EASTLEIGH Tuesday 31 March 2015 Case Officer Steve Nangreave

SITE: Eastleigh College Education Annexe, Cranbury Road, Eastleigh, SO50 5HG

Ref. O/15/75750 Received: 23/12/2014 (10/04/2015)

APPLICANT: Mr Andrew Chapman

PROPOSAL: Outline: Construction of 10no. Dwellings (access, layout and scale to be considered).

AMENDMENTS: Amended Site Plan received 27 February 2015

RECOMMENDATION:

Subject to no material objection from English Heritage to list the Educational Annexe Building, formerly the Cranbury Road Infants School. Then Outline Planning Permission be Granted Subject to Conditions;

GRANT OUTLINE PERMISSION

CONDITIONS AND REASONS:

(1) The development hereby permitted must be begun either before the expiry of three years from the date of the grant of this outline permission, or the expiration of two years from the final approval of the reserved matter or, in the case of an approval on different dates, the final approval of the last such matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990.

(2) Application for the approval of reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Reason: To comply with Section 92 of the Town and Country Planning Act 1990.

(3) Plans and particulars showing the detailed proposals for all the following aspects of the development ('the reserved matters') must be submitted to and approved in writing by the Local Planning Authority before the development is commenced. The development must then accord with these approved details. Reason: In order that these matters may be considered by the Local Planning Authority.

a: The external appearance of the buildings.

b: The landscaping of the site

(4) Plans and particulars showing the proposals for all the following aspects of the development must be submitted to and approved in writing by the Local Planning Authority before the development is commenced. The development must then accord with these approved details. Reason: In order that these matters may be considered by the Local Planning Authority.

a: The colour and texture of facing and roofing materials.

b: The ground floor levels above ordnance datum of all buildings.

c: The alignment, height and materials of all walls, fences and other means of enclosure

d: The layout of foul sewers and surface water drains.

e: The provision to be made for street lighting and/or external lighting.

f: The provision to be made for the storage of refuse.

(5) The dwellings hereby permitted shall not exceed a floor area of 950 square metres and two storeys in height . Reason: To ensure a satisfactory visual relationship between the existing and new development

(6) The development hereby permitted shall be implemented in accordance with the following plans numbered: 001, 020, 040, 100, 101 Rev B. Reason: For the avoidance of doubt and in the interests of proper planning.

(7) Prior to clearance/demolition of the building, a site meeting shall be held with the Council’s Conservation Officer to identify architectural features worthy of preservation. These features shall be removed intact by the demolition contractor and be made available to the LPA. Reason: To preserve features of local heritage significance for the enjoyment of future generations.

(8) Prior to the demolition of the building, a detailed historic record of the interior and exterior of the building, including comprehensive photographs and original drawings, the extent and content to be agreed with the Council’s Conservation Officer, shall be made and submitted to the LPA. Should any unexpected

building archaeology be uncovered during the demolition, the Council’s Conservation Officer shall be notified immediately and a photographic record of the find made. Reason: To provide a comprehensive historical record for future generations.

(9) No development shall take place until the details of the off site works have been submitted to and approved in writing by the Local Planning Authority in consultation with Highway Authority. No part of the development shall be occupied until those works have been completed in accordance with the approved details. . Reason: In the interest of highway safety.

(10) No development shall start until details for the sustainable disposal of surface water and disposal of foul sewerage from the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall then accord with the approved details. Reason: To ensure satisfactory provision of foul and surface water drainage.

(11) The development shall not be occupied unless agreed in writing by the Local Planning Authority] until a Code for Sustainable Homes level 4 final stage certificate and sustainability report [highlighting how all of the essential requirements of the Eastleigh Borough Council adopted Supplementary Planning Document ‘Environmentally Sustainable Development’ have been met] have been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the development meets the requirements of the adopted Supplementary Planning Document ‘Environmentally Sustainable Development’. Reason: To ensure the development meets the requirements of the adopted Supplementary Planning Document ‘Environmentally Sustainable Development’

(12) No development shall start until a Code for Sustainable Homes level 4 interim stage certificate and sustainability report [demonstrating how all of the essential requirements of the Eastleigh Borough Council adopted Supplementary Planning Document ‘Environmentally Sustainable Development’ are to be met] have been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the development meets the requirements of the adopted Supplementary Planning Document ‘Environmentally Sustainable Development’

