Committee Date: 22/01/2015 Application Number: 2014/05949/PA Accepted: 08/12/2014 Application Type: Full Planning Target Date: 02/02/2015 Ward: Sutton Vesey Bridge School, Longmoor Campus, Coppice View Road, Sutton Coldfield, Birmingham, B73 6UE Erection of single storey side extension with access ramp, reconstruction of school hall, new windows and additional parking spaces, to facilitate the relocation of the Bridge School in Erdington to the application school site involving an increase in pupil numbers from 41 to 83. Applicant: Agent: Recommendation Approve Subject To Conditions Birmingham City Council Planning and Regeneration, Education and Skills Infrastructure, 1 Lancaster Circus, Queensway, Birmingham, B4 7DJ Acivico 1 Lancaster Circus, Queensway, Birmingham, B4 7DJ 1. Proposal 1.1. Planning permission is sought for the erection of a single storey side extension with access ramp, reconstruction of the school hall, new windows and the provision of new car parking spaces. 1.2. Bridge School is a special needs school serving primary school aged children with Severe Learning Difficulties (SLD). It currently operates from two sites; one being the application site and the second at 290 Reservoir Road in Erdington. This has led to inefficient use of resources and additional expenditure on capital maintenance of the two sites. The proposed development would enable the two school sites to be amalgamated into one site (the application site) and the closure of the school in Erdington. The works have already commenced on site in order to meet the agreed timescales for relocating the pupils from the Bridge School in Erdington to the application site in February 2015. 1.3. The total number of school pupils attending the application site would increase from 41 to 83. Full time staff would increase from 33 to 58 full time staff members and part time staff would increase from 13 to 28, (which includes cleaners and lunch time assistants). 1.4. The single storey side extension would provide a new entrance into the school with a wide corridor and an external access ramp with handrails. It would be set back 7.5 metres from the front elevation of the building and be 2.65 metres wide and 18 metres in length. The extension would have a flat roof measuring 3.75 metres in height and would include windows on the south elevation. Page 1 of 11
1.5. The school hall located in the centre of the main school building would be reconstructed to allow a wider range of sporting activities and games to take place. The school hall would be 2.4 metres higher and would include 8 higher level windows on the east and west elevations to allow light into the building. Building materials for the proposed extension and to the school hall would comprise timber cladding to the walls and roof and PPC aluminium windows and doors. 1.6. The existing void area above part of the ground floor classrooms would be converted into a classroom and a staff room and would involve the installation of 8 new windows in the south elevation. It is proposed to provide semi-transparent film to two existing windows and replace a door with a PPC aluminium window on the north elevation. 1.7. The school has an independent minibus operator that transports the existing 41 pupils (with the exception of 3 pupils who travel by car) to and from the school. It is anticipated that the number of minibuses would increase from 6 to 13 to transport the additional pupils. The parking area adjacent to the access road would be reconfigured and enlarged to provide 9 parking spaces for minibuses (11 spaces if double parked). 1.8. The school s own minibuses that are used to transport pupils during the school day would be increased from 3 to 5 and it has been indicated in the submitted Transport Note that 3 of the minibuses would be parked in the service yard and 2 minibuses would be parked on Reay Nadin Drive during the drop off and pick up times to avoid obstruction to the other minibuses. 1.9. The parking area to the rear of the site adjacent to the school playing fields would be enlarged by utilising the current contractor s compound area. The total number of staff car parking spaces on site would be increased from 20 to 23 (30 spaces if double parked), including one disabled parking space. 1.10. The application has been submitted with a supporting Transport Note and a Tree Survey. 1.11. The Transport Note advises that the enlarged minibus drop off, pick up and waiting area would provide a better provision for the anticipated increase in minibuses needed to transfer pupils to and from the school. It recommends a number of measures to be incorporated in the revised School Travel Plan such as encouraging staff members to travel sustainably to the school site or to park their vehicle away from the immediate vicinity of the school entrance and to either have a member of staff managing the arrival and departure of minibuses or a shuttle signal to prevent any congestion on the narrow access road. It also advises that the school is exploring whether additional staff parking can be provided in the car park of the nearby Scout Hut or on the grass amenity space within Banners Gate Primary School located adjacent to the access road. 1.12. The Tree Survey advises that 5 low quality trees were removed prior to the submission of this application to facilitate the scheme. It advises that the trees within close proximity of the proposed car park can be retained by sensitive works, suitable methods of installation, tree protection and appropriate site management during construction. 1.13. Proposed Elevations 1.14. Proposed Floor Layout Plans Page 2 of 11
