Planning Statement – Rugby Free Schools Masterplan, land …€¦ · R/03/CC046 Erection of a 2.4...

Planning Statement – Rugby Free Schools Masterplan, land adjacent to Rokeby Primary School, Rugby CV22 5PS

Prepared for

Education Funding Agency

Warwickshire County Council

November 2016

Contents

1. Introduction ............................................................................................................................. 2

2. The Application Site and Surrounding Area ........................................................................... 3

3. Development Proposals ......................................................................................................... 6

4. Site Search ........................................................................................................................... 10

5. Review of Planning Policy .................................................................................................... 17

6. Supporting Technical Assessment ....................................................................................... 30

7. Education Provision in Rugby – key issues and the proposals ............................................ 33

8. Pre-Application Consultation and Community Engagement ................................................ 35

9. Planning Assessment ........................................................................................................... 36

10. Summary and Conclusions................................................................................................... 40

Appendix 1 – Site Location Plan and Illustrative Masterplan

Planning Statement – Rugby Free Schools Masterplan, land adjacent to Rokeby Primary School

Cushman & Wakefield | Education Funding Agency Warwickshire

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1. Introduction

1.1 Cushman and Wakefield (C&W) are instructed by the Education Funding Agency (EFA) to prepare a

planning application for education development on land adjacent to Rokeby Primary School.

1.2 This Planning Statement set out the relevant planning context in relation to the proposed development,

and technical assessments prepared in support of the application. An illustrative masterplan is submitted

to demonstrate how the site could be developed.

1.3 The application site comprises 12 ha including the former Rokeby Infant School, former Bishop Wulstan

School Playing Fields (known as Rokeby Playing Fields) and agricultural land, adjacent to Rokeby

Primary School, Anderson Avenue, Rugby.

1.4 This statement is submitted in support of the application for outline planning permission, and should be

read in conjunction with relevant technical assessments and survey work, including the following:

• Application forms and certificates

• Illustrative Masterplan, parameters plans – prepared by Seven Architecture

• Statement of Educational Need – prepared by C&W and EFA

• Playing Pitch Strategy – prepared by C&W

• Transport Assessment and Travel Plan – prepared by PTB Transport Planning

• Phase 1 Archaeology Report – prepared by Oxford Archaeology

• Phase 1 Ecology Survey and additional surveys – prepared by Middlemarch

• Tree Survey – prepared by Middlemarch

• Ground Conditions – prepared by Alan Wood and Partners

• Noise Report – prepared by Anderson Acoustics

• Flood Risk Assessment – prepared by Alan Wood and Partners

1.5 The planning application is submitted by Warwickshire County Council (WCC) and the Education Funding

Agency (EFA), hereafter referred to as ‘the applicants’.

1.6 The Education Funding Agency (EFA) is an executive agency, sponsored by the Department for

Education which manages £54 billion of funding a year to support all state-provided education for children

aged 3 to 16 and young people aged 16 to 19. The EFA is responsible for the funding and delivery of the

two proposed new free schools.

1.7 As local education authority (LEA), Warwickshire County Council has a duty to ensure sufficient school

places for primary and secondary education are available, as well as sufficient school places for pupils of

statutory school ages with special educational needs who live in the area (Education Act 1996). WCC is

landowner of the application site.



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2. The Application Site and Surrounding Area

2.1 The planning application site boundary provides approximately 12 ha comprising four distinct parts:

• Former Rokeby Infant School (1.4 ha, purple hatched) – The school closed in 2007 and, and

following a short transition period in which the buildings were used for storage by Rokeby Primary

School, the school buildings have been vacant since. Part of the school has been refurbished to

provide temporary accommodation for Rugby Free Secondary School which opened in

September 2016.

• Rokeby Primary School (1.05 ha, red hatched) – existing and operational school.

• Rokeby Playing Fields (6.01 ha, orange hatched) – the former Bishop Wulstan School playing

fields, now known as Rokeby Playing Fields. Bishop Wulstan School closed in 2007.

• Farm land (5.4 ha, yellow hatched) – covenanted land currently used under a farm business

tenancy.

2.2 The existing Public Right of Way to the rear of residential properties at Fawsley Leys, which runs from

Long Furlong to Ecton Leys, and then further south to Ashlawn Road is not affected.

2.3 These areas are shown on ‘Figure 2.1 – Site location and relevant areas’ following.

Figure 2.1 – Site location and relevant areas

2.4 Access to both the former Rokeby Infant School and Rokeby Primary School is from Anderson Avenue,

and to the playing fields land from Long Furlong. A Public Right of Way (RB30) runs along the western

boundary from Long Furlong and then onto Ecton Leys (shown at Figure 2.2).



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2.5 The surrounding area to the north is residential in character. The northern boundary of the site is with

residential development and playing fields. The western boundaries is with other residential development

and to the east, south and west are fields and agricultural use.

2.6 The planning application area includes Rokeby Primary School, although no development is proposed to

the existing school building. New playing fields for the primary school will be provided on the site of the

former Rokeby Infant School. The illustrative masterplan shows how these elements relate to each other.

2.7 The remaining part of Rokeby Playing Fields is also owned by WCC and will be retained as playing fields

with open community access.

2.8 Bus services between Rugby and Daventry run along Charlesfield Road and Fawsley Leys. The site is

connected via Anderson Avenue and local roads to the A426 into Rugby town centre and south to the

M45. Local shops are located approximately 0.3 miles away at Kingsway.

2.9 A Site Location Plan is provided at Appendix 1 for information.

Planning History

2.10 Planning applications related to the education use of the site have previously been determined by both

Rugby Borough Council (RBC) and WCC. Online planning records identify the following, predominantly

relating to Rokeby Primary School and the former infant school:

Reference Description Location Decision

RBC/14/14CC014 Retrospective planning application for the

retention of a conservatory extension

Rokeby Primary School Approved

October 2014

R/09/CC003 Remove the existing fencing and replace

with a combination of palisade and

tubular steel fencing


March 2009

R/08/CC030 Extensions, internal alterations, canopies

and the addition of extra car parking

spaces


December 2008

R/03/CC046 Erection of a 2.4 metre high galvanised

steel palisade security fence with splayed

tops; to be erected to the perimeter of the

swimming pool. Plus 2 no. Single

pedestrian access gates to the same

specification

Rokeby Infant School Approved

February 2004

R/99/CC044 Retention of classroom no. 333 on site at

Rokeby Junior School Rugby

Rokeby Junior School Approved

January 2000

R92/CC042 Retention of terrapin 48'x 24' temporary

classroom no.333

Rokeby Middle School Approved

October 1992

R/83/0046 Renewal of DPP R 800116 0816dp dated

300580 for temporary class room no 358

Rokeby County Middle

School

Approved

May 1983

R/80/0116 Temporary classroom Rokeby County Middle

School

Approved

May 1980



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Public Rights of Way

2.11 A Public Right of Way (PROW) (reference RB30) runs along part of the west boundary of the application

site. The Definitive Map extract shown at Figure 2.2 below sets out the route of the PROW.

Tree Preservation Order

2.12 A temporary TPO (number 391 which applies for 6 months from 11th May 2016), covers 8 trees at Rokeby

Infant School. The proposed development includes the demolition of the former infant school buildings

and replacement with new playing fields for primary school. No other development is proposed in this part

of the site and the protected trees will not be affected.

Figure 2.2 – Public Right of Way (RB30) route Figure 2.3 - Temporary Tree Preservation Order



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3. Development Proposals

3.1 The proposed development comprises the demolition of the former Rokeby Infant School and

development to provide a new secondary school with sports provision, new special education needs

school and replacement playing fields for Rokeby Primary School on land off Anderson Avenue, Rugby.

The application is submitted with all matters reserved except for access and proposes the following:

‘Outline planning permission with all matters reserved apart from access, to allow the

development of a new secondary school, sports provision, new SEN school and replacement

playing fields on land adjacent to Rokeby Primary School, Anderson Avenue, Rugby CV22 5PE.’

3.2 The development proposals comprise the following elements:

• Special Educational Needs (SEN) School with 80 places

• 1,200 plus 270 space Secondary and Sixth Form School for 11-19 year olds

• Sports Hall and sports provision

• Demolition of the former Rokeby Infant School and replacement playing fields for Rokeby Primary

School (210 place plus nursery (1FE) Primary School).

