DEVELOPMENT CONTROL AND REGULATION COMMITTEE1 November 2017

A report by the Corporate Director Economy and Highways_____________________________________________________________________

Application No: 5/17/9010 District: South Lakeland

Parish: Ulverston Town CouncilApplicant: Keepmoat on behalf of ESFAc/o DPP1City SquareLeedsLS1 2ES Leeds

Received: 13 July 2017

PROPOSAL: Construction of replacement junior school, demolition of existing junior school and associated infrastructure. Temporary construction access off Mountbarrow Road and associated construction compound during the course of re-development

LOCATION: Croftlands Junior School, Oakwood Drive, Ulverston, Cumbria, LA12 9JU

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1.0 RECOMMENDATION

1.1 That planning permission be Granted subject to the conditions set out in Appendix 1 to this report.

2.0 THE PROPOSAL

2.1 Planning permission is sought for the siting of a new school building. The new school would measure 70m (l) x 21.8m (w) x 5.9m (h). A construction compound and access would also be created from Mountbarrow Road for the duration of the works. The existing school building is in need of repair and refurbishment. The existing school would be demolished on completion/occupation of the new school.

2.2 The school would be a modular constructed single storey building built on the existing hard surfaced play area. The new school would have a brickwork outer shell with ‘Western Red’ Cedar Boarding laid both vertically and horizontally. The windows would be PPC aluminium with PCC louver to match the windows. The doors would be PPC aluminium double glazed with curtain walling and opening lights. A louvre screen to plant area would be sited above the kitchen.

2.3 The proposed new school would provide 8 junior classrooms, 1 practical space (i.e. food science, DT room), 1 large space (i.e. school hall), 5 staff and administration areas and 24 storage areas (i.e. PE, general office, cloaks, teaching stores etc)

2.4 Vehicular access to the school would be via the existing access on Oakwood Drive and a new pedestrian access to the junior school would be created onto Oakwood Drive. During construction activities a new temporary access would be created on Mountbarrow Road.

3.0 SITE DESCRIPTION

3.1 Croftlands School is a three tier school consisting of nursery, infant and junior schools. The school was constructed in 1967/68 and consists of wooden framed buildings. The buildings are a mix of single and two storey flat roofed buildings.

3.2 The school occupies a corner plot of Oakwood Drive and Mountbarrow Road. The school is bordered on three sides (south, east and north) by residential properties and C5033 (Ulverston to Bardsea road) and agricultural land to the west.

4.0 SITE PLANNING HISTORY

4.1 Croftlands Junior School has benefited from a number of planning permissions over the course of time consisting of temporary buildings and recladding of sections of the building. The most recent planning application was in 1992 (5/92/9008) for Classroom extension & recladding.

5.0 PLANNING POLICY

5.1 Section 38(6) of the Planning & Compulsory Purchase Act 2004 provides that planning applications must be determined in accordance with the development plan unless material considerations indicate otherwise. Government policy is a material consideration that must be given appropriate weight in the decision making process.

South Lakeland Core Strategy - adopted 20 October 2010

Policy CS1.1 – Sustainable development principlesPolicyCS7.3 – Education and skillsPolicy CS8.4 – Biodiversity and geodiversity

Policy CS8.10 – Design

The saved policies of the South Lakeland Local Plan - adopted September 1997 and altered 2006

Policy C5 – External lighting

5.2 The National Planning Policy Framework [NPPF], which was published on 27 March 2012, and the national online Planning Practice Guidance (PPG) suite, which was launched in March 2014, are material considerations in the determination of planning applications. The following sections and paragraphs of the NPPF and/or PPG are considered to be relevant to the determination of this application:

Paragraphs 6-10 - Achieving sustainable development Paragraphs 11-14 - The presumption in favour of sustainable development Delivering Sustainable Development

Section 1 - Building a strong, competitive economy Section 7 - Requiring good design

Paragraphs 186-187 - Decision Taking

Planning Practice Guidance (PPG): The importance of good design.