1.15. Proposed Car Parking Layout 2. Site & Surroundings 2.1. The application site is located on the west side of Coppice View Road where there is an entrance driveway (approximately 55 metres long) leading to the school via a gated control system. The school buildings comprise a mixture of single and two storey flat roof brick buildings. There is a playground and large playing field to the south of the school buildings and two car parking areas. The school is located to the rear of residential properties fronting Coppice View Road, Longmoor Road and George Frederick Road. Immediately adjoining the site to the north is Banners Gate Primary School, which is a mainstream junior and infant school and is accessed also from Coppice View Road. 2.2. Coppice View Road is a short cul-de-sac which is predominantly residential in character with the exception of the application school site, Banners Gate Primary School and a detached building used for Scouts. There are sections of traffic regulation orders opposite the school entrances on Coppice View Road, which seek to protect road space from parked cars to allow turning manoeuvres of minibuses into and out from the Bridge School. Public transport accessibility is of a reasonable level within the local area, which includes direct bus services to Sutton Coldfield, Walsall and Birmingham City Centre. 2.3. Location Plan 2.4. Street View 3. Planning History 3.1. 29 February 1996-1995/04641/PA Planning permission granted for alterations and erection of extensions to provide additional classrooms, toilets, multi-purpose sports hall, car parks and access, subject to conditions. 3.2. 17 September 2001-2001/04244/PA Planning permission granted for erection of classroom extension, subject to conditions. 3.3. 3 June 2003-2003/02045/PA Planning permission granted for erection of office and store extension, subject to conditions. 3.4. 15 August 2006-2006/04057/PA Planning permission granted for erection of single storey front extension, subject to conditions. 4. Consultation/PP Responses 4.1. Local Ward Councillors, residents associations and adjoining occupiers were notified. Site Notice displayed on Coppice View Road outside site. 4.2. 5 letters of objection received from adjoining residents stating the following: - Loss of privacy and light to adjoining rear gardens. - Unattractive building using cladding which is high maintenance. - Increase traffic and car parking problems. It is noted that there is already a high volume of traffic at school start and finish times and on-street parking is hazardous at the best of times to drop off and pick up children. Page 3 of 11
- The pre-application consultation exercise did not include residents in George Frederick Road which adjoin the school boundary and are in clear sight of the school hall. - Birmingham City Council has made a mockery of the law by starting the development work before obtaining planning permission. - It is recommended that if planning permission is granted then a condition should be attached that requires the height of the school hall is lowered to the height of the original single storey classroom buildings. 4.3. 2 letters of comment received from adjoining residents stating the following: - The proposed works have already started and nearly completed without any prior consultation or notification. - Loss of privacy to adjoining rear gardens. - Increase traffic and noise levels on an already busy road. - The car parking area adjacent to the play area is currently much larger than shown on the submitted plan. - It is recommended that the new parking areas should be screened from the view of residents by new planting; the access road should be widened or improved to provide additional car parking spaces; the automatic gates should be repositioned to allow minibuses to be able to pull into the entrance while waiting for the gates to open, instead of blocking the road at busy times; and the entrance should be widened. 4.4. Regulatory Services No objection. 4.5. Transportation Development No objection subject to amendments to widen the driveway/initial part of driveway and associated widening of footway crossing and to provide passing space and to set back the gates into the site to allow minibuses to wait off the highway. Conditions are recommended to secure the following: an updated School Travel Plan that includes traffic management measures, highway safety measures and appropriate parking enforcement on the local highway network; to secure cycle storage facilities; to require the use of the car park at the Scout Hut prior to the first occupation of the proposed extension/ relocation of Bridge School from the Erdington site to the application site; to agree a transport management plan; to restrict the number of students and staff at the school; and to restrict the school to a special needs school only. 5. Policy Context 5.1. Birmingham Unitary Development Plan (UDP) adopted 2005, Draft Birmingham Development Plan (BDP), Car Parking Guidelines SPD, Places for All SPG and National Planning Policy Framework (NPPF). 6. Planning Considerations 6.1. Policy Context/ Principle of Development 6.2. Policy 3.8 of the UDP 2005 seeks to ensure the need to protect and enhance what is good in the City s environment, and to improve what is less good. Policy 3.10 advises that proposals which would have an adverse effect on the quality of the built environment would not normally be allowed. 6.3. The NPPF contains a presumption in favour of sustainable development. It seeks high quality design and a good standard of amenity for all existing and future occupants of land and buildings. It seeks to actively manage patterns of growth to Page 4 of 11