3.3 No development is proposed to the existing Rokeby Primary School site.

3.4 A new access into the site will be provided from the corner of Anderson Avenue and Long Furlong for the

proposed secondary and SEN schools and sports facilities. The existing Rokeby Primary School and

access from Anderson Avenue will be retained.

3.5 A licence to use the land shaded yellow in the plan below (outside of the application boundary) has been

given to Rugby Free School. This will serve as a temporary playing field whilst construction of the school

buildings and play facilities takes place. This area will also be available during the licence period as

recreation space for the local community.

3.6 A short term lease will be given to Rugby Free Secondary School for the land shaded yellow in the plan

below (outside of the application boundary). This will become a temporary playing field whilst construction

of the school buildings and play facilities takes place.

3.7 The existing agricultural land at the southernmost part of the site will be used as playing field only and no

buildings are proposed within this area.

3.8 A fence line or hedgerow will separate the western edge of the secondary school site and the bridleway.

This bridleway is excluded from the application and no change is proposed to the existing Public Right of

Way.

3.9 The proposed development is shown on the illustrative masterplan and explained within the Design and

Access Statement submitted with this application. The illustrative masterplan is included at Appendix 1

and at Figure 3.1 below.

3.10 The development proposed will be contained within approximately 4 ha of the site. The remainder will

provide new playing fields for both new schools and the existing primary school and local community.



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Figure 3.1 – Proposed Illustrative Masterplan

Free School Programme

3.11 The Academies Act (2010) introduced new legislation stating all new schools should be academies or

free schools. From 2015, local authorities can no longer create new schools, but retain responsibility for

ensuring enough school places locally.

3.12 The free school programme formed a key part of the Conservative’s pre-election manifesto to ‘close the

attainment gap’ and extend the choice that parents have. In 2015 the government announced a target of

delivering 500 new free schools by 2020, creating 270,999 school places to address the need for

additional school places and in response to parental demand, to provide a choice of school.

3.13 Free schools are funded by the government (through the Education Funding Agency) and are run on a

not-for-profit basis. They can be set up by charities, universities, community groups, teachers, parents

and businesses. The schools operate independently of local authority run schools and do not have to

teach the national curriculum, but are regulated by Ofsted similar to other schools.

3.14 Both Rugby Free Secondary School and Quest Academy were announced by the former Prime Minister

David Cameron in September 2015, as part of the first wave of the new Parliament.

Quest Academy, MacIntyre Academies Trust

3.15 Quest Academy will be opened by MacIntyre Academies Trust who run two other academies, Endeavour

Academy in Oxford and Discovery Academy in Nuneaton.



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3.16 MacIntyre Academies is a multi-academy trust for special schools and specialist alternative provision and

opened its first school in September 2014. The Trust’s philosophy is focused on providing local and

personalised learning for children who have had difficulty accessing mainstream education and have often

experienced marginalisation. MacIntyre Academies has a clear view of the quality of education it offers

through its academies and supports the leadership teams to work closely with local partners to develop

best practice, offer effective peer review and ultimately ensure all children achieve the best possible

outcomes. Supporting young people to improve their own wellbeing, particularly their communication,

social, emotional and mental health needs, is central to the Trust’s approach.

3.17 MacIntyre Academies’ decision to put forward an application to set up Quest Academy has arisen as a

direct result of the level of interest shown in Discovery Academy in Nuneaton which opened in September

2015. The need for the new school is also supported by the basic needs data provided by Warwickshire

County Council. A number of children currently travel from Rugby and mid Warwickshire to Nuneaton to

attend Discovery Academy. Although families are happy with their child’s placement at Discovery

Academy, many are concerned about the length of the journey and the impact the distance may have in

the longer term on the ability of their children to develop positive local friendship groups.

3.18 Quest Academy will provide 80 places across primary, secondary and post 16 phases (aged between 9

and 19 /Years 5 to 13) for children and young people with additional needs associated with an autistic

spectrum condition or social, emotional and mental health difficulties. Approximately 20 spaces will be

reserved for sixth-form pupils.

3.19 Proposed pupil and staff numbers, phased up to full capacity in 2019, are set out below.

4 Discovery Academy,

Nuneaton (temporary)

Quest Academy, Rugby

Year 2017/18 2018/19 2019/20

Staff numbers 30 49 69

Year 5 6 6 8

Year 6 6 7 10

Year 7 12 12 12

Year 8 6 12 12

Year 9 8 10

Year 10 8

Year 11

Year 12 10 10

Year 13 10

Total pupil numbers 30 55 80

Rugby Free Secondary School, Knowledge Schools Trust

3.19 Rugby Free Secondary School will be opened by the Knowledge Schools Trust.

3.20 Knowledge School Trust opened its first free school, Rugby Free Primary School (RFPS) in September

2015. In its first year of operation RFPS achieved results considerably above local and national averages.

The Trust is led by an experienced board of Trustees brought together to exploit their skills in education,

finance, school improvement, senior leadership and project management.



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3.21 Rugby Free Secondary School (RFSS) will be a new 11-19, 7-form entry school with 30 students per

form. The school will be inclusive, non-selective, non-faith and open to students from all backgrounds. It

will be a comprehensive school with an academic curriculum that will specialise in a combination of STEM

(science, technology, engineering and mathematics) subjects and music. The school will operate at full

capacity from 2022/23 onwards with 1260 pupils including 360 in the sixth-form.

3.10 RFSS opened with a Year 7 class in September 2016 to meet the existing shortfall of secondary school

places in Rugby. Without this, not all pupils living in Rugby who applied for a school place would have

been offered a place.

Rokeby Infant School

(temporary)

Permanent site

2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25

Year 7 180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

Year 8 180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

Year 9 180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

Year 10 180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

210

(7FE)

210

(7FE)

Year 11 180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

210

(7FE)

Sixth Form

- Year 12

180

(6FE)

180

(6FE)

210

(7FE)

210

(7FE)

Sixth Form

- Year 13

180

(6FE)

180

(6FE)

210

(7FE)

Total 180 360 570 780 990 1,200 1,410 1,440 1,470



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4. Site Search

4.1 The need for additional school places in Rugby has been confirmed and detail is provided in the Statement

of Educational Need submitted with this application. Following approval of the two free schools by

government in 2015, a site search was undertaken by the EFA and a number of sites considered.

4.2 The initial site search included the whole of Rugby and was not postcode specific. In parallel, discussions

were held with both Rugby Borough Council and Warwickshire County Council to identify any council

owned land that could be considered, and at this stage the former Rokeby Infant School and land adjacent

to Rokeby Primary School was put forward. All sites identified were assessed against the following criteria:

• The site location suits demand/FST catchment

• The site meets the project space requirements

• Allows flexible and adaptable accommodation that suits the school vision

• Highways - drop off - on street parking

• Remit hierarchy - LA/government land and buildings, new build on LA land, refurb commercial,

new build private land

• Planning profile

• Purchase price and availability

• Deliverability with time frame

4.3 Site assessments considered the ability of each site to provide either proposed SEN school or secondary

school. The former Rokeby Infant School site was identified as suitable for the proposed SEN school early

in the process given the land and environment required.

4.4 Search criteria was structured around the following requirements for each school, with space requirement

for each based on the Department for Education and EFA Building Bulletins 103 and 104:

School site BB 103/104 - guidance site areas (ha)

Min Mid Max

80 Place SEN School 1.49 1.69 1.88

210+26 place 1FE Primary School (existing) 0.92 1.03 1.14

1,200 + 270 place Secondary School 8.25 9.31 10.36

Playing Fields

Sub-total area for Schools 10.651 12.0185 13.387



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4.5 Area allowances for the proposed new school buildings are based on design guidance developed by the

Department for Education to provide the following minimum areas:

• Secondary school – 1,050m² (+ 350m² if there is a sixth form) + 6.3m²/pupil place for 11- to 16-

year-olds + 7m²/pupil place for post-16s.

• Primary school – 350m² + 4.1m²/pupil place.