6.0 POLICY CONTEXT

6.1 South Lakeland Local Plan Core Strategy:

6.2 Policy CS1.1 – Sustainable Development Principles must ensure development is of a high quality, localised and appropriate design is incorporated into all developments to retain distinctive character/sense of place and enhance the existing built environment. The proposed new school would be of an energy efficient design including photovoltaic panels and an energy efficient building solution including an insulated façade and natural ventilation and heat recovery;

6.3 Policy CS7.3 Education and skills to identify sites for new schools – to satisfy new needs which are easily accessible and are well related to their catchments. The new school would provide enhanced facilities which are currently not available, the location of the school on the same site as the nursery and infants school contains the educational needs on one site;

6.4 Policy CS8.4 Biodiversity and geodiversity all developments should protect, enhance and restore the biodiversity and geodiversity value of the land and buildings. The impacts on biodiversity and geodiversity have been considered and bat boxes will be installed in the trees;

6.5 Policy CS8.10 Design the siting, design, scale and material of all development should be of a character which maintains or enhances the quality of the landscape or townscape and where appropriate should be in keeping with local vernacular. The design of the building, whilst a modular building with a brick

façade, would enhance the area by introducing a new modern feature to the streetscene

6.6 The saved policies of the South Lakeland Local Plan - adopted September 1997 and altered 2006

6.7 Policy C5 – External lighting requires applications to include details of lighting schemes. Security lighting has been included as part of the development and has been included as part of the Secure by Design requirements.

7.0 CONSULTATIONS AND REPRESENTATIONS

7.1 South Lakeland District Council Planning Department: The Council's Tree Officer has reviewed the submitted tress and protection details and make the following recommendations: The application if approved should include planning conditions requiring the development to be carried out in full accordance with the submitted tree survey report; the landscape plan should be amended to include replacement of the hedgerow at the temporary access point on Mountbarrow road; tree protection measures should be retained on site until completion of all phases of the development. Subject to the use of appropriate conditions to control the details and technical aspects of the development, including the above, I can confirm that I have no objections to the proposal as it will result in an overall improvement to the school facilities.

7.2 South Lakeland District Council Environmental Health: No objection.

7.3 Ulverston Town Council: No response received.

7.4 The Highway Authority: No objection subject to conditions being imposed requiring Construction Management Plan and Construction Transport Management Plan.

7.5 The Lead Local Flood Authority: No objection subject to conditions being imposed with regards to surface water drainage.

7.6 CCC Infrastructure Planning: Fully supports this development.

7.7 CCC Ecology: The scheme has negligible ecological features at present or as a result of the overall final scheme. There would be no net loss of biodiversity from the development.

7.8 Environment Agency: No comment

7.9 Sport England: No objection subject to a condition being included relating to : Design and layout of the replacement hard court sports area and reinstatement of the playing field on removal of the temporary access routes and construction compound.

7.10 National Grid Gas: There is apparatus within the vicinity of the proposed development which could be affected.

7.11 Electricity North West: The scheme could impact on our infrastructure.

7.12 United Utilities: No objection subject to conditions with regards to drainage and management and maintenance of sustainable drainage systems are imposed.

7.13 Secure by Design: The applicant has consulted with me during pre-applications to consider proposed security measures. The applicant does not intend achieving Secure by Design Certification for the building but I am in receipt of an annex to the Design and Access Statement. I am satisfied that the secure by design element of the new building has been incorporated into the scheme.

7.14 The application has been advertised in the local press and by site notice on the site. Neighbouring properties and the local county councillor were also notified.

7.15 Four letters of representation have been received. Their concerns relate to potential for gulls on roof space; community use of the school; utilisation of space; lack of funding for infant school; sustainability of the building; temporary construction access facilities and habitability of the building.

8.0 PLANNING ASSESSMENT

8.1 The key planning issues relevant to the proposed schemes are considered to be: siting and design; traffic and transport; arborticultural; ecology and other issues.

