Meeting documents

            Meeting: Planning Committee (County Hall, Durham - Committee Room 2 - 21/11/2007 10:00:00 AM)

                  Item: A2 Development by the County Council

         

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Report of Rod Lugg, Head of Environment and Planning

Purpose of the report: To enable the Committee to determine applications for planning permission which have been received in accordance with the requirements of the Town and Country Planning General Regulations 1992.

City of Durham District: Provision of new standalone Sure Start Children’s Centre alongside existing school building, Kelloe Primary School, Front Street, Kelloe. (Regulation 3)

Introduction

1 The proposal is one of several Children’s Centre schemes within the Sure Start Phase II programme catering for 0-5 year olds and parents.

Proposal

2 The Kelloe proposal involves the construction of a single storey rectangular building (27m long, 16m wide and 5.5m to ridgeline) on land currently used as a nursery play area, off the existing school access, to the south of the school building and west of the swimming pool. The building would incorporate three separate nursery areas. External elevations would be finished in a combination of buff coloured bricks, cream coloured render and terracotta coloured panels. The variable pitch roof would be formed from standing seam aluminium, with composite fascia panels. Windows and glazed doors would be constructed using a PPC aluminium glazing system with blue frames.

3 The existing school nursery play area would be repositioned to the north of the Sure Start building and three play areas (0-2 years, 2-3 years and 3-5 years) would be positioned to the south and west of the building. The building and associated play areas would be enclosed by a 1.8m high paladine fence and hedging. A wildlife garden, MUGA and grass football pitch would be created in the area to the south of the proposed Sure Start building and form part of a separate planning application also on this agenda) by Kelloe Village Community Partnership, together with the County Council and City of Durham Council.

4 The existing vehicular access to the school would be used to serve the development. The existing car park would be remarked and extended to accommodate 15 no. spaces (13 no. to the north of the swimming pool and 2 no. on the opposite side of the road adjacent to the existing school building). A new pedestrian access, running parallel to the vehicular access, would be created linking Front Street with the entrance to the Sure Start building. A cycle storage shelter with space for 10 no. bicycles would be positioned adjacent to the entrance to the Sure Start building.

5 A total of 7 Sure Start staff would be employed at the building. Anticipated operating times are 8am - 6pm Monday to Friday.

Consultations and Representations

6 City of Durham Council offers no objections to the proposal.

7 Kelloe Parish Council fully support the proposal.

8 Sport England has no objection to the proposal subject to the imposition of a condition on any planning permission requiring a community use agreement for the sports facilities.

Comment: The above condition would be attached should planning permission be granted.

9 The application has been advertised on site and neighbouring residents notified. No representations have been received.

Planning Comment

Planning Policy

10 The proposed Sure Start building would provide a nursery/community facility on an established school site within the settlement boundary of Kelloe and would be acceptable in principle in this location. Policy Q1 (General Principles - Designing for People), Policy Q2 (General Principles - Designing for Accessibility) and Policy R8 (New Recreation Facilities) of the City of Durham District Local Plan are relevant planning policies.

Design

11 Kelloe Primary School is a single storey brick building dating from the early part of the 20th Century. The modern design of the proposed building would relate acceptably in terms of scale, form and appearance to the main building and detached swimming pool and the surrounding area. The school site is elevated above Front Street and the Sure Start building would be set back approximately 45m from the road. Tree and hedge planting along the southern boundary would provide screening.

Residential Amenity

12 The rear elevations of the closest residential properties on Morley Crescent to the east of the proposed building would be approximately 60 metres away. The school’s perimeter hedge would provide some screening and the main school building and swimming pool would also help to break up views. Other properties on Front Street and Foxton Court located approximately 100m to the south and 110m to the west respectively would have views of the development but it is not considered that the amenity of adjacent residents would be adversely affected by a single storey building in the position shown.