WCC Cabinet approval to progress land adjacent to Rokeby Primary School

4.6 Following discussions with WCC officers and the EFA, regarding the location of the new schools, it was

proposed that land adjacent to Rokeby Primary School, which previously formed part of the Bishop

Wulstan School playing fields, be considered as a potential site for the co-location of the new schools,

subject to necessary permissions.

4.7 The former Bishop Wulstan School playing fields and Rokeby Infant School have been used as school

land within the last eight years and as such the Secretary of State could make a scheme to transfer the

land to the Free School. However, the EFA has carried out a master planning exercise to identify a more

logical and coherent use of the land, which would better meet the needs of the schools and local residents.

This master planning exercise confirmed the proposed site able to accommodate the proposed schools.

4.8 Cabinet approval has been given to the following (cabinet meetings 10th March 2016 and 4th July 2016):

• WCC provides land for the new Rugby Free Secondary School and the new special school (Quest

Academy). EFA will meet the cost of the new schools.

• Rokeby Primary School will remain on its current site and in its current buildings.

• The Rugby Free Secondary School will occupy the former Rokeby Infant School site on a

temporary basis while the new secondary school is built. On completion of the new school, the

former infant buildings will be demolished and the site reclaimed to create playing fields and drop-

off facilities to serve Rokeby Primary School.

• WCC will provide a short-term lease for use of part of the current playing fields to serve the Rugby

Free Secondary School during construction of the new school. On completion and transfer of the

Free School the lease will terminate and the land will return to WCC control.

Alternative sites considered

4.9 Other sites considered were either discounted as not suitable for the proposed school development, or

not available within the necessary timescale.

4.10 It is recognised the strategic allocations will provide primary and secondary provision in future, to meet

the needs of these new communities rather than existing demand.

4.11 The need for additional primary and secondary school provision in the north of Rugby is understood.

Ashlawn Free School has recently been approved by the Department for Education, and the EFA are

actively working with Rugby Borough Council to identify a suitable site to the north of the town. Land

allocated at Coton Park East and Rugby Gateway in the emerging Local Plan will also provide education

uses to balance provision.



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RUGBY RADIO STATION SUSTAINABLE URBAN EXTENSION (SUE)

4.12 The ‘Houlton’ Rugby Radio Station site includes approximately 485 ha east of the town centre. The site

is allocated within the adopted Core Strategy as a Sustainable Urban Extension (SUE) for up to 6,200

homes, 31 ha of employment land, a new train station, healthcare provision, at least one secondary school

and three primary schools.

4.13 Outline planning permission was granted for this development in 2014 (ref. R11/0699), and reserved

matters have since been approved for the first phase of 104 homes (ref. R16/0337) and a new 3 form

entry primary school (ref. R16/0860). The proposed SUE area is shown on Figure 4.1.

4.14 The schools proposed will meet additional demand from the proposed development.

Figure 4.1 - Rugby Radio Station SUE site allocation

GATEWAY RUGBY SUSTAINABLE URBAN EXTENSION (SUE)

4.15 The Gateway Rugby site comprises approximately 125 ha to the north of Rugby, allocated as an SUE in

the adopted Core Strategy (approximate site area shown on Figure 7.2) for 1,300 homes, 36 ha of

employment land, a local centre and a primary school. Outline planning permission was granted for this

development in 2013 (ref. R10/1272), and reserved matters applications for new access roundabout and

employment development have been granted since.

4.16 The primary school proposed will meet need from the proposed development only.

Figure 4.2 - Allocated employment land at Central Park Drive and Rugby Gateway SUE



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VACANT LAND AT CENTRAL PARK DRIVE

4.17 Land at Central Park Drive is identified within both the adopted Core Strategy and draft Local Plan as an

‘Existing Strategically Significant Employment Site’ (ref. ED5, approximate area shown on Figure 7.2).

Emerging and adopted planning policy will retain this land for B1(a), B1(b), B1(c), B2 and B8 employment

use and any proposals involving loss of land for employment purposes should demonstrate the land is no

longer viable for a B-use class.

4.18 Land within the existing employment allocation remains vacant. The EFA have progressed discussions

with the land owner, and made an offer to purchase a parcel of vacant land on the basis of the employment

land value. The landowner confirmed they were unwilling to sell any remaining land for school use as this

would compromise the ability to deliver the remainder for large scale distribution.

COTON PARK EAST PROPOSED ALLOCATION

7.1 Coton Park East comprises approximately 18 ha and is included in the emerging Local Plan as a strategic

allocation for 855 houses and 7.5ha of employment land. It is acknowledged that allocated sites such as

this one will be built out over the Plan period (up to 2031) and beyond. The site will have access from

Central Park Drive, and neighbours Rugby Free Primary School. Land has been secured within the

development area for a new primary school.

4.19 Planning permission has been granted for residential development of 165 homes (ref. R09/0188/MEIA),

110 homes (ref. R15/0803) and 40 homes (ref. R14/1658) on three separate land parcels, and an

application is being prepared for a further 800 homes and new primary school on the remainder of the

site. The school proposed will meet need from the proposed development.

Figure 4.3 - Application boundary of Coton Park East (Phase C)

Rugby Free Primary School



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BUTLERS LEAP PLAYING FIELDS, BOUGHTON ROAD RECREATION GROUND

4.24 Boughton Road Recreation Ground (approximate location shown at Figure 7.4) is designated as Strategic

Green Infrastructure Network, Open Space and Flood Zone in the adopted Core Strategy and emerging

Local Plan Preferred Options document. Open Space will be protected from development unless it is

shown to be surplus to requirements, can be replaced with equivalent or better provision, or is to be

developed for alternative sports / recreation provision.

4.25 Development of the site would lead to a loss of public open space without replacement provision being

provided, therefore a school use at this location would not be supported by the local planning authority.

These playing fields sit in an area of Butler’s Leap that is predominantly in employment use, and in

particular light industrial use (B2 use class). This area is subject to high vehicle movements and HGV use

which could conflict with children using the site.

Figure 4.4 – Approximate location of Butlers Leap Playing Fields

CLIFTON HOUSE AND ITP GROUP SITE, BUTLERS LEAP CV21 3RQ

4.26 Both Clifton House and ITP Engineering are located to the north east of the town centre within an area of

other employment and residential use. Clifton House is a vacant modern office building providing 913 sq

m with on-site car parking. Access is from Butlers Leap, shared with other light industrial and employment

uses. The ITP Group are located within Butler House, which is accessed via Clifton Road and provides

car parking for approximately 23 vehicles. The ITP Engineering site is less than 1 ha.

4.27 Neither Clifton House, or the ITP Group site provides appropriate space individually to accommodate the

proposed secondary school. The sites could be combined, but this would create a split site unsuitable for

school use, particularly in an area of other employment use where conflict between school/pupil

movements and commercial/HGV traffic would be likely if students were expected to cross between sites.

Figure

4.5 – Clifton House and ITP, Butlers Leap



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WEBB ELLIS BUSINESS PARK, WOODSIDE PARK CV21 2NP

4.28 Webb Ellis Business Park is located to the north of Rugby, south of the West Coast railway line. There

are a number of premises vacant, and individual units as well as the group were considered. Individual

units/parcels were not large enough for school development, and would not be suitable for conversion. A

number of tenants have long leases and the ability to achieve vacant possession is uncertain. This site

was subsequently discounted.

Figure 4.5 - Webb Ellis Business Park

LAND AT HILLMORTON WHARF MARINA, CRICK ROAD CV21 4PW

4.29 The site includes approximately 9.8 ha of land, south of Hillmorton Wharf Marina and the A428 Crick Road

south east of the town centre. Planning permission was granted in May 2016 for 23 mobile timber holiday

lodges and associated works.

4.30 Access to the site would be through the existing Royal Oak Public House car park and so is not suitable

for school use.

Figure 4.6 - Application boundary of holiday home site, south of Hillmorton Wharf Marina



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FORMER ROKEBY INFANT SCHOOL AND LAND ADJACENT TO ROKEBY PRIMARY SCHOOL,

ANDERSON AVENUE

4.31 The site is owned by Warwickshire County Council. Playing field land adjacent to the primary school is

located outside of the Urban Area of Rugby, and the former Infant School is within the ‘Urban Area’. The

site is not otherwise allocated within the adopted Core Strategy or Local Plan, and is located within a

residential area.