Introduction

8.2 The funding for Croftlands Junior School has come from the Education Funding Agency (EFA) as part of Priority Schools Building Programme 2 (PSBP2). Cumbria County Council bid for funding for 33 schools as part of this round of funding in 2014. In 2015 the EFA released the details of all the schools which were successful. The EFA ranked all schools that were put forward nationally by Local Authorities on the basis of the condition of the school buildings.

8.3 Cumbria was successful in receiving funding for three schools, Croftlands Junior School, Seascale Primary School and Jericho Primary School. The bid for the remaining 30 schools was unsuccessful, as there were other schools nationally that were in a worse condition. Croftlands Infant School was within the unsuccessful element of the bid.

Phasing Works

8.4 The phasing works would be undertaken in three phases; Phase one being the construction of the new school building and phase two being the redevelopment of the hard surfaced play area and phase three being the restoration works to the the playing fields and re-establishment of the hedgerow along Mountbarrow Road.

Siting and Design

8.5 South Lakeland Local Development Framework Core Strategy Policy CS8.10 (Design) requires development siting, design, scale and materials of all development should be of a character which maintains or enhances the quality of the landscape or townscape, and where appropriate, should be in keeping with local vernacular tradition. Designs that support and enhance local distinctiveness will be encouraged. New developments should protect and enhance key local views and features/characteristics of local importance and incorporate layouts that reinforce specific local distinctiveness.

8.6 The existing junior school building is located at the front of the site (facing onto

Oakwood Drive). The new school building would be located immediately to the rear of the existing school on the existing external play area. Once the new school is occupied the existing school will be demolished and the new school will form the new frontage.

8.7 Prior to the final decision on the siting of the new school three options were considered. The siting of Croftlands School has been considered as the most suitable location with the least disruption to pupils during construction works retaining the existing school sports pitches, hard surfaced play areas, parking, services and least impact on the amenities of local residents. It was considered that the proposed siting would be the least disruptive to pupils and teaching routines as pupils would be able to stay in the existing building until the new school is ready for occupation avoiding any decanting of pupils.

8.8 The design of the new Croftlands School would be a bespoke hybrid building “The hybrid building would be a permanent building system that gives the freedom to unleash to imagination and design without the limitations you may have thought existing with off-site construction” (Design and Access Statement)- . Many of the components would be pre-assembled off site and transported to site. Once on site the outside of the building would have a brick exterior with western red cedar boarding laid both vertically and horizontally. The windows would be PPC aluminium with PCC louvres to match, doors would also be PCC aluminium double glazed with curtain walling system and opening lights.

8.9 The existing school building is located approximately 14m from the school boundary with the properties of Mount Barnard View. The proposed new school would be located 11.18 m from the boundary. The new school would be located 2.8m (9ft 24 cm) closer to the rear boundaries of the properties in Mount Barnard View.

8.10 The new school would be designed to BREAMM Excellent rating.

8.11 The design of the building provides improved teaching facilities and a modern building which complies with South Lakeland Core Strategy Policy CS8.10.

Traffic and Transport

7.6 South Lakeland Local Development Framework Core Strategy Policy CS10.2 Transport Impact on New Development requires development to incorporate parking standards that are in accordance with any adopted and emerging sub-regional and/or local policy and guidance and thresholds identified in national guidance and any new regional and/or local guidance relating to travel assessments and travel plans are required.

8.7 The application has been accompaniedby a transport statement which covers impacts on the surrounding highway network; pedestrian and cycle/scooter accessibility; public transport; vehicular access and parking; servicing arrangements; existing travel plans and parking patterns. The school currently has capacity for 240 pupils, current levels are 157 pupils (65% capacity). The transport statement has been prepared with the school being at full capacity and impacts assessed on full capacity rather than the current capacity. The School Travel Plan (Summer 2017) also forms part of the submitted documents.

8.8 Croftlands School is accessed from Oakwood Drive - the vehicular access would remain as existing along with the 32 parking spaces. The pedestrian access is

separate from the vehicular access and would be modified to improve circulation to the school entrance.