make the fullest possible use of public transport, walking and cycling. Paragraph 72 advises that the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. It advises that Local Planning Authorities should give great weight to the need to create, expand or alter schools. 6.4. The proposed scheme would improve the existing school facilities by providing additional classrooms, an improved main entrance into the school buildings and a new school hall that is appropriate for a variety of sporting activities. The proposed development would also enable the relocation of the Bridge School in Erdington to the application site, which would reduce expenditure on capital maintenance and allow the reuse or redevelopment of the school site in Erdington. 6.5. The proposed development would not result in the loss of any playground or playing field provision and the proposed hard surfacing for the enlarged car park would be on a small area of grass that is incidental amenity space. I am of the view that the principle of development is acceptable subject to the following site specific considerations. 6.6. Design and Impact on Trees 6.7. I consider that the design of the proposed single storey side extension and the reconstruction and enlargement of the school hall is in keeping with the flat roof design of the existing school buildings and that the proposed cladding material would be an appropriate quality. I therefore do not consider that the proposed development would have an adverse impact on the built environment. I have recommended conditions to secure high quality building materials and to prevent any roof structures on the school hall without prior approval from the Local Planning Authority. 6.8. The Tree Survey has identified that 5 low quality trees were removed from site prior to the submission of this application. The trees were located within the site adjacent to the school buildings and provided no public amenity value. The trees are not subject to a Tree Preservation Order and the site is not located within a Conservation Area. I also note that my Tree Officer raises no objection to the loss of these trees or to the proposed development. I concur with this view. 6.9. Impact on Residential Amenity 6.10. Neighbouring residents have raised concern that the proposed school hall would result in overlooking and overshadowing of their rear gardens. The school hall is located within the centre of the main school buildings and is approximately 17 metres from the rear boundary of the nearest residential properties on George Frederick Road, which have rear gardens measuring between 27 and 30 metres in length. The proposed school hall would be 2.4 metres higher than the existing hall but would be 0.5 metres lower than the tallest school building on site. I do not consider that the increase in the height of the school hall would result in overshadowing of neighbouring rear gardens. The school hall would include high level windows in the east and west elevations to provide light into the building and given the height of these windows I am satisfied that no overlooking of neighbouring properties would occur from these windows. 6.11. I note that the proposed scheme would result in 42 additional children attending the school and an increase in the use of the school hall for sporting activities and games. However I do not consider that the proposed expansion of the school would Page 5 of 11
result in significant adverse noise disturbance to adjoining residents. I note Regulatory Services raise no objection to the proposed development. I therefore consider that the proposed development would not have a detrimental impact on residential amenities. 6.12. Impact on Highway Safety 6.13. The application site is located in a relatively short cul-de-sac which is predominantly residential in character with the exception of Banners Gate Primary School and a Scouts Hut. There are Traffic Regulation Orders along Coppice View Road to prevent on-street parking around the school entrances. The submitted Transport Note advises that all pupils (except for 3 who travel by car) travel to and from the school by minibuses. However many children who attend Banners Gate Primary School travel by car which makes Coppice View Road congested at school drop off and pick up times and I note the concerns raised by adjoining residents that the proposed scheme would add to the existing on-street parking problems which could be detrimental to highway safety. 