4.32 The former Rokeby Infant School has been vacant since the school closed in 2007 and was initially

suggested by WCC as possible location for Quest Academy. This land is previously developed and

available within the time scales needed for school opening, it is not restricted by planning policy or any

extant planning permission. The EFA prepared a feasibility assessment which confirmed the school

buildings unsuitable for purpose and conversion costs prohibitive given the specialist nature of

accommodation required for the SEN school.

4.33 Development of the former playing field land will be subject to a Sport England exception test and

evidence of replacement sports provision.

SUMMARY

4.34 The emerging Local Plan makes significant allocation for new Sustainable Urban Extension and housing

allocations for Rugby. The largest of these, Rugby Madio Mast, Gateway Rugby and Coton Park East

include education provision to serve the proposed new communities.

4.35 A number of other sites within the urban boundary have been considered, but found to be unsuitable

either as a result of availability, site size or balance of site constraints.



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5. Review of Planning Policy

5.1 Section 38 of The Planning and Compulsory Purchase Act 2004 (The 2004 Act) requires planning

applications to accord with the adopted Development Plan unless material considerations indicate

otherwise. This statement considers the proposals in light of relevant planning policy within the National

Planning Policy Framework (2012), saved policies of the Rugby Local Plan (2006), the Core Strategy

(2011) and the draft Rugby Local Plan (September 2016).

5.2 Since March 2013, the weight to be given to saved policies has to be considered against the provision of

paragraph 215 of the National Planning Policy Framework (NPPF) (2012).

5.3 The Ministerial Statement (2011) and Town and Country Planning (General Permitted Development)

(England) Order 2015 are also considered below.

National Planning Policy Framework (2012) and Planning Policy Guidance

5.4 The National Planning Policy Framework (NPPF) published in March 2012 replaces the previous planning

policy statements and guidance. It sets a presumption in favour of sustainable development and a positive

approach to planning as a means of supporting the country’s economic and housing growth, while

protecting the environment. It directs local planning authorities to approve development proposals that

accord with the development plan without delay. The NPPF is supported by Planning Practice Guidance

(PPG).

5.5 Three dimensions to sustainable development, economic, social and environmental should not be

considered in isolation. To achieve sustainable development, economic, social and environmental gains

should be sought jointly and simultaneously through the planning system. The planning system should

play an active role in guiding development to sustainable solutions, seeking positive improvements in the

quality of the built, natural and historic environment, as well as in people’s quality of life.

EDUCATION

5.6 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, and that local planning authorities should

take a proactive, positive and collaborative approach to meeting this requirement, and development that

will widen choice in education (paragraph 72). They should ‘give great weight to the need to create,

expand or alter schools; and work with schools promoters to identify and resolve key planning issues

before applications are submitted’.

OPEN SPACE AND SPORT PROVISION

5.7 Access to high quality open spaces and opportunities for sport and recreation can make an important

contribution to the health and well-being of communities as set out by Paragraph 73. Existing open space,

sports and recreational buildings and land, including playing fields, should not be built on unless:

• an assessment has been undertaken which has clearly shown the open space, buildings or land

to be surplus to requirements; or

• the loss resulting from the proposed development would be replaced by equivalent or better

provision in terms of quantity and quality in a suitable location; or



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• the development is for alternative sports and recreational provision, the needs for which clearly

outweigh the loss.

BROWNFIELD LAND

5.8 Paragraph 111 states that planning policies and decisions should encourage the effective use of land by

re-using land that has been previously developed (brownfield land), provided that it is not of high

environmental value. Local planning authorities may continue to consider the case for setting a locally

appropriate target for the use of brownfield land.

DESIGN

5.9 Good design is a key aspect of sustainable development and should contribute positively to making places

better for people. The importance of planning positively for high quality and inclusive design for all

development is highlighted. Planning policies and decisions should:

• function well and add to the overall quality of the area over the lifetime of the development;

• establish a strong sense of place to create attractive and comfortable places to live, work and

visit;

• optimise the potential of the site to accommodate development, create and sustain an appropriate

mix of uses (incorporating green/other public space as part of the development) and support local

facilities and transport networks;

• respond to local character and history, and reflect the identity of local surroundings and materials,

while not preventing or discouraging appropriate innovation;

• create safe and accessible environments where crime and disorder, and the fear of crime, do not

undermine quality of life or community cohesion; and

• are visually attractive as a result of good architecture and appropriate landscaping.

ENVIRONMENT

5.10 Contribution to and enhancement of the natural and local environment should include:

• protecting and enhancing valued landscapes, geological conservation interests and soils;

• recognising the wider benefits of ecosystem services;

• minimising impacts on biodiversity and providing net gains in biodiversity where possible,

• preventing both new and existing development from contributing to or being put at unacceptable

risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution

or land instability; and

• remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where

appropriate.



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5.11 Biodiversity should be conserved and enhanced by applying the following principles:

• if significant harm resulting from a development cannot be avoided (through locating on an

alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated

for, then planning permission should be refused;

• development proposals where the primary objective is to conserve or enhance biodiversity should

be permitted;

• opportunities to incorporate biodiversity in and around developments should be encouraged;

• planning permission should be refused for development resulting in the loss or deterioration of

irreplaceable habitats, including ancient woodland and the loss of aged or veteran trees found

outside ancient woodland, unless the need for, and benefits of, the development in that location

clearly outweigh the loss.

Compliance with the NPPF and PPG

This application will secure development of new schools to ensure places are available to meet identified

need of existing and new communities, and widen choice. The creation of new playing field for the

existing Rokeby Primary School will be a positive alteration, enhancing both education provision and the

opportunity for school sports.

The application area includes a vacant brownfield site within the urban area (former Rokeby Infant

School), making efficient use of previously developed land. This building was initially proposed for the

SEN school, but would not be suitable for purpose.

Former playing field to be lost will be replaced by better quality and quantity of pitches and associated

facilities, introducing the opportunity for formal sports. Managed community access will make sure local

people have opportunity to benefit. Part of the Rokeby Playing Fields closest to Long Furlong is excluded

from the application area and community access to this land will be retained.

The illustrative masterplan shows how a high quality and suitable for purpose development could be

accommodated within the site, to optimise site potential and establish effective relationships between the

school buildings and associated playing fields and sports provision.

Whilst detail of design will be submitted later, the parameter plans submitted with the application will

ensure the development is sited to establish a strong sense of place.

Technical survey work identifies areas of importance, and the masterplan submitted will minimise

impacts on biodiversity.

National Planning Policy – Ministerial Statement

5.12 A Ministerial Statement issued by the Secretary of State sets out the Government’s commitment to

support the development of state-funded schools and their delivery through the planning system. The

Statement sets out the Government’s belief that the planning system should operate in a positive manner

when dealing with proposals for the creation, expansion and alteration of state-funded schools.



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5.13 In a Ministerial Statement published on 9 May 2013 to accompany changes to the General Permitted

Development Order (1995) to further enable school development, Eric Pickles MP stated:

‘In a move to assist the government’s free schools agenda, there are a series of measures to make it

easier for parents and community activists to convert existing buildings to become new state funded

schools. Premises used as offices, hotels, residential and non-residential institutions, and leisure and

assembly will be able to change use permanently to a state-funded school. For 1 academic year building

in any use class will be able to be used as a state-funded school.’

Compliance with Ministerial Statements

Department for Education approval of both Quest Academy and Rugby Free Secondary School is in

direct response to the government’s free schools agenda, to create much needed school places and

choice. Development is consistent with the government’s ambition to provide a high quality school

place for every child.

The proposed schools will contribute towards the Conservative government’s commitment to create an

extra 270,000 school places in 500 new Free Schools by 2020, as set out in their 2015 pre-election

manifesto. Following election, the government has continued to drive towards meeting targets for

providing school place numbers and raise standards.

Rugby Borough Council Core Strategy (2011)

5.14 The Rugby Borough Council Core Strategy was adopted as part of the Local Development Framework in

2011 and replaces a number of policies in the Rugby Local Plan (2006).