8.9 The school currently provides 32 car parking spaces and 2 disabled bays. The access and parking areas would be resurfaced and clearly laid out. A new delivery/turning area would be provided.

8.10 Currently the existing refuse area is located between the infant and junior school and it is proposed to relocate this within the car park close to the delivery/turning area. Access for refuse vehicles would remain as existing.

8.11 Croftlands School have a travel to and from school policy which identifies 70% of pupils currently walk to school, 2% cycle, 27% car share and 1% travel on public transport. The school encourage walking, park and stride for pupils who travel by car and cycling.

8.12 CCC Highways have raised no objection subject to conditions being imposed relating to Construction Management Plan and Construction Transport Management Plan being submitted. It is therefore considered that the siting of the new school building complies with South Lakeland District Council Core Strategy Policy CS10.2.

Flood Risk and Surface Water Flooding

8.13 The planning application has been accompanied by a Flood Risk Assessment and Sustainable Drainage Report.

8.14 Croftlands Junior School lies in Flood Zone 1 which is land less than 1:1000 year annual probability of flooding. The site exceeds 1ha and therefore a Flood Risk Assessment has been undertaken. The school is not susceptible to surface water flooding.

8.15 CCC Lead Local Flood Authority have raised no objection subject to a condition being imposed relating to surface water flooding.

Arborticultural

8.16 The planning application has been accompanied with an Arboricultural Impact Assessment and Method Statement. The report surveyed 27 items comprising of 20 individual trees, 4 groups and 3 hedges. The surveyed items were categorised as 7 high, 9 moderate and 11 low value.

8.17 The development of the school involves the removal of 4 willow weaves located on the decorative paved area between the infant and junior school. The willow weaves are of low value and are located in the centre of the site.

8.18 A small section of hedgerow is proposed to be removed on Mountbarrow Road which the remaining 23 trees/groups would only be affected during the construction stages which would be the passage of construction vehicles. It is proposed that root protection measures would be put in place during construction works so the roots of the trees are not damaged.

8.19 Appropriately worded conditions would be required to protect the tree roots during construction works and a replacement hedgerow of the same species is planted at the construction site entrance.

Ecology

8.20 The application has been accompanied with a Preliminary Ecological Appraisal and Bat Report.

8.21 The Ecological Appraisal has assessed the site for the presence of supporting bats and breeding bird species. The survey has revealed that there is a potential for breeding birds to occupy the site and it is recommended that works are carried out, outside the bird nesting season March to August.

8.22 The existing building does have the potential to provide housing for bats. The building is flat roofed with a metal fascia resting on concrete with a fine flint grit surface dressing. Where the fascia gives rise to crevices there is no evidence of bat dropping where bats could have entered. An endoscope survey has been undertaken of the roof void and it has not revealed that there is any evidence of bats or droppings within the roof space. It is therefore concluded that there are no bats within the building.

8.23 Within the grounds of the school there are a number of trees which could provide foraging and flight paths for bats. The trees are not proposed to be removed under the proposed development. Bat boxes would be sited within the trees and provide housing for bats, this is an enhancement to the current facilities on site.

8.24 CCC Ecologist has assessed the proposal and considers the impacts on ecology would be negligible and there would be no net loss of biodiversity.

8.25 The proposal is considered to comply with South Lakeland Local Plan Core Strategy Policy CS8.4. The proposal provides for enhancements with the introduction of bat boxes to the site.

Other Issues

8.26 Community Involvement: In line with Cumbria County Council’s Statement of Community Involvement (adopted January 2006, updated July 2017) the applicant undertook a public consultation event on 7 July 2017 at Croftlands Infant School. A total of 23 comment forms were received with 20 in support, 1 undecided and 2 in favour but raised concern.

8.27 Impact on the amenities of local residents: The school is an existing site and the school building would be located approximately 2.8m closer to the properties than existing. In terms of impact on the amenities of the residents there would potentially be a marginal increase in noise from the nearest classrooms however due to the building being a new build which would be acoustically insulated to ensure there would be no increase in noise levels to the nearest residential properties.