(13) No construction or demolition work shall start until a Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. Demolition and construction work shall only take place in accordance with the approved method statement which shall include:

a) a programme and phasing of the demolition and construction work, including roads, landscaping and open space;

b) location of temporary site buildings, compounds, construction material and plant storage areas used during demolition and construction;

c) the arrangements for the routing/ turning of lorries and details for construction traffic acces to the site;

d) the arrangements for deliveries associated with all construction works, loading/ unloading of plant & materials and restoration of any damage to the highway [including vehicle crossovers and grass verges].

e) the parking of vehicles of site operatives and visitors;

f) measures to control the emission of dust and dirt generated by demolition and construction;

g) a scheme for controlling noise and vibration from demolition and construction activities (to include piling);

h) provision for storage, collection, and disposal of rubbish from the development during construction period;

i) measures to prevent mud and dust on the highway during demolition and construction;

j) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

k) temporary lighting;

l) protection of pedestrian routes during construction;

Reason: To limit the impact the development has on the amenity of the locality

(14) The development shall not begin until the developer has submitted a comprehensive constuction management pln that has due regard to noise and to the details contained in the Best Practise Guidance - The Control of Dust and Emissions from Construction and Demolition, 2006 London Authorities and Guidance on the Assessment of Dust from Demolition and Construction, 2014, Institute of Air Quality Mangement.

Reason: To protect the amenities of the occupiers of nearby properties.

(15) No construction or demolition work must take place except between the hours 0800 to 1800 Mondays to Fridays or 0900 to 1300 on Saturdays and not at all on Sundays or Bank Holidays. Reason: To protect the amenities of the occupiers of nearby dwellings.

(16) No burning of materials obtained by site clearance or from any other source to take place on this site during the construction and fitting out process without the prior written consent of the Local Planning Authority. Reason: In the interests of amenity.

(17) The parking areas shall be provided in accordance with the approved plans before the first dwelling is occupied and thereafter permanently retained and used only for the purposes of accommodating private motor vehicles incidental to the use of the dwelling houses as residences. Reason: To ensure the permanent availability of parking for the housing.

Note to Applicant: It is considered that, subject to compliance with the conditions and any obligations attached to this permission, the proposed development is acceptable because it will not materially harm the character of the area, the amenity of neighbours or highway safety and it is in accordance with the policies and proposals of the development plan, comprising the Eastleigh Borough Local Plan Review 2001-2011, and after due regard to all other relevant material considerations including the National Planning Policy Framework and the Submitted Eastleigh Borough Local Plan 2011 - 2029, July 2014 the Submitted Local Plan comprising: the Revised Pre-submission Eastleigh Borough Local Plan 2011 - 2029, published February 2014; and the Schedule of Proposed Minor Changes, submitted to the Secretary of State in July 2014’, the local planning authority is of the opinion that permission should be granted.

The following development plan saved policies and emerging draft local plan policies are relevant to this decision and the conditions attached to it:

Eastleigh Borough Local Plan Review [2001-2011], saved Policy 25.NC 28.ES 45.ES 59.BE 100.T 101.T 103.T 104.T 185.IN

Submitted Eastleigh Borough Local Plan 2011 - 2029, July 2014, the Submitted Local Plan, PolicyS1 S11 DM11 DM1 DM2 DM5 Dm24

In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Eastleigh Borough Council takes a positive approach to the handling of development proposals so as to achieve, whenever possible, a positive outcome and to ensure all proposals are dealt with in a timely manner.

Under the Town and Country Planning England Regulations 2012, a fee is required for Discharge of Condition Applications. N.B. Conditions not fully discharged, invalidate the planning permission.

Note to Applicant: This development is located within a resident’s parking scheme and it is Council policy that residents of all new developments will not be eligible for parking permits. The term development means the construction of new or replacement buildings or alterations to existing buildings that result in an increased demand for parking not catered for within the development.

A formal application for connection to the water supply is required in order to service this development. any sewers found during the construction works, require an investigation of the sewer to ascertain the condition, the number of propertes served and potential means of access before any further works commemnces on site. Please contact Southern Water' Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW Telephone No 0330 303 0119 or www.southernwater.co.uk.

Report

This application has been referred to Committee because it is for major development.

Description of application site and surroundings

1. The application site is located south of Eastleigh town centre within the core of the Victorian housing area. The application site is situated on the east side of Cranbury Road, north of the Community Centre building positioned on the junction of Cranbury Road and Grantham Road.