5.15 The existing Rokeby Primary School and former infant school buildings (Areas 1 and 2, refer to Figure

2.1) are located within the ‘Urban Area’ of Rugby, and the former school playing fields and land (Areas

3/4 and 5) outside. No part of the site is otherwise allocated in the Core Strategy.

5.16 Policy CS1 sets out the development strategy for the Borough. The ‘Urban Area’ of Rugby will be the

primary focus for meeting strategic growth targets, followed by smaller scale development within the

boundaries of the main rural settlements, the local needs settlements, countryside and lastly the Green

Belt. It must be demonstrated that the most sustainable locations are considered ahead of those further

down the hierarchy.

5.17 Paragraph 2.5 goes on to note that it will be through extensions to the urban area that the vast majority

of housing and jobs will be delivered up to 2026. The Plan identifies a broad location of growth to deliver

additional development as required.



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Figure 5.1 – Rugby Urban Area and the Urban Edge (in grey)

OPEN SPACE AND RECREATION

5.18 Protection and provision of access to daily facilities such as shops, health centres, cultural and

recreational and employment opportunities is encouraged by the Core Strategy. Policy CS13 confirms

existing local services and community facilities should be retained unless it can be demonstrated that:

• there is no realistic prospect of the existing use continuing for commercial/operational reasons;

• the site has been actively marketed for similar facility that would benefit the local community; and

• the existing service or facility can be provided in an alternative manner/ site in the local area.

TRANSPORT

5.19 Policy CS11 states development will be permitted where sustainable modes of transport are prioritised

and measures mitigating against the transport impacts which may arise from that development or

cumulatively with other proposals are provided. This shall be achieved where appropriate through the

submission of a transport assessment and contributions to transport modelling, travel plan to promote

sustainable travel and bus and/or freight partnerships.



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Compliance with the Core Strategy

The Core Strategy proposes a number of strategic development sites to accommodate the proposed

growth of Rugby, including Sustainable Urban Extensions to the north, east and south west of the town

centre. The SUE’s include education provision to meet the needs of new communities.

The application site includes brownfield land within the urban area that was previously in school use.

Use of this site meets the objective of the urban area remaining the primary focus for strategic growth.

The former Infant School has been considered for the new SEN school, but found to be unsuitable for

purpose. Demolition of these buildings will instead allow the provision of new playing field for Rokeby

Primary School to further enhance provision of playing field and opportunity for sports.

Community access to the proposed sports facilities will be established to ensure the local community

can benefit. Part of the existing Rokeby Playing Fields, located closes to the existing urban area

boundary and access from Long Furlong, is excluded from the application area and access for the local

community will be retained.

The illustrative masterplan and parameter plans submitted with the application show how the

development proposed outside the urban area boundary could be sited to minimise visual impact,

create a sense of place, and manage encroachment. The southern part of the site, currently agricultural

land, will provide sports pitches and playing field, maintaining openness.

A Transport Assessment is submitted with this application, and the applicant continues to work closely

with WCC Highways to ensure robust transport modelling that also reflects the wider growth planned

for Rugby. Pupils will be encouraged to walk or cycle and use local bus services to get to school, and

both schools will prepare relevant Travel Plan.

Rugby Local Plan (2006, saved policies)

5.20 The Rugby Local Plan was adopted in 2006 but a number of policies were saved beyond 2011 after the

adoption of the Core Strategy. Similar to the Core Strategy, the site is not allocated. Part (the former infant

school and existing primary school) is located within the Urban Area of Rugby, and the remainder outside

the urban area.

OPEN SPACE

5.21 In line with Policy LR1 planning permission will be granted for the provision of open space, which

contributes to the attainment of the Council’s Open Space Standards. Outdoor sports facilities include

school playing fields, other playing pitches, athletic tracks, tennis courts etc. The minimum figures for

outdoor sports facilities in urban areas are 3.5 ha per 1000 people and 5 ha per 1000 people in rural

areas.



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5.22 Policy LR3 sets out that planning permission will only be granted for the provision of open space, which

would comprise a high quality and accessible facility, and which ensures that open space is appropriately

maintained, secure and safe, attractive in appearance, enhances the natural and cultural environment,

provides appropriate ancillary facilities and equipment, is conveniently accessed and facilitates access to

other areas of open space/countryside, facilitates access by a choice of transport, and avoids any

significant loss of amenity to residents, neighbouring uses or biodiversity.

5.23 Planning permission will be granted for development, which enhances the quality and accessibility of

existing open space.

5.24 Permission for the development of identified open space for non-sport and recreation uses will be granted,

subject to the provision of policy L4:

1) the open space is no longer needed or of value for its current or other open space use now and

in the foreseeable future; or

2) development would result in the enhancement of sport and recreation facilities sufficient to

outweigh any loss of the existing facilities; or

3) In the case of school playing fields, the development is for educational purposes that outweigh

the loss of the existing facilities.

5.25 Paragraph 10.9 notes the use of school playing pitches for community needs may also be valuable in

meeting any open space deficiencies.

5.26 None of the site is identified within the Local Plan Proposals Map as Open Space. Policy LR4 states that

where non-sport and recreation uses are proposed on designated Open Space, permission will be granted

provided that:

1. The open space is no longer needed or of value for its current or other open space use now and

in the foreseeable future; or

2. The development would result in the enhancement of sport and recreation facilities sufficient to

outweigh any loss of the existing facilities; or

3. In the case of school playing fields, the development is for educational purposes that outweigh

the loss of the existing facilities.

TRANSPORT

5.27 Planning permission will only be granted for development incorporating satisfactory parking facilities

including provision for motor cycles, cycles and for people with disabilities, (or impaired mobility), based

on the Borough Council’s standards as set out by the Planning Obligations SPD.

ENVIRONMENT

5.28 Policy E6 sets out that ecological and geological importance, in particular priority habitats/species and

species of conservation concern should be maintained and enhanced. Developers will be required to take

measures during the development process to prevent the disturbance of wildlife and to make provision

for the protection and subsequent retention of natural features and necessary supporting habitats, such

as ponds, hedgerows, ditches and trees which are to be retained.



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5.29 Where loss of habitat is unavoidable, adequate mitigation measures should be undertaken and only where

this is not possible, adequate compensation measures should be implemented.

Compliance with the Local Plan (saved policies)

The proposed development is located outside the urban area however a number of alternative school

sites in the town were considered and discounted. Part of the proposals include re-use of previously

developed land.

The proposals accord with Policy L4 which will support development of school playing fields, provided

it is for educational purposes that outweigh the loss of the existing facilities. The proposed development

will enhance the quality of the existing open space and provide new opportunity for formal sports and

facilities available for community use. Replacement pitches and additional sports facilities are proposed

and so there will be a net gain in opportunity for sport. Part of the Rokeby Playing Fields site will also

be retained with open community access for informal games.

The adjacent PROW will not be affected. The schools will prepare Travel Plans to encourage pupils to

walk or cycle to school and use public transport. Appropriate on-site car parking, drop off and pick up

facilities will be agreed with WCC and provided for each school.

There will be no significant environmental impact and technical survey work confirms no loss of priority

habitats or species that should be protected.

Rugby Borough Council Local Plan - Publication Draft (September 2016)

5.30 Consultation on the Publication Draft of the emerging Rugby Local Plan is taking place between 26th

September and 11th November 2016. The Local Plan will cover the Borough between 2011 and 2031.

Examination is expected to start Spring 2017 and the Plan adopted Summer 2017.

5.31 As with the adopted Development Plan Documents, part of the site sits within Rugby urban area. The

Plan does not identify any allocations at the site. Figure 5.2 shows the approximate site boundary and its

proximity to the eastern South West Rugby urban extension.

Figure 5.2 – The site in relation to the east part of the South West Rugby urban extension



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5.32 The Publication Draft Local Plan sets out plans for an all traffic spine road network to support the delivery

of the South West Rugby allocation, which confirms there will be additional development in this area of

Rugby (up to 5,000 dwellings, 35ha of B8 employment development, one secondary school co-located

with a primary school and three separate primary schools). The South West Rugby Masterplan SPD is

being prepared to guide development on this urban extension.