8.28 Scale and Massing: The height of the building would be 5.9m in height (school hall) and 4.09m the main building. The existing school floor area is 1,321 m² the proposed school would be 1,334m² a net increase of 13m².

8.29 Roof Area: 10 Sun pipes are proposed to the roof to provide natural light into the middle of the school. 120m² of photovoltaics are also proposed on the southern section of the roof. These contribute to the school achieving BREAMM Excellent rating.

8.30 Potential of birds nesting on the school roof: Concern has been raised with regards to seagulls nesting on the roof of the school. Both Herring gulls and Blacked Backed gulls are protected under the Wildlife and Countryside Act 1981, as nationally they are a declining species. Measures can be put in place to proof buildings or land including the introduction of spikes and wires to discourage nesting and birds on ledges. The design of the new building specifically incorporates a much lower parapet which affords less shelter for gulls and deter gulls from nesting on the building. Additionally access to the roof would also be available for regular inspections. A condition is proposed for details to be submitted to prevent gulls from nesting and occupying the roof space.

8.31 School Hours: The school day runs from 08.55 to 15:30; The Breakfast Club is run from the Infant School which operates from 07.30 to 18:00 Monday to Friday.

8.32 Community Use: The school has a number community uses namely Brownies for 90 mins per week; Local Choir for 2 hours per week; Townwomen’s Guild for 2.5 hours once a month; Community Church every Sunday 2.5 hours; The Community Church also run a children’s holiday club every morning for the first week of the summer holidays and additional one off lettings during the holidays from a couple of hours to full days. The Community Uses would remain when the new school building is operational. For clarity under the Town and Country Planning (Use Classes) Order 1987 a school is classed as D1 Institutional Use which also includes places of worship.

8.33 Secure by Design: The school has been designed with the principles of “Secure by Design for Schools” which aims to achieve security and introduces appropriate design features that enable neutral surveillance and create a sense of ownership. Cumbria Constabulary Secure by Design Officer has been consulted and is happy with the level of detail submitted in the annex to the planning statement which clearly addressed secure by design elements.

8.34 Security Lighting and CCTV: External lighting is proposed to the approaches to the principal building entrances. CCTV cameras will also be included around the building.

8.35 Construction Works: During the re-development of the school facilities would be required for construction works, construction compound and car parking. It is proposed that a construction access would be created from Mount Barrow Road and a temporary road would be created to allow access to the construction area. The construction area and access road have been located to ensure the least possible disturbance with pupils during construction works.

8.36 Construction Timescales: It is envisaged that work would commence Autumn 2017 with completion of work September 2018.

Concerns of Local Residents

8.37 Three letters of representation have been received, their concerns relate to potential for gulls on roof space; community use of the school; utilisation of space; lack of funding for infant school; sustainability of the building; temporary construction access facilities and habitability of the building. The matters raised in the objections are addressed as follows:

8.38 Gulls on roof: Paragraph 7.26 addressed the issue with regards to gulls on roof

and nesting.

8.39 Community use of School: Schools are encouraged to provide Community use/focus encouraging community to use the facilities out of school operational hours. Paragraph 7.28 identifies community use at the existing school which would be continued in the new school.

8.40 Utilisation of Space: The new school building would provide 13m² of additional classroom space. The layout of the school has been designed in response to the design brief of the school and the type of accommodation required for the needs of the school.

8.41 Lack of funding for infant school: The funding for Croftlands Junior School has come from the Education Funding Agency (EFA) as part of Priority Schools Building Programme 2 (PSBP2). Cumbria County Council bid for funding for 33 schools as part of this round of funding in 2014. In 2015 the EFA released the details of all the schools which were successful. The EFA ranked all schools that were put forward nationally by Local Authorities on the basis of the condition of the school buildings. The bid for the remaining 30 schools was unsuccessful, , as there were other schools nationally that were in a worse condition. Croftlands Infant School was within the unsuccessful element of the bid.

