Agenda item

PROPOSAL: Erection of a primary school to provide up to 420 school places for children aged 4 to 11 years.

 

It was proposed by Councillor Buckley, seconded by Councillor J. Fairbrass and RESOLVED:

 

“THAT the officer’s recommendation be adopted, namely:

 

‘That the application be APPROVED subject to the following conditions:

 

1  The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

  GROUND:

  In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Purchase Act 2004).

 

 2  The proposed development shall be carried out in accordance with the submitted application as amended by the revised site plan numbered P658 Rev F, received 07 November 2016, the revised elevation plan numbered 10030-04-P702 Rev G, received 29 September 2016, and the floor plans numbered 10030-04-P001 Rev B and 10030-04-P101 Rev B, received 20 June 2016. 

 

  GROUND:

  To secure the proper development of the area.

 

 3  Prior to the commencement of development hereby permitted (excluding demolition), a drainage strategy detailing the proposed means of foul disposal and an implementation timetable, shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

  GROUND:

  To prevent flooding, in accordance with the NPPF.

 

 4  No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place (excluding demolition) until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1) A preliminary risk assessment which has identified

  - all previous uses

  - potential contaminants associated with those use

  - a conceptual model of the site indicating sources, pathways and receptors

  - potentially unacceptable risks arising from contamination at the site

  It is noted that a desk study and preliminary risk assessment has been carried out. This needs to be followed by additional investigations once the site is cleared as the preliminary risk assessment is considered incomplete, particularly consideration of areas where underground storage of fuels may have taken place. The PFS needs comprehensive investigations and the protection offered by head materials may not be evident beneath historic tankage. 2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

  GROUND:

  To ensure that the proposed site investigation, remediation and development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the NPPF.

 

 5  No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

 

  GROUND:

  To ensure that the proposed site investigation, remediation and development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the NPPF.

 

 6  If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

 

  GROUND:

  To ensure that the proposed site investigation, remediation and development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the NPPF.

 

 7  Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

  GROUND:

  To ensure that the proposed site investigation, remediation and development will not cause harm to human health or pollution of the environment, in accordance with the advice contained within the NPPF.

 

 8  (i) Development shall not begin (excluding demolition) until a detailed sustainable surface water drainage scheme for the site has been submitted to (and approved in writing by) the local planning authority. The detailed drainage scheme shall demonstrate that the surface water generated by this development (for all rainfall durations and intensities up to and including the climate change adjusted critical 100yr storm) can be accommodated within the site boundary and disposed of via infiltration. The drainage scheme

  shall also demonstrate that silt and pollutants resulting from the site use can be adequately managed to ensure there is no pollution risk to receiving waters.

 

  (ii) No building hereby permitted shall be occupied until details of the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

  - a timetable for its implementation, and

  - a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage system throughout its lifetime.

 

  (iii) No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

 

  GROUND:

  To ensure that the principles of sustainable drainage are incorporated into this proposal and to ensure ongoing efficacy of the drainage provisions, to protect vulnerable groundwater resources and ensure compliance with the National Planning Policy Framework.

 

 9  The development of the site hereby permitted shall be carried out in accordance with the Project Execution Plan (revision B), received 03 November 2016, detailing the contractor car-parking, and on-site traffic plans during construction.

 

  GROUND:

  In the interests of highway safety.

 

10  Prior to the commencement of development (excluding demolition) hereby permitted, details of the measures to prevent the discharge of surface water onto the highway shall be submitted to and approved in writing by the Local Planning Authority.

 

  GROUND:

  In the interests of highway safety.

 

11  Prior to the first use of the site hereby permitted, the vehicle parking spaces and drop-off/pick-up areas as shown on the submitted plan numbered P658 Rev F, shall be provided, made available for use, and permanently maintained.

 

  GROUND:

  In the interests of highway safety.

 

12  Prior to the first use of the site hereby permitted, the cycle parking facilities as shown on the submitted plan numbered P658 Rev F, shall be provided, made available for use, and permanently maintained.

 

  GROUND:

  In the interests of promoting increased cycling in accordance with Policy TR12 of the Thanet Local Plan.

 

 

13  Prior to the first use of the site hereby permitted, the vehicular and pedestrian accesses and egress as shown on the submitted plan numbered P658 Rev F, shall be completed.