5.33 Policy GP4 states planning permission will not be granted for development which would prejudice:

• The development potential of other land being realised, including the comprehensive

development of a larger site;

• The provision of infrastructure; or

• land that is demonstrated as required for flood risk management

EDUCATION

5.34 The emerging Plan states that there is currently very limited available capacity across many of town’s

primary schools. Further housing development, resulting from population growth, will create additional

requirements, and as a result additional school places (through the extension of existing schools or

provision of new schools) will need to be provided. However, Warwickshire County Council (WCC)

Education has also indicated over time, the impact will also be felt on secondary schools.

TRANSPORT

5.35 Policy H5 of the emerging Plan states that development resulting in significant negative impacts on health

and wellbeing of people in the area as a result of pollution, noise or vibration caused by traffic generation

will not be permitted unless effective mitigation can be achieved. Measures should take account of the

cumulative impact of development proposed by the emerging Plan and any other known developments

on traffic generation.

5.36 Development will be permitted where sustainable modes of transport are prioritised and measures

designed to mitigate transport impacts arising from either individual development proposals or cumulative

impacts caused by a number of proposals are provided, as set out by Policy D1. As the proposal is for a

large scale development which result in the generation of significant traffic movements, it will be supported

by a Transport Assessment and Travel Plan, to demonstrate practical and effective measures to be taken

to avoid the adverse impacts of traffic.

ENVIRONMENT

5.37 Designated areas and species of national and local importance for biodiversity and geodiversity are

protected in line with Policy NE1. Development likely to result in the loss, deterioration, degradation or

harm to habitats or species of importance to biodiversity or geological conservation interests, either

directly or indirectly, will not be permitted unless:

• the need for, and benefits of, the development in the proposed location outweigh the adverse

effect on the relevant biodiversity interest;

• it can be demonstrated that it could not reasonably be located on an alternative site that would

result in less or no harm to the biodiversity interests; and



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• measures can be provided (and secured through planning conditions or legal agreements), that

would avoid, mitigate against or, as a last resort, compensate for the adverse effects likely to

result from development.

The level of protection and mitigation should be proportionate to the status of the habitat or species and

its importance individually and as part of a wider network.

5.38 Policy NE4 sets out that new development which positively contributes to landscape character will be

permitted. Development proposals will be required to demonstrate that they:

• integrate landscape planning into the design of development at an early stage;

• consider its landscape context, including the local distinctiveness of the different natural and

historic landscapes and character, including tranquillity;

• relate well to local topography and built form and enhance key landscape features, ensuring their

long term management and maintenance;

• identify likely visual impacts on the local landscape and townscape and its immediate setting and

undertakes appropriate landscaping to reduce these impacts;

• aim to either conserve, enhance or restore important landscape features in accordance with the

latest local and national guidance;

• avoid detrimental effects on features which make a significant contribution to the character, history

and setting of an asset, settlement or area;

• address the importance of habitat biodiversity features, including aged and veteran trees,

woodland and hedges and their contribution to landscape character, where possible enhancing

and expanding these features through means such as buffering and reconnecting fragmented

areas; and

• are sensitive to an area’s capacity to change, acknowledge cumulative effects and guard against

the potential for coalescence between existing settlements.

DESIGN

5.39 As set out by Policy SCD1, all development will demonstrate high quality, inclusive and sustainable design

and new development will only be allowed where proposals are of a scale, density and design that would

not cause any material harm to the qualities, character and amenity of the areas in which they are situated.



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Compliance with the Publication Draft Local Plan

The proposed South West Rugby Urban Extension includes land to the west of the proposed site which

is also currently located outside the urban area. The proposed development will support the release of

other land and help unlock potential housing sites nearby by providing some of the necessary

infrastructure to support new communities.

The proposed development will contribute towards plan objectives to address the ‘very limited available

capacity’ across the town’s primary and secondary school, and provide much needed places.

Likely traffic generation and impact has been robustly tested with input from WCC to ensure planned

future growth of wider Rugby is also assessed. Both impact and proposed mitigation are explained

within the Transport Assessment submitted. Pupils will be encouraged to use public transport or walk

and cycle to school. Drop off areas will be provided alongside staff parking within the site.

Where the proposals include greenfield land, there will be no significant environmental impact on these

areas. The site does not include any statutorily or locally designated wildlife sites.

The indicative layout of the site is designed to accommodate the proposed schools. The scale and

density of development outlined in the parameter plans submitted will ensure an appropriate

development that responds well to context and site constraints.

Rugby Borough Council South West Rugby Masterplan Supplementary Planning

Document Draft (September 2016)

5.40 The draft SPD was published for consultation alongside the Publication Draft Local Plan. Once adopted

it will fill the requirement of the draft Local Plan policy DS8, proposing allocation of up to 5,000 new

dwellings and 35 ha of employment land. The draft policy includes provision of at least one secondary

school, to be co‐located with a two form entry primary school, and provision for a further three two-form

entry primary schools, with at least one rising to three form entry.

Figure 5.3 – South West Rugby Masterplan Area



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5.41 The site includes about 390 ha predominantly in agricultural use, and extends eastwards to include land

north of Ashlawn Road. The site adjoins the urban area of Rugby, and is well related to the main town’s

existing services and infrastructure. Policy DS9 of the draft Local Plan requires delivery of a spine road

network to provide a choice of routes to help disperse traffic from the development and provide more

opportunities for public transport services to different parts of the urban area.

5.42 The draft SPD recognises the need for new facilities to meet the needs of the development, and that the

development provides an opportunity to deliver new public buildings, including primary and secondary

schools, to complement existing provision and increase choice.

Compliance with the draft South West Rugby Masterplan SPD

The proposed education development will support the new communities proposed by the South West

Rugby allocation, and promote a wide range of choice and education provision attractive to existing

families and communities and new residents.

Planning Obligations Supplementary Planning Document (2012)

5.43 The authority’s Planning Obligations SPD identifies necessary planning obligations and standards for car

and cycle parking and access. The site is outside the identified ‘High Accessibility Zone’ and so parking

standards applied are for ‘Low Accessibility’ D1 (non-residential) uses. New or major expansions of

educational establishments may require a Transport Assessment and Green Travel Plan:

Type Car Parking Standard (maximum)

Cycle Standard (minimum)

Low Access Long Stay - Staff

Short Stay - Visitors

Staff and visitors

- Visitor parking included in staff allocation.

Proposed standard of 2 spaces/ classroom for staff (including visitors) based on average 2 staff/ classroom.

2 spaces / classroom Each case considered on its own merits

Each case considered on its own merits

Parents

- Delivery and collection of children

Zero

5.44 Bus/coach loading area will be required on or off-site for primary school education and above, unless

otherwise justified. Catchment areas will also be taken into account for schools.

Open Space, Playing Pitch and Sports Facilities Study - Part 3 (Playing Pitches)

(November 2015)

5.45 Rokeby Playing Field is identified in the report as a Borough owned playing field. The field is not currently

in use although it is available:



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‘This site has capacity for 3 x senior and 1 x youth football pitches, but is currently unused. The site has

no changing or ancillary facilities. The pitches are not within a recognised flood zone, but may need more

effective drainage if the site was to come into use’

5.46 The report notes that there are no car parking or facilities at the pitch, but proposes the playing field is

retained ‘for long term use as the population grows’, more specifically for youth provision given the lack

of changing facilities. Car parking should be addressed before the site is used.

Compliance with the Open Space, Playing Pitch and Sports Facilities Study (2015)

The proposed development will introduce an active sports use to a site recognise as having capacity

but currently unused. Detailed assessment against the Playing Pitch Strategy is provided in the Playing

Pitch Report submitted with this application.

Flood Risk Assessment has also been undertaken and appropriate drainage will be provided to ensure

use of the proposed playing fields for sports is maximised.



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6. Supporting Technical Assessment

6.1 This application is submitted with a package of supporting information to confirm site constraints and

opportunities that have in turn formed the proposed site masterplan. A summary of these is provided for

information below. A Playing Field Assessment and Statement of Education Need have also been

prepared to support the education and sports proposals at the site.

Land use designation

6.2 The former Rokeby Infant School and Rokeby Primary School sites are located within the Urban

Boundary. The land is otherwise unallocated.

