AMENDED DEVELOPMENT CONTROL COMMITTEE - Date:14 March 2007

Report of the Executive Head of Planning, Transportation and Highways.

Ref: C2007/57200/3FR WARD: C12 / THE WRYTHE

Time Taken: 6 weeks, 2 days

Site: Rushy Meadow Primary School Rushy Meadow Lane Carshalton Surrey SM5

2SG

Proposal: Erection of a single storey building to provide additional teaching facility and toilet

accommodation together with a covered walkway linking new and existing buildings.

Applicant: Rushy Meadow Primary School

Agent: John Cobb & Partners

Recommendation:

GRANT PLANNING PERMISSION

Reason for Report to Committee: Council owned school 1.0 BACKGROUND 1.1 Site:

1.2 The school comprises single storey buildings surrounded by primarily hard

surfaced play areas with an area of parking located on the south side and accessed from Rushy Meadow Lane.

1.3 Surroundings: 1.4 The school is located at the southern end of Rushy Meadow Lane, and is

adjoined by housing to the north and open space to the south. The site is located within a primarily residential area of Carshalton.

1.5 Site specific UDP designation: 1.6 Archaeological priority area. 1.7 Relevant Planning History: 1.8 91/35401/FR4: Erection of a single storey building for use as a primary school

together with car parking facilities on allotment land R/O 26-56 Fellows Road. Approved April 1991.

1.9 98/42834/3FR: Erection of a mobile classroom. Approved February 1998

Agenda Item 4Page 13

1.10 05/55085/FUL: Installation of replacement perimeter palisade fencing and gates. Approved January 2006.

2.0 APPLICATION PROPOSALS 2.1 Details of Proposal: 2.2 It is proposed to erect a single storey building of 119 square metres to provide

additional teaching facilities and toilet accommodation together with a covered walkway linking new and existing buildings. The building would be located on the southern side of the existing building and would replace an existing temporary portacabin classroom. The building would be faced in render and have a man-made slate pitched roof of 5.7m height. The width of the proposal is approximately 8.6m. The width of the appropriately 8.6m. The width of the proposal is approximately 8.6m. The height of the walkway is approximately 5.7 metres and the width is 3.2m. The windows and doors will be of similar style to the school building with powder coated metal frames. The external walls will be fair-faced brickwork at low level with a precast concrete bond at cill level.

2.3 The applicant advises that no additional pupils or staff would be generated by

the proposed development. 2.4 Significant amendments to application since submitted: 2.5 No amendments 3.0 PUBLICITY 3.1 Adjoining Occupiers Notified 3.2 Method of Notification: 96 Neighbour notification letters were sent to

adjoining properties. 3.3 Number of Letters Received: 3.4 There has been no letters of objection received. 3.5 Addresses of letters: Not applicable 3.6 Summary of material responses: Not applicable 3.7 Non-Material Responses: Not applicable. 3.8 Official Consultation 3.9 Internal: 3.10 Senior Engineer: no comments received 3.11 Environmental Health: no comments received

Agenda Item 4 Page 14

3.12 External: 3.13 No external consultees. 3.14 Councillor Representation: None 4.0 MATERIAL PLANNING POLICIES 4.1 Sutton Unitary Development Plan (UDP)

• G/BE1: Built Design and Urban Landscape Quality

• BE1: Good Urban Design

• BE2-Design Quality and Townscape Compatibility

• BE4: Building Relationships

• BE8: Designing for Safety and Security

• BE18: Privacy

• Policy G/CL1 Community Facilities and Services

• Policy CL3- New Community Facilities

• Policy OE30: Trees Stock Protection

• Policy G/TR5: Transport Impact of New Development

• Policy TR12: Parking Provision for New Development

• Policy G/PNR3: Energy and Water Efficiency of Buildings

• Policy PNR9: Energy Efficiency of Buildings 5.0 PLANNING CONSIDERATIONS 5.1 The principle considerations in relation to this application are:

• Principle of use

• Design and material considerations

• Internal layout and accessibility

• Amenity

• Landscaping

• Traffic and parking

• Sustainability 5.2 Principle of use 5.3 The principle of extending the school to provide additional teaching facilities will

be to the benefit of the school and community. It is acceptable in principle; the proposal is therefore in line with the policy objectives of G/CL1 and CL3. Subject to the application complying with the other relevant policies of the UDP.

5.4 Design and material considerations 5.5 The proposed extension respects the scale and character of the existing

school building and is acceptable in terms of its design and materials. The proposal therefore complies with policies BE1, BE2 & BE4.

