with the Control & Management of Asbestos Regulations.

• Height of the two storey part of the proposed school due to its close proximity to the boundary would have an adverse impact on outlook from the rear of some properties on Ashville Avenue.

• Demolition and construction works would take place outside designated hours specified within the current planning application to state weekend work can be granted by the client

• Lack of consultation process as many of the local residents are elderly and have little or no access or understanding of internet access in order to review or monitor the planning process and it would be favourable to schedule regular local meetings to make informed decisions and discuss/ voice their concerns

• Concerns raised to any change to boundary treatment and would strongly object to any felling/ uprooting of trees along school boundary rear of Flamborough Close

• Councillor Majid Mahmood has also made separate representation to the proposal as follows:

Provision be made for the residents who live nearby with the anticipated rodent infestation during demolition and construction stage of development

Traffic calming measures need to be proposed on both Ashville Road and Heath Way as the much improved school with better facilities would attract pupil’s from further afield than the immediate location and have an impact on traffic.

School needs to provide extra parking provision on site to ensure that all teaching staff have a space to park on a daily basis

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If heavy loads are permitted on Ashville Avenue, then the road needs to be resurfaced once the works have been completed for any anticipated provision of traffic

• Two Representations made to obtain information on whether the

caretakers dwelling or playing fields are affected by the proposal and whether there would be any boundary treatment is proposed to the school playing fields and the adjoining dwellings on Flamborough Close

4.1. Transportation Development – No objection, subject to conditions to include school Travel Plan, construction method statement, parking management strategy and parking areas laid out prior to use.

4.2. Regulatory Services – No objections subject to conditions relating to restrict

cumulative noise levels from plant and equipment, extraction/ ventilation and land contamination (remedial) conditions

4.3. Leisure Services – No objections as there is no reduction to the amount of playing

field/ playground within the new school site.

4.4. Sport England – No objections. 4.5. Severn Trent – No objections subject to drainage condition. 4.6. Environment Agency – Awaiting comments. 4.7. West Midlands Fire Services – No objections.

4.8. West Midlands Police – No objections.

5. Policy Context 5.1. NPPF (2012); Adopted UDP (2005); Draft Birmingham Development Plan (2013);

Places for Living (2001); SPG The 45 Degree Code (2006); SPD Car Parking Guidelines (2012)

6. Planning Considerations 6.1. The main considerations in the determination of this application are: 6.2. Planning policy – Paragraph 72 of the NPPF and paragraph 4.55 adopted UDP

both promote the development of education establishments to meet education needs of the existing and new communities. The Draft Birmingham Development Plan paragraph 3.5 (objectives) aims to deliver that vision and ensure that future developments meet the aspirations for the city. One aspiration is to strengthen Birmingham’s institutions and role as a Learning City and extend education infrastructure in securing significant school places. The site is an established education facility and no objection is raised in principle to the creation of a new purpose-build education facility on this site. Planning Growth Strategy have raised no objections to the proposal.

6.3. Design and impact on visual amenity – There have been extensive pre-

application discussions prior to the submission of this application that have taken into consideration key issues such as the existing school to continue to function whilst construction takes place, the optimal position within the site whilst taking

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account of the changes in the ground levels and retention of existing trees and open spaces, site boundaries, ground conditions and existing access points.

6.4. The proposed building would be modern in appearance with canopies and coloured

side panels to define the main access as well as large window to key elevations. The front entrance would be aligned with the approach from Heath Way forming a gateway and public realm feature into the school site. The proposed building would be one/ two-storeys, being a maximum height of 8 metres. Consequently, I consider that the proposed siting, scale and massing would be acceptable and would improve the character and appearance of the site and overall area.

6.5. Impacts on residential amenity – Some concerns have been raised in regards to

the close proximity of the school building and loss of outlook. Currently, the existing infant school building is situated within the centre of the site and junior school building being situated approximately 12 metres from the rear boundary to the adjoining residential dwellinghouses on Ashville Avenue. Currently, the ground and first floor windows of the junior school building overlook onto the rear of the dwellinghouse and private amenity area. The proposed replacement school would be situated centrally within the site and has been designed around a central courtyard, with all external windows overlooking into the courtyard area. The rear wing elements would have blank gable with enclosed staircases. The nearest residential dwellings at 37-55 Ashville Avenue would be separated from the proposed two-storey wing element of the school building by a distance of approximately 13 metres to the rear service boundary, approximately 16 metres to the rear residential boundaries and approximately 27 metres to the rear ground floor habitable windows. Therefore, the proposed development would comply / exceed the numerical guidelines contained in “Places for Living”, albeit “Places for Living” applies to residential buildings. The main external staircase glazed element to the rear of the main building would be situated approximately 31 metres to the rear service boundary and 38 metres from the rear of residential boundaries, which would again exceed the numerical guidelines contained in “Places for Living”. Consequently, I consider that the siting, scale and mass of the proposed building would be an improvement on the relationship with the existing residential dwellinghouses on adjoining roads in terms of light, outlook, overshadowing or privacy. Regulatory Services have raised no objections, subject to conditions including restrictions to cumulative plant/ machinery, land contamination and details of the extract ventilation and odour control equipment.