Education Need Statement

6.3 The need for additional school places in Rugby has been confirmed and detail is provided in the Statement

of Educational Need submitted with this application, summarised in the following section. Rugby Free

Secondary School opened in temporary accommodation on the former Rokeby Infant School site in

September 2016 to meet immediate demand.

Playing Field Assessment

6.4 The development proposed will provide upgraded and enhanced sports facilities that will also be available

to the local community. The school proposals will therefore not only help secure a long-term and

sustainable future for the site, but enhance the existing playing field. In their current condition. The playing

fields do not currently provide any formal sports use and Rugby’s

6.5 Without the school proposals which will formalise use of the site and improve the current condition of the

playing fields it is highly likely that the condition of the playing field will improve and the potential for sports

related use will reduce.

Technical Report Summary

6.6 Assessment of transport, ecology, trees, ground conditions, flood risk and drainage, noise and

archaeology has been undertaken. A summary of each of these reports is provided below.

TRANSPORT

6.7 Vehicular access to the site will be provided from the corner of Anderson Avenue and Long Furlong via a

priority T-junction. Pedestrian access will be provided via the proposed site access road, which will have

3.0m footways on both sides of the road. In addition, pedestrian access will be provided from the existing

bridleway that runs along the south western boundary of the site. Furthermore, drop-off/pick-up facilities

will be provided within the school grounds.

6.8 Capacity assessments have been carried out at local junctions across the network. The development is

predicted to have a minimal impact on the following junctions:

• Orson Leys/Long Furlong priority junction

• A426 Dunchurch Road/Orson Leys priority junction

• A426 Dunchurch Road/Goldsmith Avenue priority junction



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6.9 The proposed development is predicted to have an impact on the operation of the Dunchurch

Road/Kingsway junction, especially during the school PM peak period. However, the predicted level of

queues and delays are likely to be relatively short lived and only during school term time.

6.10 Over time traffic arriving/departing the site will adjust their route depending on the level of delay they

come to expect on the network. Therefore, if delays on Kingsway are excessive it is likely that more traffic

would use either Orson Leys or Goldsmith Avenue to depart the site, as both of these junctions are

predicted to operate with lower queues and delays with spare capacity, during the AM and PM school

peak periods. Therefore, based on this assessments carried out in this report, the proposed development

will not result in a severe traffic impact at the Dunchurch Road/Kingsway junction.

6.11 Further assessment of the impacts of the development on the wider network will be carried out using the

Rugby-wide PRAMICS model, however it is unlikely this will result in a material impact as the development

traffic impacts will be diluted as it distributes across the network. In addition a significant proportion of

traffic visiting the school is likely to already be on the highway network.

6.12 The nearest bus stops to the site are located on Charlesfield Road approximately 350m from the proposed

pupil entrance to RFSS. Additional services can be accessed from Dunchurch Road, approximately 760m

and 850m from the proposed school entrance.

6.13 Pupils attending the school will have access to the existing school bus network within Rugby. A number

of existing timetables have been adjusted to serve the proposed school from Dunchurch Road.

6.14 The proposed development benefits from excellent links to the existing pedestrian network. A number of

pedestrian crossing facilities are available across Dunchurch Road to assist pedestrian access to local

bus stops and the Bilton and Overslade areas.

6.15 National and local cycle routes are available within close proximity of the site. Particularly of note is the

local cycle route which runs along Dunchurch Road and provides a link towards the centre of Rugby.

6.16 Accident analysis across the local highway network has indicated that there are no specific issues with

highway safety that would require remediation as a result of the development proposal.

6.17 The Travel Plan that also accompanies the application provides a number of travel initiatives that promote

sustainable travel to the site for staff and pupils.

ECOLOGY

6.18 A preliminary ecological appraisal, comprising a desk study and site walk over was undertaken in July

2016 by Middlemarch Environmental Ltd, and recommended survey work undertaken.

6.19 The site is dominated by amenity grassland playing fields (of the adjacent Rokeby School) in the north

and improved grassland pasture field in the south. These habitats are considered to provide sub-optimal

terrestrial habitat for great crested newts or reptiles due to their intensive management. Field margins

(comprising tall ruderal vegetation and scrub) and hedgerows offer areas suitable for foraging and refuge.

6.20 The ecological desk study (undertaken as part of the preliminary ecological appraisal) identified no

records of great crested newt records within a 1 km radius of the survey area. Ordnance survey mapped

data and aerial imagery indicate presence of 11 ponds within a 500 m radius of the survey area. The

presence of great crested newts within the development site cannot be ruled out, and a presence/likely

absence survey should be undertaken between March and June.



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6.21 The desk study provided no records of reptile species within the search area. Reptile presence/absence

surveys were undertaken between August and September 2016. No reptiles were recorded during any of

the survey visits and therefore the proposed development is not considered likely to adversely impact

upon the favourable conservation status of reptiles. No further survey work is recommended.

6.22 To fulfil the above brief to assess the potential for the existing trees on site to support roosting bats, a

preliminary ground level bat roost assessment was undertaken in August 2016. This survey identified one

tree as having high potential to support roosting bats. A hole in a branch extending west was checked

and found it was concluded the tree contained a bat roost. The remaining trees on site were fully checked

and considered to have low or negligible potential for roosting bats.

TREES

6.23 An Arboricultural Assessment was undertaken by Middlemarch Environmental Ltd. Trees are located

around the perimeter of the site. A number of Category A and B trees were identified and the report

recommends the retention of these should be prioritised due to their substantial contribution to the

landscape character of the site. The Category C trees on site are a low priority for retention. It is

recommended that the Category U trees be removed.

6.24 The illustrative masterplan confirms the opportunity to retain Category A and B trees within the site.

GROUND CONDITIONS

6.25 A Geo-Environmental investigation was undertaken for the site by Alan Wood & Partners. In terms of soil

contamination, the report identifies that there are no significant potential contaminant linkages at the site

in relation to on-site soils. The risk to controlled waters (underlying aquifer) is considered to be very low.

The risk to ecological receptors is considered to be very low. The risk to potable water supply pipes is

also considered to be very low. No asbestos fibres were identified and risk to workers and end users is

considered to be low.

6.26 In terms of the risk evaluation for construction, no significant enabling works are anticipated. The site has

been assessed as ‘brownfield’ in terms of sulphate values and on-site soils are not at risk from containing

pyrite. The potential for shallow mine workings beneath the site is consider to be negligible.

NOISE

6.27 A noise assessment has been undertaken by Anderson Acoustics. The survey found that noise levels

incident on the proposed building are sufficient low such that the required internal levels (in line with

BB93) should be achievable with natural ventilation via open windows.

6.28 Noise emissions from the proposed school on nearby noise sensitive properties have also been

considered and the report confirms any impacts can be controlled using standard noise control

techniques.

ARCHAEOLOGY

6.29 An archaeological desk-based assessment was carried out by Oxford Archaeology in September 2016.

6.30 The Site contains a moderate potential to contain in situ archaeological deposits of the prehistoric period.

The Site has remained undeveloped throughout the medieval and post-medieval periods and as such,

any archaeological deposits which are present are likely to be in a good state of preservation. There is a

low to moderate potential for Roman archaeological deposits. There is a low potential for medieval and

post-medieval archaeological deposits to be present within the site.



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7. Education Provision in Rugby – key issues and the

proposals

7.1 The need for additional school places in Rugby is outlined in detail within the Education Needs Statement

submitted with this application, summarised below.

7.2 Rugby has seen a significant increase in the birth rate over recent years as well as significant inward-

migration. This has resulted in pressure on existing primary school places. Additional capacity has already

been built at a number of schools. However, further expansion is now required in both the primary and

the secondary phases to meet the forecast demand and the demands due to the housing developments

across the various areas. The number of secondary school places offered in Rugby on 1 March 2016

exceeds the combined published admissions numbers of the Rugby schools by 2018.

7.3 WCC have confirmed the greatest pressure in and around the Ashlawn School priority area and in

Dunchurch and the surrounding villages.

7.4 Where possible, and where economies of scale allow, expansions and building works will address other

factors such as encouraging infant and junior to become primary, addressing pre-school requirements in

an area, providing Specialist Educational Needs (SEN) provision, addressing any outstanding Disability

and Discrimination Act (DDA) requirements.