2. In particular the site is currently occupied by Victorian former school building situated to the southern end of the site. The existing building covers approximately half of the site with the majority of the remainder given over to hardstanding for car parking, being previously the associated school yard to the previous educational use. The site is owned by Eastleigh College (the applicant) and being used as an annexe to the main campus in Chestnut Avenue as an adult education facility. The application site has an area of 0.19 hectares (0.45 acres).

3. The majority of the land immediately surrounding the site is residential. To the east the site lies opposite a Victorian terrace of two storey houses facing onto Cranbury Road and to the west an access road separates the site from the rear of a similar terrace facing onto Desborough Road. To the north lies Maunsell House, a two and three storey complex of sheltered housing and to the south a single storey community centre. Further to the south, on the far side of Grantham Road, lies a new development of housing association flats. This four storey complex is of considerably greater density then the rest of the surrounding area and adds an interesting architectural feature to the street-scene.

Relevant planning history

4. The following planning applications are pertinent to this proposed residential re-development.

O/06/58734 – Outline: Construction of 10 dwellings. Refused 31st July 2007. This application was refused for the following reason; “Development on the scale proposed would be undesirable in the absence of satisfactory main drainage facilities, this being contrary to policy 190.IN of the Eastleigh Borough Local Plan Review (2001-2011).”

Planning Appeal allowed subject to conditions 25th July 2007.

O/07/59353 – Outline: Construction of 10 dwellings. Application – Withdrawn, returned undetermined 30th July 2007

R/10/66758 - Application for reserved matters pursuant to O/06/58734 for construction of 10No. Dwellings with matters to be considered: appearance and landscaping. Approve 26th May 2010.

5. The following further applications relate to the applicants future strategy for Eastleigh College.

O/15/75749: Outline: Erection of 3 storey teaching building (access, layout and scale to be considered). Eastleigh College Chestnut Avenue. Application subject of report contained on agenda.

O/15/75758: Outline: Mixed development comprising erection of 3 storey advanced technology centre with associated car parking and 27 no. flats within a 3 storey building with attached 3 no. 3 bed terraced houses with associated car parking (access, layout and scale to be considered. College of Further Education, Desborough Road. APPLICATION WITHDRAWN BY APPLICANTS 16th March 2015

Consultation responses

6. The Head of Regeneration & Planning Policy: In relation to the principle of the scheme, the most pertinent saved policy of the adopted Eastleigh Borough Local Plan Review 2001-2011 is 185.IN. Very little justification for this proposal in relation to its compliance with the policy has been submitted to support this application. For instance, the support of the County Council's education department to demonstrate that there is no wider (e.g. Infant/junior/secondary) need which could be provided for on this sit Also, that there are no other unmet community needs that could be accommodated on the site in preference to a residential scheme.

7. A new Local Plan, covering the period 2011-2029, was recently prepared by the Council. It contained a similar policy approach to assessing applications affecting community facilities to that of the adopted Local Plan. However, this Plan has recently essentially been rejected by a government inspector due to its failure to provide for sufficient housing to meet future needs. It therefore carries very little weight in the assessment of planning applications.

8. Nevertheless, the need to provide for a significant increase in housing numbers over and above that previously planned (a new plan is being

prepared to cover the period through to 2036) will have implications for the projected future population of the borough and the town of Eastleigh. This only serves to emphasise the need to ensure that proposals affecting existing community facilities are carefully scrutinised, with robust evidence submitted to demonstrate their compliance with policy (185.IN).

9. The previously consented scheme for a residential development of this site is recognised to be a material planning consideration in determining this application. However, a considerable period of time has passed since that permission was granted, with significantly increased development pressures to address.

10. Conservation Architect: This is a pretty building that is in largely original condition, solidly built and according to O.S. Sheets, apart from one small extension 16 years later, the original footprint. It would be a great pity for it to go as it is a typical unadulterated example of this age of infants' school which are few and far between and the only one in the Borough. An application for statutory listing was made eight years ago which I am advised failed on a technicality and then had a certificate of immunity issued which has now lapsed. A new listing request has been made by an individual very recently. If re-development of this site is agreed to a detailed record is required to be lodged with museums in order that there is a good historical record for those that follow us.

11. With regard to the proposed housing, it will fit in with the existing houses on the opposite side of the road well and feel quite comfortable, unlike the other newer buildings in the vicinity but another option of developing the playground only, possibly a row facing the school building should be explored. In any event quality of detailing and materials will be important to have a worthy adjunct to the school building.