6.14. The school currently have 6 minibuses that drop off and pick up pupils which would be increased to 13 following the relocation of the pupils from the Bridge School in Erdington. The car parking area adjacent to the driveway would be enlarged and reconfigured to provide 9 parking spaces for minibuses, and up to 11 if double parked. I am satisfied that the proposed scheme would provide adequate parking for minibuses and an adequate turning area to allow minibuses to leave the site in a forward gear. 6.15. The school has considered an option to stagger the arrival and departure times of pupils in order to introduce a time slot for minibuses to assess the site however this option was discounted as it would cause inconvenience for pupils and disrupt their school day. The Transport Note has suggested an alternative option where members of staff would manage the driveway and the parking of minibuses at drop off and pick up times. I consider that this is necessary given the narrow driveway and limited space within the parking area and as such I have recommended a condition to secure a minibus parking management strategy. 6.16. The proposed scheme would result in an increase in staff parking demand following the relocation of the Bridge School in Erdington to the application site. The car park adjacent to the school playing fields would be enlarged and the site would provide 23 car parking spaces for staff members, which complies with the maximum guidelines set out in the Council s Car Parking Guidelines SPD. In addition, the Transport Note advises that there is on-street parking available on nearby roads and that the site has reasonable access to regular bus services. I consider that the proposed scheme would provide acceptable parking provision for the additional staff members and would not result in a detrimental impact on highway safety. I have recommended a condition to ensure the proposed car parking layout is marked out on the ground prior to the relocation of the Bridge School in Erdington to the application site. 6.17. I also note the school currently provides no provision for cycle storage and I consider it reasonable and necessary to recommend a condition to secure cycle storage facilities in order to encourage staff members to travel by a more sustainable mode of travel. 6.18. I note Transportation Development raises no objection subject to amendments to the access point, driveway and entrance gates and have recommended conditions in Page 6 of 11
the interest of highway safety. The applicant has advised that the entrance gates remain open during the drop off and pick up times to avoid minibuses having to wait on the road. I therefore do not consider it necessary for the entrance gates to be set back further down the driveway. The applicant has agreed to provide a passing bay at the start of the driveway to allow vehicles to pass one another. I have recommended a condition to ensure details of the passing bay are submitted and agreed by the local planning authority and implemented prior to the relocation of the Bridge School in Erdington to the application site. 6.19. Transportation Development have also recommended conditions to restrict the number of pupils or staff members to the proposed numbers, to restrict the school to a special needs school and to prevent the relocation of the Bridge School in Erdington to the application site before an agreement is made with the Scout Group in order to use Scout Hut s car park for staff parking. However I do not consider that these conditions are reasonable, necessary or enforceable. 7. Conclusion 7.1. I consider that the proposed development would improve the learning facilities and environment for children attending the school and would allow the two Bridge School sites to merge to one site which would be more efficient and help reduce expenditure on capital maintenance. The proposed development would be of a good design and would improve the quality of the built environment. It would not have a detrimental impact on any existing trees or on the amenities of adjoining residents. I also consider that subject to safeguarding conditions, the proposed expansion of the school in terms of pupil and staff numbers would not have a detrimental impact on highway safety. I therefore consider that the proposed development would comply with policies set out in the adopted UDP 2005, Car Parking Guidelines SPD and the NPPF. 8. Recommendation 8.1. I recommend approval subject to the following conditions: 1 Requires the prior submission of sample materials 2 Requires the prior submission of a minibus parking management strategy 3 Requires the parking area to be laid out prior to the relocation of the Bridge School in Erdington to the application school site. 4 Requires the prior submission of passing bay details. 5 Requires the prior submission of cycle storage details 6 Requires an updated Travel Plan to be submitted within 6 months. 7 Prevents any structures/equipment to be installed to the roof of the school hall. 8 Requires the scheme to be in accordance with the listed approved plans 9 Limits the approval to 3 years (Full) Page 7 of 11
Case Officer: Helen Hawkes Page 8 of 11
Photo(s) Existing School Buildings and School Hall under construction Page 9 of 11
Proposed car park area adjacent to playing fields and rear gardens to properties facing Coppice View Road Page 10 of 11
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 Page 11 of 11