8.42 Sustainability of the building: The new school would be constructed to BREAMM Excellent. BREAMM measures sustainable value in a series of categories ranging from energy to ecology. Each of these categories addresses the most influential factors, including low impact design and carbon emission reduction; design durability and resilience; adaption to climate change; and ecological value and biodiversity protection. Within each category the development scores points called credits for achieving targets and their finale total determines their rating. In this instance the building has been chosen to achieve BREAMM Excellent fulfilling the requirements of sustainability.

Human Rights

8.43 The Human Rights Act 1998 requires the County Council to take into consideration the rights of the public under the European Convention on Human Rights. Article 8 of the Convention provides that everyone has the right to respect for his private life and home save for interference which is in accordance with the law and necessary in a democratic society in the interests of, amongst other things, public safety, the economic wellbeing of the country or the protection of the rights and freedoms of others. Article 1 of Protocol 1 provides that an individual’s peaceful enjoyment of his property shall not be interfered with save as necessary in the public interest and subject to conditions provided for by law. For any interference with these rights to be justified the interference needs to be proportionate to the aims that are sought to be realised. The County Council has a duty to consider the policies of the development plan and to protect the amenities of residents as set out in those policies.

8.44 The proposal would have a limited impact on the visual, residential and environmental amenity of the area but it is considered that those impacts would be insufficient to interfere with the rights of the applicant and satisfactory controls could be imposed on the proposed development to protect the amenities of the most affected residents. The impacts on the rights of local property owners to a private and family life and peaceful enjoyment of their possessions (Article 8 and

Article 1 of Protocol 1) would be minimal and proportionate to the wider social and economic interests of the community and could be satisfactorily controlled by planning conditions.

9.0 CONCLUSION

9.1 The proposed new school facilities would provide a modern state of the art learning facility for junior school pupils. The new school would enhance the school and form an iconic building on the site and to the surrounding area. The proposed scheme is considered to be satisfactory and would not give rise to any significant increase in traffic that would adversely affect road safety or residential amenity.

9.2 In summary, it is considered that the proposed development is in accordance with the development plan, there are no material considerations that indicate the decision should be made otherwise and with the planning conditions proposed, any potential harm would reasonably by mitigated. It is therefore recommended that this application be granted subject to conditions.

Dominic DonniniCorporate Director Economy and Highways

Contact: Mrs Jayne Petersen MA RTPI, Kendal, Tel: 01539 713 549,; Email: jayne.petersen@cumbria.gov.uk

Background Papers: Planning Application File Reference No. 5/17/9010

Electoral Division Identification: Ulverston East M Wilson

Appendix 1Ref No. 5/17/9010

Development Control and Regulation Committee – 1 November 2017

PROPOSED PLANNING CONDITIONS

Time Limit for Implementation of Permission1. The development hereby permitted shall be begun before the expiration of three

years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Approved Scheme

2. The development hereby permitted shall be carried out, except where modified by the conditions to this permission, in accordance with the following:

a. The submitted Application Form – dated 14 July 2017b. Design and access statement – June 2017c. Travel to and from School Policy Summer 2017d. Construction Phase – Safety, Health and Environmental Plan – August

2016e. Croftlands Junior School Conceptual Demolition Plan Phase 2f. Bat Inspection – June 2017g. Croftlands Junior School Preliminary Ecological Appraisal – October 2016h. Flood Risk Assessment and Sustainable Drainage Report – 26 July 2017i. Arboricultural Impact Assessment and Method Statement (Rev A) – June

2017j. Planning Statement k. Tree Survey Report – June 2017l. Acoustic Feasibility Survey – 27 September 2016m. Transport Statement – 21 June 2017n. Factual Report on Ground Investigation – October 2016o. Priority School Building Programme 2, Ground Investigation Report –

March 2017p. Traffic Management Plan – September 2017q. Plans numbered and named:

i) Location planii) 2017-087 p5 Site planiii) 2017-087 GA Elevationsiv) 2017-087 GA Plan Levelv) 5496.02 Tree Protection Planvi) 2017-087 Landscape Layoutvii) SK03 Construction Phasing Plan – Phase 1 (new build & attenuation)viii) 5496.01 Tree Survey and Root Protection Areasxi) 2017-087 Fencing Layoutx) 2017-087 BB103 Areasxi) 2017-087 Proposed Levelsxii) 2017-087 GA Plan Roof Planxiii) 2017-087 GA Plan Level 00xiv) 2017-087 GA Sections

xv) 2017-087 Access and Security Schematicxvi) 2017-087 External Works Layout

r. The details or schemes approved in accordance with the conditions attached to this permission.