12. The Head of Transportation & Engineering: Amended Plans have been received increasing the rear car parking from 16 spaces to 20 spaces. Accordingly, there is no objection. Residential parking to the rear of the units now accounts for allocated provision of 2 vehicle parking spaces per dwelling, which was requested due to the site being located within a Controlled Parking Zone where future residents will not be entitled to Residential Parking Permits as a new residential development. Two parking spaces per dwelling are deemed sufficient, with future residents to be made fully aware of their parking options. Cycle parking stores need to be provided in each rear garden and confirmation there is sufficient manoeuvring area to allow access from the parking bays. It is recommended a construction management plan is required. It is understood the current on-site parking at the College’s Cranbury Road campus (the application site), will be absorbed by the current surplus of parking on the Desborough Road premises.

13. In regard to transport developer contributions, if permission is to be given to the application, then assessment of these will be required in line with HCC Transport Contributions Policy. On the basis of the potential increase in multimodal trips that the additional development proposals will bring

compared to the existing use. In this instance the number of trips generated by the proposed residential development is less than the existing educational use. It is anticipated there will be a reduction in the number of trips per day. Accordingly, no transport developer contributions are requested.

14. The Head of Housing and Environmental Health: Environmental Health - No objection raised to the proposed development subject to the imposition of planning conditions to cover issues of construction times, no burning on site, and the need for a construction management plan.

15. The Head of Housing &Environmental Health: Housing – Central Government have recently announced changes to national policy in relation to Section 106 Planning Obligations, which specified that for sites of 10 units or less and which have a maximum combined gross floor area of 1000 square metres, affordable housing contribution will not be sought. Unable to locate any information relating to the combined gross floor space proposed but provided this does not exceed 1000 square metres, confirmation no requirement for affordable housing contribution on this site.

16. Hampshire County Council Education – It is understood that Eastleigh College is seeking to redevelop their Cranbury Road and Desborough Road sites, including the provision of new homes and flats. The total number of 2 and above bedroomed dwellings being proposed between the two sites is 31. There are no surplus primary school places within Eastleigh and are currently in discussions with schools about how best to make the additional places available. The proposed developments at Cranbury Road and Desborough Road will add to the shortfall in places. Therefore, in line with the County Council’s Developer Contribution policy, contributions towards the provision of additional places will be sought.

17. Southern Water Services: Southern Water requires a formal application for a connection to the public foul sewer to be made by the applicant or developer. Further requested that should this application receive planning approval, a pre-commencement condition be imposed on the permission requesting details of proposed means of foul and surface water sewerage disposal.

18. Environment Agency: No objection to the proposed development as submitted.

19. BAA: Confirmation that Southampton Airport has no safeguarding concerns over the proposal.

20. Third Party Letters of Objection: This scheme has generated five individual letters of objection, raising the following issues:

Local streets unable to cope with additional traffic; Disruption, noise disturbance and traffic pollution during construction

period; Concern raised at not being formally notified of the proposed development; Loss of historically significant Victorian school building;

Request for building to be nationally listed; Potential of overlooking due to element of three storeys; Problem of existing parking congestion worsened by traffic generated by

this development; Restricted access to existing garages located off rear service road; Capacity of issue of current sewerage system; Shortage of pupil places in Eastleigh schools; Breaches covenant, site only to be used for educational purposes; Request part of the site used for communal residents car parking.

21. In addition The Victorian Society formally objects to the proposed demolition of the historic school as it is a handsome and characterful building that contributes positively to the local built environment. Its loss would be harmful and is not justified by the application.

Cranbury Road Infants School is an attractive and well-preserved example of the Arts and Crafts style. It is of two storeys with impressive façades with noteworthy tall chimney stacks. The pleasing detail of the building makes Cranbury Road Infants School significant for both its architectural merit and historic character. In addition, the building contributes positively to its urban setting with domestic dwellings.

Cranbury Road Infants School is a non-designated heritage asset and is very much worthy of retention. Paragraph 135 of the National Planning Policy Framework requires that ‘the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset’. In this case, the application fails to justify the demolition of Cranbury Road Infants School. The building is impressive, adds historic character to the surrounding area and is in good condition externally and internally. The total loss of valuable historic buildings should be carefully considered as once demolished they are irreplaceable.

In light of the above, we recommend that this application is refused. We encourage the retention of this eminently reusable building particularly where the proposed replacements are not of commensurate quality.