5.6 Internal layout and accessibility

Agenda Item 4Page 15

5.7 The internal layout has been designated to create minimum circulation space. The proposed covered walkway will provide a link between the new and existing buildings. The door width on ground floor is greater than 1.2m (minimum width for wheelchair users). There is level access into the building and between the existing and new buildings. Vehicular access will remain unchanged and vehicles will continue to use the car park on the south side of the site.

5.8 Amenity 5.9 The proposal site is not within the near vicinity of residential development. As

such, there will be no concerns with regard to overlooking, overshadowing, loss of privacy, daylight and sunlight to surrounding buildings. The proposal therefore complies with BE4, BE5 and BE18.

5.10 Landscaping 5.11 The supporting statement notes that the two small trees on the site will be

removed in order to construct the proposed building. The existing shrubbery, smaller trees and hedging along the existing railings will be maintained. The existing trees do not hold a Tree Preservation Order. The Local Planning Authority does not object to the removal of the existing trees or shrubbery. The applicant will be required to replant the same number of trees as removed on site. This can be addressed by way of condition.

5.12 Traffic and parking 5.13 The proposed extension is intended to improve facilities for existing pupils and

there would be no increase in the number of pupils or staff using the school, and hence no increase in traffic or parking.

5.14 Sustainability 5.15 The applicant has advised that the proposal would incorporate a highly

efficient boiler that heats water on demand rather than storing hot water that is not used. In addition highly efficient heating controls, thermostats and thermostatic radiator valves that would enable the heating in unused parts of the building to be turned off and that gives the occupants good control of heating in individual rooms. Energy efficient lighting would be also be used. Extract fans would be fitted in the toilets, which would be fitted with passive infra-red detectors that only operate when the room is occupied. New sanitary ware that uses water more efficiently, including smaller WC cistern volumes, flow reducers and pressure taps to reduce water use in hand basins. Overall a thermally efficient building structure would be erected in terms of the insulation provided in the walls, roof, windows, doors and floors.

5.16 It is considered that these measures would enable the proposal to contribute

towards the Council’s objectives with regard to energy efficiency and would comply with policies G/PNR3 and PNR9.

Agenda Item 4 Page 16

6.0 CONCLUSION AND RECOMMENDATION 6.1 The proposed development would respect the scale and character of the

existing building, would not adversely affect the amenity of local residents and would not create any traffic or parking problems. It is accordingly recommended that planning permission be granted subject to appropriate conditions.

Report Author: Shay Bugler Background Papers: C2007/57200/3FR Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp 2) Enter Planning Application Number: C2007/57200 3) Click on Search and View Current Applications 4) Click on View Plans & Documents

Agenda Item 4Page 17

G

John Cobb & Partners Lincoln House 83 Manor Road Wallington SM6 0DE

C2007/57200/3FR

DRAFT

WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE

Rushy Meadow Primary School Rushy Meadow Lane Carshalton Surrey SM5 2SG Erection of a single storey building to provide additional teaching facility and toilet accommodation together with a covered walkway linking new and existing buildings.

SECOND SCHEDULE (1) The development must be begun not later than the expiration of three years beginning with the date hereof. Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended. (2 ) The type and treatment of the materials to be used on the exterior of the building(s) shall be approved in writing by the Local Planning Authority prior to the development being carried out. The approved materials shall be used in the construction of the development hereby approved and completed prior to its occupation/use. Reason: To safeguard the visual amenities of the area and to ensure compliance with Policies BE1 and BE2 of the Sutton Unitary Development Plan which seek to ensure buildings are of a high standard of design and where applicable compatible with existing townscape.

Agenda Item 4 Page 18

(3) No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping to replace the shrubbery and trees that will be removed in order to implement this proposal Reason: To ensure, where applicable, compliance with OE30 of the Unitary Development Plan which seeks to retain and replace trees; to take account of the principles stated in the Council’s Supplementary Planning Guidance on Nature Conservation and to make proper provision for suitable boundary treatments and screening to provide suitable private amenity garden and sitting space where appropriate. INFORMATIVES. (4) The drawing nos. relating to this decision are 2823/001; 2823/100; 2823/500; 2823/501 (5) This application has been assessed against the relevant policies of the Sutton Unitary Development Plan. The proposal is generally in accordance with Section 54A of the Town and Country Planning Act 1990 (as amended) and for this reason planning permission is granted.

Agenda Item 4Page 19

Agenda Item 4 Page 20

Agenda Item 4Page 21

Agenda Item 4 Page 22

Agenda Item 4Page 23

Page 24

This page is intentionally left blank