Reason: To ensure the development is carried out to an approved appropriate standard and to avoid confusion as to what comprises the approved scheme.

3. Notification of the date of commencement of the development shall be made in writing to the County Planning Authority within 7 days of such commencement.

Reason: To enable the County Planning Authority to monitor the development to ensure compliance with this permission.

Contamination

4. If during the construction phase of the development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the County Planning Authority) shall be carried out until the developer has submitted to, and obtained written approval from the County Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. The approved amendment to the remediation strategy shall be carried out as part of the development.

Reason : To ensure that the risk of on site contamination is kept to a minimum.

Construction Management Plan

5. No development shall commence until a Construction Management Plan (CMP) has been submitted to and approved in writing by the County Planning Authority. The Plan shall include details of the following:

a) Contractors compound/parking provision including a plan reserving adequate land for the parking of vehicles engaged in construction operations, including vehicular access;

b) The location and design of wheel cleaning facilities including the provision for cleaning of the site entrances and adjacent highway to prevent debris from the site being deposited by vehicle wheels upon the public highway ;

c) Management of traffic within and accessing the site;d) Identification of potential sources and measures to control;

i.Noiseii.Dustiii. vibration

e) The storage of fuels and soils during construction phase;f) A scheme for recycling/disposing of waste resulting from construction works;g) Details of temporary lighting during construction;h) Details of temporary construction/warning signage;

The construction phase of the development shall be carried out in accordance with the approved Construction Management Plan.

Reason: To ensure the construction is carried out in accordance with the approved scheme.

Construction Traffic Management Plan

6. No development shall commence on site until a Construction Traffic Management Plan (CTMP) has been submitted to and approved in writing by the County Planning Authority. The CTMP shall include details of:

• the construction of the site access and the creation, positioning and maintenance of associated visibility splays;

• access gates will be hung to open away from the public highway no less than 10m from the carriageway edge and shall incorporate appropriate visibility displays;

• details of proposed crossings of the highway verge;• retained areas for vehicle parking, maneuvering, loading and unloading for

their specific purpose during the development;• the surfacing of the access roads from the public highway into the site

shall extend for a minimum of 10m;• construction vehicle routing;• the scheduling and timing of movements, routing, details of escorts for

abnormal loads, temporary warning signs and banksman.

Reason: To ensure the construction is carried out in accordance with the approved scheme.

Surface Water Drainage

7. No development shall commence on site until full details of the surface water drainage system inclusive of the calculations for the soakaway / attenuation and location of petrol interceptors) shall be submitted to the County Planning Authority for approval prior to development being commenced. Any approved works shall be implemented prior to the development being completed and shall be maintained operational thereafter.

Reason: In the interests of highway safety and environmental management.

Construction Activities

8. No site construction work, delivery or removal of materials shall take place on the site outside the hours of:

08:00 to 18:00 Monday to Fridays 08:00 to 13:00 Saturday

No site construction work, delivery or removal of materials shall take place on Sundays; Bank Holidays and other Public Holidays.

Reason: To ensure the construction is carried out in accordance with the approved scheme and there is no impact on the amenities of nearby residents.

9. Temporary construction lighting shall not be used (with the exception of

extraordinary activities including power floating of concrete slabs, testing and commissioning works and emergency works or similar activities) on the site outside the hours of:

18:00 to 07:00 Monday to Fridays (Except Public Holidays)13:00 to 08:00 Saturday (Except Public Holidays)

No temporary construction lighting shall be used (with the exception of extraordinary activities including power floating of concrete slabs, testing and commissioning works and emergency works or similar activities) on Sundays or Public Holidays.