Policy context: designation applicable to site

Within Built-Up Area Boundary

Development plan policies

Eastleigh Borough Local Plan Review (2001-2011) Saved Policies

22. Principal policies of relevance include the following:

25.NC – promotion of biodiversity. 28.ES – bin storage. 45.ES – sustainable drainage requirements. 59.BE (Design criteria) – sets out list of design criteria with which all

proposals must comply including: the requirement to take full and proper account of the context of the site and to be appropriate in mass, scale, layout, materials, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention (criterion i) ; the need to make the most efficient use of the land (criterion ii) to provide a high standard of landscape design (criterion iv).

100.T – (transport and new development) – requires developments to be (or could be) well-served by public transport, cycling and walking; requires measures to minimise impact of proposals; requires large generators of journeys to be located to minimise travel and provide choices of modes of transport; requires Transport Assessments where appropriate.

101. T – measures needed to assist with Road Traffic Reduction targets 103. T – Green Travel Plan requirement 104. T – (parking) – requires proposals to provide adequate off-highway

parking up to the maximum standard 185.IN – retention of community facility.

Submission Eastleigh Borough Local Plan 2011-2029

23. Government planning guidance indicates that emerging development plans can be accorded increased weight as they progress towards adoption. The emerging local plan has been submitted to the planning inspectorate for consideration. However, following the initial hearing in November the Local Plan inspector has advised the submitted local plan would be found to be unsound if it progressed on grounds of an inadequate supply of housing. At present the submitted local plan has not been formally withdrawn and thus carries some weight, although in the light of the inspector’s comments this is limited. The most relevant policies within the submitted local plan are;

S1 – promoting sustainable development S11/DM9 -nature conservation interests protected DM1 – includes general criteria for development including that it should not

have an unacceptable impact on the character and appearance of urban areas and the countryside and that proposals should take account of the context of the site (character, appearance, compatible with adjoining uses, scale, materials, density, design etc.)

DM2 – sets out detailed requirements for development to be environmentally sustainable

DM5 – Sustainable surface water management DM24 – Parking criteria given

Supplementary Planning Guidance

Supplementary Planning Document; Quality Places (November 2011) Supplementary Planning Document; Environmentally Sustainable Development (March 2009)

Supplementary Planning Document; Residential Parking Standards (January 2009)

Supplementary Planning Document: Affordable Housing (July 2009) Supplementary Planning Document; Character Area Appraisals Eastleigh – ELAC 15 (January 2008)

National Planning Policy Framework

24. The National Planning Policy Framework highlights the three dimensions to sustainable development: economic, social and environmental. The economic role contributing to building strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right place and at the right time to support growth and innovation. Secondly, a social role supporting strong, vibrant and healthy communities by amongst other matters creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural wellbeing. Finally an environmental role contributing to protecting and enhancing our natural, built and historic environment.

25. Of particular relevance to this application are both paragraph 17 which inter alia states that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings, as well as Section 7: Requiring good design which stipulates that good design is a key aspect of sustainable development and is indivisible from good planning; that planning decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment; and that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

26. The afore-mentioned sections of the National Planning Policy Framework require to be balanced against paragraph 135 requiring that ‘the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset’.

Considerations

Proposal

27. This outline planning application proposes the erection of a terrace of ten dwellings. The matters to be considered at this outline stage are the layout and scale of the houses and the access arrangements. In essence the proposed terraced housing is to reflect the Victorian housing opposite with small front gardens and longer rear amenity areas leading to on-site parking along the east boundary of the application site. All plots will have individual vehicular access to parking areas from the service road that provides vehicular access in properties fronting Cranbury Road and Desborough Road.

Listing

28. Members will recall the application site was subject to an application for a similar form of re-development in 2007. At around the time of this previous planning application, an application was made to have the building added to the statutory List of Buildings of Special Architectural or Historic Interest. In response to this the applicant sought a Certificate of Immunity from Listing (COIL) from the Department of Culture, Media and Sport (DCMS). DCMS determined that the Education Annexe should not be added to the Statutory List and granted the Certificate of Immunity from Listing. This certificate expired after 5 years and a local resident has submitted a further application to English Heritage to have the building Listed. The applicant wishes to obtain a further Certificate of Immunity from Listing.

29. At the time of the preparation of this report no decision has yet been made on the local residents’ application to have the Education Annexe designated as being of special architectural or historic interest.