6.6. With regards to concerns raised by neighbours in regards to demolition and construction taking place outside designated hours, it is reasonable to attach a construction method statement/ management plan condition to be submitted prior to any demolition works taking place at the site.

6.7. Impact on trees, ecology and landscaping – The arboricultural survey highlights

that there are 45 trees within the application site, out of which 27 trees are moderate to high quality, two of which are of Grade A quality. There are located around the perimeter of the site or amongst existing building that are recommended for retention. The 18 individual trees to be removed to facilitate the new school building are of a low quality.

6.8. The ecology surveys identifies the site and buildings to be of low significance with

limited potential to support nesting birds and for foraging and low roost potential for bats. Cotoneaster invasive species were identified within the planting around the old school buildings and the City Ecologist has raised no objections subject to conditions for the proposed development to be implemented in accordance to the

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recommendations set out with Ecology Appraisal report and method statement for invasive weeds on site.

6.9. Impact on flooding – The application site is over 1 hectare and within flood zone 1.

Drainage strategy and flood risk assessments have been submitted. Severn Trent Water have raised no objections subject to a drainage condition. The application site comprises high levels of permeable and impermeable areas and the proposed re-development would increase the permeability of ground treatment for new external games and play areas.

6.10. Impact on outdoor play facilities – The proposal would retain playing fields and

provide an improvement and increase to outdoor sports provision on site, which is welcomed by Planning Growth Strategy and Leisure Services. I also note that Sport England have raised no objections to the proposal.

6.11. Impact on highway safety – Concerns have been raised by neighbours and Ward

Councillor in regards to increase of pupil numbers and to parking, traffic congestion, obstruction, safety and suitability of access on Ashville Avenue. A Transport Statement and draft framework travel plan have been accompanied with the application. Transportation Development have raised no objections to the proposal subject to conditions to include a school travel plan. I concur with this view. The proposed development would accommodate a small increase in staff and pupil numbers. The main vehicle and pedestrian access would be from Heath Way with Ashville Avenue only providing secondary pedestrian access for drop off and pick up. The enlarged car park would be accessed from Heath Way and traffic volumes are likely to reflect existing levels. The level of car parking and cycle storage proposed for the school would meet Car Parking Guidelines SPD (2012) guidelines. The application site is situated within a large residential catchment area that has good public transport accessibility nearby from Coleshill Road. Consequently, I consider that the proposal is unlikely to have an adverse impact to highway safety within the immediate vicinity of the site.

7. Conclusion 7.1. The proposed School would represent a significant investment that would assist in

meeting the education needs of the City’s growing population within Hodge Hill Constituency. The proposed development complies with the objectives of the policy context as set out above, and is recommended for approval, subject to the attached conditions.

8. Recommendation 8.1. Approve subject to conditions 1 Requires the submission of sample materials

2 Requires the scheme to be in accordance with the listed approved plans

3 Requires the prior submission of a contamination remediation scheme

4 Requires the prior submission of a contaminated land verification report

5 Requires the submission of extraction and odour control details

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6 Limits the noise levels for Plant and Machinery

7 Requires the submission of hard and/or soft landscape details

8 Requires the submission of hard surfacing materials

9 Requires the submission of earthworks details

10 Requires the submission of a landscape management plan

11 Requires the submission of level details

12 Requires the submission of details for retained trees

13 Requires the submission of a drainage scheme

14 Requires the submission of a lighting scheme

15 Requires the submission of a parking management strategy

16 Requires the prior submission of a construction method statement/management plan

17 Requires the parking area to be laid out prior to use

18 Requires the submission of details of bird boxes

19 Requires submission of travel plan details within 3 months and reviewed every 12 months.

20 Requires the removal of invasive weeds

21 Limits the approval to 3 years (Full) Case Officer: Mohammed Akram

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Photo(s)

Figure 1: Existing Heathlands School Buildings (Main reception and Infants Building)

Figure 2: View from Ashville Avenue

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Figure 1: Siting of New School Building – View towards Infant School / Dining Hall Building

Figure 2: Siting of proposed School Building – View towards Junior School Building

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Location Plan

This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No.100021326, 2010