Highways

13 The school’s existing car park would be re-marked to accommodate 15 parking spaces, an increase of 4 spaces on the existing level of provision. The provision of additional spaces for Sure Start staff would be in line with standards set out in the DCC Accessibility and Parking Guidelines. Original proposals did not show any increase in parking provision and the creation of additional spaces was required by the Head of Highway Management. A new pedestrian access and 10 no. space cycle storage shelter would also be provided to help promote travel to the Sure Start Centre by more sustainable modes.

Sport and Recreation

14 The proposed Sure Start Centre would be built on part of Kelloe Primary School’s existing playing field. However the loss of this area would be compensated for by the intended improvement of play facilities on part of surplus playing field land to the south. Sport England raise no objection to the proposed Sure Start Centre.

Recommendation and Reasons

15 The proposal would fulfil a local need for pre-school childcare and provide a base for co-ordinated provision of services related to parenting and children in Kelloe. The building would be set back from the main road on part of the school playing fields and can be satisfactorily accommodated without having an adverse visual or local amenity impact. It would result in a small reduction in playing field land but there is surplus play space on the site and proposals to develop adjoining land for recreational facilities are also under consideration. 16 I therefore recommend that planning permission be granted for the development subject to appropriate conditions for the following reasons:
i. The development would accord with Policies Q1, Q2 and R8 of the City of Durham District Local Plan and would have no material conflict with other development plan policies.
ii. The proposed building in terms of its size, location and appearance would relate acceptably to the surrounding area and would not have a significant impact upon visual and residential amenity.

No departure
Background Papers: Application, consultations and responses, site location plans.

Contact: John Byers Tel: 0191 383 3408
Local Member: Councillor D Morgan


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City of Durham District: Change of use from playing field to children’s play area, including installation of MUGA, play equipment and general landscaping, Kelloe Primary School, Front Street, Kelloe. (Regulation 3)

Introduction

1 The proposed site, measuring approximately 0.8ha, is located to the south of Kelloe Primary School and is currently designated as playing field land, but has not been used as such for several years. The school has now offered the land to the Kelloe Village Community Partnership to develop as recreational space for the whole community and it is proposed to construct an unlit multi use games area (MUGA), junior football pitch, wildlife area and children’s play area. These facilities would compensate in part for the loss of a small area of playing field required to facilitate the development of a Sure Start Centre at the school site, which is the subject of a separate application.

Proposal

2 The proposal involves construction of an unlit MUGA measuring

3 A 1.8m wide tarmac footpath to the children’s play area from Front Street would be created with links to the school and proposed Sure Start Centre. A 2.4m high steel fence and access gate would be installed along the northern (school) boundary of the site. A 1.0m high fence would be erected along the edge of the existing embankment to the south west of the site.

Consultations and Representations

4 City of Durham Council offers no objection to the proposal.

5 Kelloe Parish Council fully support the proposal.

6 Sport England does not wish to raise an objection to the proposal, subject to a planning condition requiring details of the design and layout of the MUGA to be agreed.

7 The application has been advertised on site and neighbouring residents notified. No representations have been received.

Planning Comment

Planning Policy

8 The proposal would involve the provision of improved sports and recreational facilities on school playing fields and would be acceptable in principle in this location. Policy Q1 (General Principles - Designing for People), Policy Q2 (General Principles - Designing for Accessibility) and Policy R8 (New Recreational Facilities) of the City of Durham District Local Plan are relevant planning policies.

Sport and Recreation

9 Although the proposal would involve the loss of part of an existing playing field, it is considered that this would be outweighed by the creation of a versatile MUGA that would be available for school and community use on a more extensive basis. An area to the south and west of the MUGA would be available for use as a junior size grass pitch, wildlife area and play area and would cater for a range of outdoor recreation needs. Other grass playing fields to the west of the school building would be retained for school use.