Reason: To ensure the residential amenities of local residents are protected from light pollution.

Storage of Fuels

10. No fuels, oils, chemicals or other potentially polluting liquids shall be stored within the site unless stored within tanks to be sited on impervious bases and surrounded by impervious bund walls that enclose an area and with a wall height that is capable of containing 110% of the largest tank, or, if there is more than one tank, the combined volume of the multiple tanks. All fill and draw valves and sight glasses shall be located within the bund and all fill and draw valves must be set to discharge downwards into the bund.

Reason: To avoid the pollution of any watercourse or groundwater resource.

Ecology

11. No trees, bushes or hedges within the development site shall be removed, lowered or pruned during the bird nesting season between 1 March and 31July inclusive. If areas cannot be cleared outside this time, they should be checked for breeding birds in accordance with Natural England’s Guidance and, if appropriate, an exclusion zone set up around any vegetation to be protected. No work shall be undertaken within the exclusion zone until birds and any dependant young have vacated the area.

Reason: To protect nesting birds during the bird nesting season

12. No development shall commence until the Construction Exclusion Zone for the protection of trees to be retained on site has been put in place as per the TBALandscape Architecture Arboriculture – Tree Protection Plan Drawing 5496.02 dated June 2017.

Reason: To ensure that during the course of development the roots and trees are protected.

13. Within 7 days of completion of construction works the temporary access from Mountbarrow Road shall be stopped up and secured to a satisfactory standard to ensure there is no risk to pupil welfare and shall remain in place until the new hedgerow has established its self. The replacement hedgerow shall be planted in the first available planting season.

Reason: To ensure the section of hedgerow removed during construction operations is secure during the course of growth of the replacement hedgerow.

Landscaping

14. The landscaping scheme shown on Planning Drawing Landscape Drawing 2017-087 dated 11 May 2017 shall be implemented within the first available planting season on completion of the construction phase of the development.

Reason: To ensure the landscaping scheme is constructed in accordance with the approved plan.

Travel Plan

15. Within three months of the commencement of occupation of the school, the Travel Plan shall have been developed, to achieve modal shift away from the use of private cars to transport pupils, to transport modes that have a lesser impact on the road network. This must include measures to be adopted to reassess the ‘modes of travel’; identify safe journey routes/modes; and set targets to be used as benchmarks for the Annual Review Reports in the four following academic years. The Full Travel Plan shall be submitted to the Local Planning Authority for their approval. Any measures identified by the Local Planning Authority as being required, shall be implemented in full within the following 12 months and be continued until the following Annual Review, which will report on the effectiveness of the measures so provided.

Reason: To aid in the delivery of sustainable transport objectives.

Sports Facilities

16. Within 3 months of commencement of development details shall be submitted to and approved in writing by the County Planning Authority relating to :

- Design and layout of the replacement hard court sports areas- Reinstatement of the playing field on cessation of works relating to the

removal of the access route and construction compound.

Reason: To ensure the quality of the pitches is satisfactory and that they are available for use at the earliest opportunity prior to the occupation of the new building.

Bird Protection

17. No development shall commence until details of measures to prevent birds from nesting/roosting on the roofs or facades of the building have been submitted to and approved in writing with the County Planning Authority.

Reason: In the interests amenities of users of the new building and residential amenities. In accordance with South Lakeland Core Strategy Policy CS8.4.

Definitions

Heavy goods vehicle: a vehicle of more than 7.5 tonnes gross weight

Informatives

The applicant must ensure that the development does not encroach over either the land or any ancillary rights of access or cable easements. If planning permission is granted the applicant should verify such details by contacting Electricity North West, Estates and Wayleaves, Frederick Road, Salford, Manchester M6 6QH.

The application may affect gas appliances in the area. The applicant is requested to contact Plant Protection Cadent, Block 1, Floor 1, Brick Kiln Street, Hinckley LE10 0NA. plantprotection@cadentgas.com.