 

  GROUND:

  In the interests of highway safety.

 

14  Prior to the first use of the development hereby approved, the redundant vehicle crossings to Newington Road shall be removed and the footway reinstated in accordance with the specifications as set out in the Kent Design Guide.

 

  GROUND:

  In the interests of highway safety.

 

 

15  Prior to the first use of the site hereby permitted, 2 metres x 2 metres pedestrian visibility splays shall be provided behind the footway on both sides of the vehicular egress with no obstructions over 0.6m above footway level, and thereafter maintained.

 

  GROUND:

  In the interests of highway safety.

 

16  Prior to the first use of the site hereby permitted, the alterations to the highway as shown on the approved plan numbered P658 Rev F, or as amended by the Highway Authority, shall be completed.

 

  GROUND:

  In the interests of highway safety.

 

17  Prior to the first use of the development hereby permitted, a School Travel Plan shall be submitted to, and approved in writing by, the Local Planning Authority. The Travel Plan shall incorporate the following measures, as previously identified in the Interim Travel Plan;

 

  i) Provision and maintenance of breakfast and after school clubs, including a free

  breakfast for those pupils who walk, cycle or use public transport to attend

  ii) Provision and maintenance of walking buses

  iii) Provision and maintenance of a minibus service

 

  The approved plan shall be implemented and maintained upon the use of the site commencing.

 

  GROUND:

  In the interests of highway safety and to facilitate the use of alternative means of transport, in accordance with the NPPF.

 

18  Prior to the first use of the development hereby permitted, a Parking Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Parking Management Plan shall include the following measures as identified within the application;

 

  i) A window of up to 15 minutes before school start times and after school finish times for parents to drop off and collect pupils

  ii) Assignment of year groups to each drop-off/pick-up area

  iii) Management of the drop-off/pick-up areas to maximise the use of the available parking

  iv) Management of visits by service/delivery vehicles to ensure they occur outside school drop-off and pick-up periods

 

  The approved plan shall be implemented and maintained upon the use of the site commencing.

 

  GROUND:

  In the interests of highway safety.

 

19  The pupil school day start and finish times (excluding breakfast and after school club) shall be staggered as follows:

  (i) Key Stage 1 shall commence at 8.50 am and finish at 3.15 pm

  (ii) Key Stage 2 shall commence at 8.30 am and finish at 4.15 pm

 

  GROUND:

  In the interests of highway safety.

 

20  Prior to the first use of the development hereby permitted, boundary treatment along the site boundaries where adjoining neighbouring residential properties shall be either made good or replaced, in order to achieve a solid boundary treatment no less than 1.8m in height from ground level.

 

  GROUND:

  In the interests of neighbouring amenity, in accordance with Policy D1 of the Thanet Local Plan.

 

21  Prior to the installation of hard landscaping, details of the paving to the front of the school shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

  GROUND:

  In the interests of visual amenity in accordance with Policy D1 of the Thanet Local Plan.

 

22  All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the first use of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives any written consent to any variation.

 

  GROUND:

  In the interests of the visual amenities of the area in accordance with Policies D1 and D2 of the Thanet Local Plan

 

23  Prior to the first use of the development hereby permitted, an emissions statement that provides details of how the air quality damage costs, as calculated within the emission mitigation assessment, are to be used to achieve air quality improvements through the development, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 

 

  GROUND:

  To limit air pollution, in accordance with the NPPF.

 

24  The school building hereby permitted shall be constructed in accordance with the acoustic design elements recommended within the Acoustic Design Report, dated 15 September 2016.

 

  GROUND:

  In the interests of neighbouring amenity in accordance with Policy D1 of the Thnet Local Plan.

 

25  Prior to the first use of the site by members of the community outside of normal school hours, a Community Involvement Plan, to include details of the hours of use, location and type of potential use, required capacity and parking arrangements, shall be submitted to and approved in writing by the Local Planning Authority. The use of the building outside of normal school hours shall be in accordance with the approved Community Involvement Plan, unless otherwise agreed in writing with the Local Planning Authority. 

 

  GROUND:

  In the interests of neighbouring amenity and highway safety, in accordance with Policy D1 of the Thanet Local Plan.’”