Amenity Issues

10 The proposals would involve low rise open uses with associated fencing and play equipment and would be largely screened from the surrounding area by mature trees around the perimeter of the site. The 2.4m high school boundary fence would be coloured green and set back into the site and its overall impact would be limited. It is therefore considered that the proposals would not adversely affect the appearance of the surrounding area.

11 Community use of the MUGA is proposed but it would be unlit, therefore limiting its potential hours of use. The applicant has confirmed that it would be used between the hours of 9.00am and 8.00pm, daylight permitting. Whilst some additional noise would be generated from use of the recreational facilities, the land is currently available for outdoor play purposes and there is not expected to be a significant change in existing noise levels. The nearest residential properties are 60 metres away and the proposal is therefore not considered to have an adverse impact upon local amenity.

Accessiblity

12 The proposed pedestrian access to the site, with links to the Primary School and Sure Start building, is welcomed by the Head of Highway Management and he has no objections to the scheme.



Recommendation and Reasons

13 The proposal would assist Kelloe Primary School to strengthen the level of community based activity on site and enhance recreational opportunities in the local area. Having considered the scheme and its likely impacts, I am of the view that it can be satisfactorily accommodated on the site and is acceptable in planning terms. 14 I therefore recommend that planning permission be granted for the development subject to appropriate conditions for the following reasons:

i. The development would accord with Policies Q1, Q2 and R8 of the City of Durham District Local Plan and would have no material conflict with other development plan policies. ii. The proposed MUGA, junior football pitch, wildlife area and children’s play area in terms of size, location and appearance would relate acceptably to the site and surrounding area and would not have a significant impact upon visual and residential amenity.

No departure
Background Papers: Application, consultations and responses, site location plans.

Contact: John Byers Tel: 0191 383 3408
Local Member: Councillor D Morgan


TO VIEW PLANS PLEASE LAUNCH THE ADOBE ICON BELOW OR ALTERNATIVELY PLEASE REFER TO HARD COPIES LOCATED IN CORPORATE SERVICES OR THE COUNTY RECORDS OFFICE


Sedgfield Borough: Proposed new Sure Start Childrens Centre and link to existing school building, Fishburn Primary School (Regulation 3)

Introduction

1 The Sure Start Children’s Centre initiative aims to provide day care centres in local communities to ensure that children and their parents have access to day care and family health and support services, in line with Sure Start objectives. As part of the ongoing Sure Start Phase II programme it is proposed to provide a new children’s centre for 0-5 year olds at Fishburn Primary School. The siting of the facility on the site is intended to establish close links with the school and promote integration between early years childcare and formal curriculum education.

Proposal

2 The proposal involves the construction of a single storey rectangular Sure Start building (27.5m long, 18m wide and 5.5m to ridgeline) on land to the east of the existing school. The building would incorporate three separate nursery areas, 2 meeting rooms, toilets and baby changing facilities, toy storage space, buggy park, lobby space, office/reception, 2 kitchens and a laundry. External elevations would be finished in a combination of red brickwork, cream coloured rendered panels and turquoise blocks. The shallow pitch roof would be formed from standing seam aluminium, with flat faced composite fascia panels. Windows and glazed doors would be constructed using an aluminium glazing system with blue frames. A link walkway connecting the Sure Start Centre with the existing school building would be positioned on the western elevation. This would be constructed in red brickwork and would have a grey coloured aluminium roof. 3 Three play areas (0-2 years, 2-3 years and 3-5 years) separated by 1.5m high paladine fencing would be positioned to the south and east of the building, and would use a mixture of hard and soft landscaping. The Sure Start building would be enclosed by a 1.8m high paladine fence and hedging to the north, south and east. The existing primary school yard would face the building to the west.