30. A Certificate of Immunity from Listing is a legal guarantee that a building will not be listed for a 5-year period from the date on which the certificate is issued. A Local Authority cannot serve a building preservation notice on the building during the same period. English Heritage will carry out an assessment of the building and make a recommendation on whether it is worthy of listing. If the Secretary of State is satisfied that the building is not of special architectural or historic interest, the certificate is granted.

31. Members should be aware at present the Education Annex is not included on the List of Buildings of Special Architectural or Historic Interest and notwithstanding that it has been put forward by an interested party to be designated, there is no policy or legal impediment to the Local Planning Authority determining the current application pending the determination of the listing request.

32. If Members were minded to grant outline planning permission and the building was subsequently to be Listed then the applicant would need to apply for Listed Building Consent to demolish the existing building in order to implement the planning permission. In considering such a feature application Section 66 of the Planning (Listed Building and Conservation Areas) Act 1990 would be relevant in that that there is a statutory duty “to have regard to the desirability of preserving the (Listed) building or its setting or any features of special architectural or historic interest that it possesses.”

33. Furthermore, as planning permission is currently in outline it would not be possible to implement the planning permission until Reserved Matters application have been submitted and approved by the Local Planning Authority.

Principles of Development

34. Section 38(6) of the Planning and Compulsory Purchase Act 2004 states:

35. ‘If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts that determination must be made in accordance with the plan unless material considerations indicate otherwise.’

36. The Eastleigh Borough Local Plan Review (2001-2011) includes provisions aimed at ensuring ‘community facilities’, in this instance Eastleigh College, are not lost, this issue being covered by saved policy 185.IN, in that development proposals will not be permitted if they result in the removal or loss of an established facility unless suitable alternative provision is made which is of an acceptable quality and siting or is more appropriate to the needs of the community, or the existing facility can be shown to be surplus to local needs.

37. The purpose of this saved policy is to provide a policy basis on which the Local Planning Authority can “resist the removal or loss of an established community facility”. The loss of a community facility can be justified if “suitable alternative provision is made which is of an acceptable quality and siting or is more appropriate to the needs of the community” or the existing facility can be shown to be surplus to local needs”.

38. The proposed development will not result in the removal or loss of an established community facility. Rather, whilst in this instance an individual building is proposed to be removed, the overall college facility will in fact be preserved and significantly enhanced. Compliance with saved Policy 185.IN is achieved if “suitable alternative provision is made which is of an acceptable quality and siting or is more appropriate to the needs of the community”. To demonstrate the degree of improvements resulting from this proposal, the following key objectives of the College’s Property Strategy are highlighted;

Replace the aging teaching facilities at Cranbury Road annexe with high-tech learning environments to support new curriculum developments.

Generate contemporary teaching environments to support the activities of learners undertaking professional development and up-skilling.

Reduce the energy consumption, running costs and the applicant’s carbon footprint.

39. Whilst the Education Annex building on Cranbury Road is proposed to be demolished, the courses in Counselling and Floristry which are currently accommodated in that building will be relocated to the main Chestnut Avenue Campus.

40. On this basis the proposals meet the policy requirement of saved Policy 185.IN in that where existing buildings are proposed for removal it is because they are unfit for purpose and will be replaced with modern buildings providing better teaching and learning environments.

41. The application site falls within the Urban Edge as designated on the proposals map to the adopted local plan. On this basis the principal of the residential re-development of this current further education site is acceptable.

42. The application site has an area of 0.19 hectares, giving a density for the proposed housing of approximately 53 dwellings per hectare. Central Government planning guidance set out in the National Planning Policy Framework supports the principle of providing new housing within urban areas, making more efficient use of under developed land. In addition, the guidance advocates the siting of new housing close to facilities to minimise the travel demands of residents, especially through reducing the use of the private car.

43. The broad principles of development of the site for residential purposes are therefore considered to be acceptable in view of the relevant policies.

Options

44. In terms of the residential re-development of this school site the following options were explored:

Retain existing Victorian school building and convert to flats/duplexes with the open area in the front of the building landscaped to form an amenity area;

Retain the existing Victorian school building and convert it to flats/ duplexes with a short terrace of 3 houses addressing Cranbury Road;

Demolish existing building and construct terrace of 10 houses along the frontage to Cranbury Road;

Demolish existing building and construct a linear block of 24 flats along the frontage of Cranbury Road.