4 The existing vehicular access to the school along East View would be used to serve the development. The existing car park would be marginally extended to the north west and remarked to accommodate 19 spaces (including 1 disabled space). The existing footpath in front of properties on East View would be extended to the edge of the car park and a pedestrian gate positioned adjacent to the existing vehicular gate allowing pedestrian access to the site. A further footpath would be constructed along the edge of the school playing field running in an easterly direction toward the Sure Start building. This would be separated from the school yard and play facilities by a gate and small section of fence to provide secure pedestrian access to the proposed building. A cycle storage shelter with space for 10 bicycles would be positioned to the west of the car park.

5 A total of 7 Sure Start staff would be employed at the building. Anticipated operating times are 8am - 6pm Monday to Friday. Most parents are expected to arrive with their children on foot from neighbouring housing areas.

Consultations and Representations

6 Sedgefield Borough Council (consulted 26 September 2007) view is not yet available.

7 Fishburn Parish Council welcomes the provision of a Sure Start Centre in the village but has grave concerns about traffic problems in the area surrounding the Primary School and the proposed Sure Start Centre. Parked cars block the junction between East View and the B1278 restricting the view when turning right at the junction and it is feared that the proposal will contribute further towards these problems. It is suggested that the highway issues need to be investigated and that traffic calming measures on Salters Lane and a traffic mirror opposite the junction would help to alleviate the problem.

Comment: The Head of Highway Management accepts there are existing traffic problems in Fishburn village but states that traffic calming measures on the B1278 would not be appropriate due to the nature of the road and its present level of usage and that traffic mirrors are not authorised traffic signs and can lead to more accidents. I have advised the Parish Council of these findings.

8 The application has been advertised on site and neighbouring residents notified. Two representations have been received, one sought clarification and assurances on drainage arrangements and details have been provided in response to the issues raised. One letter formally objects to the proposal on the following grounds:

· The access on East View would lead to problems of noise, dirt and disruption, particularly during the construction phase. This would significantly affect residents that work night shifts living in close proximity to the site. It is suggested that a construction access may be more appropriate through Greenside Close and adjacent agricultural land to the south east of the site.

· The road in East View is in poor condition and parked cars are in danger of being hit by school related traffic.

· Consideration should be given to the possibility of an alternative pedestrian entrance, as the current entrance raises amenity issues for residents of East View.

· The gates to the school car park are locked outside of school hours which does not allow the residents of East View to turn their cars around. The hedge surrounding the mesh fencing in front of the school has not been allowed to grow to screen the fence from properties on East View. These issues were apparently agreed prior to planning permission being granted for the fence and gates. · There is no evidence to date to say that Sure Start has any benefits to its users.

Planning Comment

Planning Policy

9 The proposed building would provide a nursery/community facility at an established school. The eastern edge of the Sure Start site falls outside the defined settlement boundary of Fishburn but it is functionally related to the school and surrounding built development and has limited impact on the open countryside. The development is therefore considered acceptable in principle in this location. The key planning considerations in this case are the integration of the building into its surroundings, the affect on the amenities of nearby residents and access provision. Policy L11 (Development of New or Improved Leisure and Community Buildings), Policy D1 (General Principles for the layout and Design of New Developments) and Policy D2 (Design for People) of the Sedgefield Borough Local Plan are relevant planning policies.

Design

10 Fishburn Primary School is a single storey building of red brick construction. The proposed Sure Start building would occupy a grassed area to the rear of the existing school site and whilst not corresponding directly with the existing building in design terms would relate acceptably in terms of scale, form and appearance to the existing building and surrounding area. The building would be relatively low lying in large grounds and generally set away from surrounding properties. Seven trees would need to be removed to facilitate the development but a tree survey submitted as part of the proposal suggests that many of these are in poor condition and all could be removed. New trees would be planted along the boundary of the school’s playing field to the north of the Sure Start building.

Residential Amenity

11 The closest residential properties to the proposed building lie approximately 15 metres to the south on Greenside Close. The rear elevations of 2 properties within the cul-de-sac would face the proposed Sure Start building but it would be set behind the line of the school and perimeter fence and hedging would provide screening. Given the single storey nature of the building and its position, it is not therefore considered that the amenity of adjacent residents would be adversely affected. There would be some additional activities generated from the play area on this part of the site including that arising from the relocated nursery play space. However this would be supervised and of limited duration during the daytime.

12 Other properties on East View to the west of the school site would be located adjacent to the vehicular and pedestrian access and car park serving the school and proposed Sure Start Centre. Residents of these properties currently experience some amenity issues, particularly at peak times when parents drop off or collect children from the school. The Sure Start Centre would be open from 8am until 6pm and is not expected to attract a high number of visitors nor experience peak times for dropping off and collecting children as the school does. It is anticipated that the majority of Sure Start users would access the facility on foot and footpaths are to be provided and extended for these users. It is therefore not considered that use of the existing access in association with the proposed Sure Start Centre would significantly impact upon residential amenity in this area.

Highways

13 The school’s existing car park would be extended and re-marked to accommodate 19 parking spaces (including 1 disabled space). This represents an increase of 5 spaces on the existing level of provision. The car parking arrangements have been amended since the application was first submitted when no increase in parking provision at the site was intended. The current proposals would provide an additional 1-2 spaces above the maximum level defined in the County Council’s Accessibility and Parking Guidelines. However given the existing parking issues in the area associated with the school, this would be beneficial in this instance.


14 It is acknowledged that there are existing traffic problems in the area close to the school, associated with speeding motorists on the B1278 and the layout and proximity of the junction to East View in relation to the crossroads to the south. Whilst these issues may be exacerbated by peak time parking around the school when parents drop off or collect children, it is considered that the proposed Sure Start Centre would not worsen existing problems significantly. No personal injury accidents have occurred in proximity to the site in the last ten years. The Head of Highway Management has no objection to the proposal.

Recommendation and Reasons

15 The proposal would fulfil a local need for pre-school childcare and provide a base for co-ordinated provision of services related to parenting and children in Fishburn. The building would be located to the rear of the existing school site, partly on a grassed area and partly on agricultural land and can be satisfactorily accommodated without having significant visual, residential amenity or traffic impacts. 16 I therefore recommend that planning permission be granted for the development subject to conditions relating to external materials and features, landscaping and drainage for the following reasons:

i. The development would accord with Policies L11, D1 and D2 of the Sedgefield Borough Local Plan and would have no material conflict with other development plan policies. ii. The proposed school can be satisfactorily accommodated on the site in terms of its location, size, layout, appearance, access and parking and would relate acceptably to the surrounding area in terms of visual and residential amenity and traffic impacts.


No departure
Background Papers: Application, consultations and responses, site location plans.

Contact: John Byers Tel: 0191 383 3408
Local Member: Councillor P Trippett

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Sedgefield Borough: Provision of Sure Start Centre, Middlestone Moor Primary School, Rock Road, Spennymoor (Regulation 3)

Introduction

1 As part of the ongoing Sure Start Phase II programme it is proposed to provide a Children’s Centre at Middlestone Moor Primary School. The centre would provide training, consultation and development facilities for parents and carers.

Proposal

2 The proposal involves the construction of a detached single storey pitched roof building (13.3m long, 13.5m wide and 5m to the highest point on the roof) on land to the north of the existing school adjacent to the Rainbow Nursery School. The building would incorporate 2 meeting rooms, toilets and baby changing facilities, storage space, buggy park, lobby/reception area, an office, kitchen and a consultation room. External elevations would be finished in buff brickwork with blue engineering brick detailing. The hipped roof would be finished in smooth grey tiles, with an apex skylight in the centre. Windows and glazed doors would be double glazed with blue aluminium frames. A glazed canopy with a curved roof would extend over the entrance to the building. The design and appearance of the building is intended to match that of the existing school. 3 No formal play areas are proposed as part of the development, as the building is primarily intended to be a training centre for adults, however grassed areas would be retained on three sides of the building with some tree planting to the south east. A 1.8m high paladin fence would enclose the building and associated area of open space.