45. Assessments were made of each of the options and a considered decision taken as to which proposal offered most in terms of protecting/ improving the amenity/ character of the local area. Whilst officers strongly supported the options to convert the school building for residential purposes, the applicant’s architects argued that the internal construction of the building makes it very difficult to easily convert for residential purposes. Consequently the terraced housing option was selected. Notwithstanding officers preferred the option, the creation of modern terrace housing reflecting the predominant pattern of development in the area is supported by officers.

Layout

46. The terrace is set out to form a continuation of the traditional building line prevalent throughout the area. The terrace is offset from the road by approximately 2 metres creating small front gardens that will be demarcated by low-level walls. These create a buffer zone to promote an element of privacy while maintaining full animation and surveillance of the street scene through windows and doors. Car parking is provided for each property located to the rear and accessed off the existing rear access road. Again this echoes the existing and historic pattern of development.

Scale

47. The total length of the terrace will be between 48 metres and 50 metres with a unit width of approximately 4.8 metres to match existing. The initial depth of the terrace (that which determines the width and ridge line of the main roof) will be between 7.5 metres and 8.5 metres to match existing. Single and two storey sections of various depths will extend to the rear with pitched roofs running perpendicular to the main roof. The maximum depths of these projections will be between 5 metres and 6 metres but the intention is that they should vary to conform to differing layouts subsequently re-creating an element of the individuality that characterises the existing terraces that have been adapted and extended over the years. The height of the terrace will be two storeys to match existing at the two ends.

Access

48. The site is in a very sustainable location for residential development. The town centre, with all its provisions and facilities, is within walking distance and public transport links to the area are very good. The existing vehicular access to the site is off Cranbury Road and the site currently contains 52 parking spaces that are fully utilised. If the site is re-developed for residential purposes then this access will no longer be required and the total number of vehicle movements associated with the site will be considerably reduced. Vehicular access to private parking hard standings for the properties will be via the rear access road. Amended plans have been received that increases the proposed car parking spaces from 16 to 20 spaces. Thereby providing two spaces per house. It is intended to increase the width of the rear access locally along the length of the development to ensure that there is adequate room for manoeuvring vehicles in the existing and proposed parking spaces. To define the rear boundary smaller structures are proposed to store cycles and bins. Access for service and emergency vehicles will be a reproduction of the pattern of access that already exists throughout the area.

49. In terms of planning policy this proposed residential re-development does not breach the provisions of the development plan. At a local level the scheme meets the requirements of 59.BE and by respecting the host environment and providing an appropriate density of development on a highly sustainable site.

Matters to be covered by reserved matter submission

50. Whilst the matters of appearance and landscaping are not for consideration at the outline stage the architect explains that in terms of appearance the scale of the details such as windows and doors etc should echo the scale of the existing terrace. Whether the architectural language should be one of historic reproduction or modern interpretation will be resolved at the detailed stage of the planning process. In terms of the matter of landscaping, all open areas within the proposal will be part of the private and semi-private domain of the houses. As such it is anticipated that the majority will be turned over to soft landscaping with a high proportion grassed.

Grounds of Objection

51. This report responds to all the issues raised by third party correspondence.

Environmental Issues

52. The houses will be built to The Code for Sustainable Homes Standard Code 4. The matter being covered by the imposition of planning conditions. The layouts will be developed to “Life times” homes standard.

Planning Obligations

53. The ministerial statement of 28th November 2014 from The Minister of State for Housing and Planning, and subsequent changes to the National Planning Practice Guidance (NPPG) has increased the threshold for when tariff based planning obligations can be required by new development. This means that developments of ten units or less (and which have a maximum combined floor space of no more than 1000 square metres) will be exempt from the need to provide tariff based planning obligations or affordable housing. The ten dwellings proposed would have a total floor area of approximately 995 square metres and would therefore be exempt from the need to provide planning obligations.

Conclusion

54. It should be acknowledged that this application represents sustainable development meeting the three strands of sustainability required to be considered by the National Planning Policy Framework and Local Plan policy and guidance. The scheme provides a social role by creating a high quality built environment. The application is to provide a highly sustainable housing thereby, adapting to climate change including moving to a low carbon economy. Accordingly, the recommendation is to grant outline permission subject to the imposition of planning conditions.

55. The principle of the development follows the thrust of current national guidance and local plan policies seeking to make efficient use of previously used urban land and delivering a volume of housing that takes account of its primarily Victorian setting.