4 Vehicular and pedestrian access to the site would be taken from Rock Road utilising and extending the existing access to Rainbow Nursery which fronts the main road. A car park would be positioned to the front of the building accommodating 6 spaces (including 1 disabled space) and a footpath would be positioned along its northern edge. Bicycle storage facilities would be provided off the footpath.

5 Four Sure Start staff would be employed at the building. Anticipated operating times are 8am - 6pm Monday to Friday.

Consultations and Representations

6 Sedgefield Borough Council (consulted 25 September 2007) view is not yet available.

7 Spennymoor Town Council (consulted 25 September 2007) has not commented on the application.

8 The application has been advertised on site and neighbouring residents notified. No representations have been received.

Planning Comment

Planning Policy

9 The proposed Sure Start building would provide a nursery/community facility on a school site, adjacent to an existing nursery and is acceptable in principle in this location. Policy L11 (Development of New or Improved Leisure and Community Buildings), Policy D1 (General Principles for the layout and Design of New Developments) and Policy D2 (Design for People) of the Sedgefield Borough Local Plan are relevant planning policies.

Design and Appearance

10 Middlestone Moor Primary School is a single storey building constructed within the last 10 years following fire damage to the original school. The adjacent Rainbow Nursery School was provided more recently. The proposed Sure Start Centre would reflect the design and materials of the Primary School building. It would be relatively self contained and set in open space to the rear of the nursery and would be appropriate to its setting. A landscaping belt is currently located on this area of the school site, part of which would have to be removed to facilitate the development. However 10 new trees would be planted to the south of the proposed building which would compensate for the loss of landscaping and some of the existing trees would be translocated as part of the proposal.

Residential Amenity

11 The closest residential properties to the proposed building would be approximately 25 metres to the west on West Terrace. The rear elevations of these properties would not directly face the proposed Sure Start building and the perimeter fence and hedging would provide screening. Properties in Windsor Avenue to the north, Rock Road to the west, Beech Avenue to the south and Ash Grove to the east would have views of the proposed building at a greater distance and against the backdrop of the existing Primary School Building and Nursery School. Given the size and siting of the proposed building it would not have an adverse visual or local amenity impact.

Highways

12 The proposed car park would provide 6 spaces (including 1 disabled space). This would exceed the level of car parking as defined in the County Council’s Accessibility and Parking Guidelines. However Rock Road is busy and on street parking is difficult and there is a management concern to avoid unauthorised parking by visitors on the nursery school site. Most users of the facility are not expected to arrive by car and a cycle storage shelter and new pedestrian access to the site are also proposed as part of the development. The Head of Highways Management does not object to the proposal.

Recommendation and Reasons

13 The proposal would fulfil a local need and provide a base for the co-ordinated provision of services related to parenting and young children in Middlestone Moor. The building would be located adjacent to the existing school building and nursery and can be satisfactorily integrated on the site and within the local area in planning terms. 14 I therefore recommend that planning permission be granted for the development subject to conditions relating to external materials and features, landscaping and drainage for the following reasons:

i. The development would accord with Policies L11, D1 and D2 of the Sedgefield Borough Local Plan and would have no material conflict with other development plan policies. ii. The proposed school can be satisfactorily accommodated in terms of its location, size, layout, appearance, access and parking and would relate acceptably to the surrounding area in terms of visual and residential amenity and traffic impacts.


No departure
Background Papers: Application, consultations and responses, site location plans.


Contact: John Byers Tel: 0191 383 3408
Local Member: Councillor E Foster

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Attachments

 Item 2 - Middlestone Moor sure start.pdf;
 Item 2 - Fishburn sure start.pdf;
 Item 2 - Kelloe MUGA.pdf;
 Item 2 - Kelloe sure start.pdf