7.5 The Education Act 2011 states that all new schools must be free schools or academies. However, since

May 2015, all new schools are to be known as free schools. Both schools subject to this application have

been made through the ‘Free School route’, a proposer makes a bid directly to the DfE; the DfE then

determines whether to approve the bid and, if so, supports the school to open, including identifying and

acquiring a site and meeting the cost of the building work. The new schools will be known as free schools

and will be independent of the Local Authority.

7.6 Under the Academies Act 2010 the Secretary of State has the power to make schemes transferring local

authority land that has been used for the purposes of a school within the previous eight years (and no

longer needed for those purposes) to those involved with the running of academies.

7.7 Officers have identified a need in Rugby for additional secondary school places and special school places

for children and young people with behavioural, emotional and social difficulties and conditions on the

autistic spectrum.

7.8 On 2 September 2015, the former Prime Minister David Cameron announced that two new free schools

had been approved to move to ‘pre-opening stage’ in Warwickshire. These were the Rugby Free

Secondary School and the MacIntyre Special Free School. It is anticipated that the opening of these

schools will meet the identified need.

Rugby Free Secondary School

7.9 The September 2015 announcement stated that: ‘Rugby Free Secondary School will be opening in the

town in September 2016. It is being set up by the trust behind Rugby Free Primary School, which opens

in September 2015. The new, mixed, secondary will provide 1,260 much-needed school places for 11- to

19- year-olds. It will be a comprehensive school with an academic curriculum that will specialise in a

combination of STEM (science, technology, engineering and mathematics) subjects and music.’



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Quest Academy (formerly known as MacIntyre Special Free School)

7.10 The increased birth rate has seen an associated rise in the number of children with special educational

needs and WCC already secure places for a significant number of pupils at establishments outside the

county. The housing demand will bring further increase in demand for this demographic.

7.11 WCC cabinet has approved schemes to increase the number of special school places across the County:

however, the need for further projects is required to meet capacity and out of area placements. The

opening of the new special free school will help ensure there is sufficient provision of the right type meeting

the appropriate levels of need within Warwickshire; thereby reducing the cost of sending pupils to out of

county placements.

7.12 The September 2015 announcement stated that: ‘MacIntyre Special Free School will open in Rugby in

September 2017. It will be a special school providing 80 places for children and young people between

the ages of 9 and 19 with behavioural, emotional and social difficulties and conditions on the autistic

spectrum, with support tailored to the needs of the individual children. The group behind the school,

MacIntyre Academies Trust, runs 2 other academies, Endeavour Academy in Oxford and the newly-

opened Discovery Academy in Nuneaton.’



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8. Pre-Application Consultation and Community

Engagement

8.1 Part 6 Chapter 4 Planning of the 2011 Localism Act sets out how developers should consult local

communities before submitting planning applications for certain developments. Section 122 introduced a

requirement upon prospective developers to consult local communities before submitting applications for

certain developments of a description specified in a development order, by inserting new provisions into

the Town and Country Planning Act 1990. The Act requires a prospective developer to carry out pre-

application consultation by publicising a proposed application for planning permission in order to bring it

to the attention of a majority of the persons who live at, or otherwise occupy premises in the vicinity of the

land.

8.2 The impact assessment associated with the Localism Bill looked at what the impact would be if the

measure applied only to large-scale major applications, in particular: residential developments of more

than 200 homes or where the site area was 4 ha or more; and any non-residential developments providing

10,000 sqm or more of new floor space, or with a site area of 2 ha or more. The EFAs current proposals

which are to provide two new education establishments serving the local area and Rugby seeks to accord

with the provisions outlined within the Act.

8.3 Detail of pre-application consultation and engagement is provided in the Statement of Community

Involvement submitted with this application.

Pre-Application Consultation

8.4 In advance of this submission we have engaged in positive pre-application discussion with Warwickshire

County Council as determining authority. In May 2016, Warwickshire County Council planning team (Ian

Grace) provided pre-application advice to confirm the requirements of any planning application, including

technical information which has since been prepared.

Community Engagement

8.5 In February 2016, WCC issued a press release announcing the proposals to use the Rokeby site for the

two schools. In March 2016, WCC and Knowledge School Trust attended the Rugby Town West

Community Forum meeting.

8.6 Consultation was undertaken with the local community as the scheme was progressed.

8.7 Following WCC Cabinet approval to progress this site on 4th July 2016, over 1,346 surveys were sent to

local residents in July 2016 asking about their views on the proposed school development. The survey

was designed to give residents the opportunity to provide wide ranging feedback about the issues that

were important to them.

8.8 A public exhibition event was held at Rokeby Primary School on Wednesday 21 September 2016 to

present WCC and the EFA’s proposals for two new schools on the site. Representatives of the project

team were on hand to answer questions.

8.9 The key themes emerging from this consultation, location, traffic and congestion, car parking and green

space have been considered in the development put forward.



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9. Planning Assessment

9.1 The proposed development is for outline planning permission with all matters reserved apart from access,

to allow the development of a new secondary school, sports provision, new SEN school and replacement

playing fields on land adjacent to Rokeby Primary School, Anderson Avenue, Rugby.

9.2 This section evaluates the proposed development against relevant planning policy and the findings of the

technical assessments set out earlier in this report.

Masterplan Brief

9.3 The masterplan submitted with this application provides an illustrative scheme responding to site

constraints and potential opportunities. The application is made in outline and detail of appearance,

landscaping, layout and scale will be submitted as part of future reserve matters applications.

9.3 The outline scheme shows how the proposed development could work on site, responding to identified

site constraints and the requirements of the proposed schools.

Summary of Planning Merits

USE

9.4 The proposed development will provide some of the much needed school places to meet identified need

and account for existing and planned growth. The proposed development is consistent with the

government’s priority to provide a high quality school place for every child and will support the

government’s free schools agenda.

9.5 The principle of education use on part of the site is established by the existing use for Rokeby Primary

School and the former infant school.

9.6 The NPPF supports a proactive, positive and collaborative approach to development which will widen

choice in education and provide a choice of school places, with a presumption is in favour of the

sustainable development of state-funded schools.

9.7 The need for primary and secondary education facilities both now and for future provision is confirmed by

WCC Education and Learning. Although larger allocated sites within adopted and emerging policy make

a provision for new schools to meet demand created by the new housing, these will not address the

existing need. The application site will meet existing need for school places across the town.

9.8 Rugby Free Secondary School is already operating and functional at a temporary location in close

proximity to the site, providing a positive and beneficial asset to the borough. The NPPF confirms local

authorities must support the creation, expansion and alteration of existing schools to widen and promote

educational choice. The requirement to serve the needs of the existing temporary school and its

catchment is an important material consideration.

9.9 The proposed SEN school will provide a safe environment and specialist education provision.

9.10 The application includes a brownfield site within the urban area that was previously in school use (former

Rokeby Infant School). These buildings had been considered for the new SEN school, but are not suitable

for purpose and are instead proposed for demolition to provide new playing field for Rokeby Primary

School.



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9.11 Part of the application site is located outside the urban boundary. The proposed development is sited to

minimise visual impact, contain development closest to the existing urban area and manage

encroachment.

SITE SEARCH

9.12 A robust sequential test has been undertaken by the EFA to identify the site, through a site search and

assessment of options. The EFA have worked with the county council to ascertain the appropriateness of

the site for education use.

9.13 The site is not allocated as open space, however loss of open space is justified where replacement playing

fields and sports facilities are provided in its place. The alternative sports and recreational provision will

be better quality than the existing provision and will provide the opportunity for formal sports.

9.14 A robust Transport Assessment has been prepared with guidance of the highway authority and submitted

with the planning application to ensure any highway effects and mitigation proposed is acceptable. Drop

off and pick up facilities for parents and coaches will be incorporated into the scheme. Pupils will also be

encouraged to walk or cycle to school and use public transport.

ACCESS

9.15 Extensive transport work has been undertaken and robust mitigation measures proposed to ensure the

highway network is capable of accommodating the proposed education use on site. The potential risk of

conflict arising from traffic at peak hours is explained within the Transport Assessment, promoting

sustainable forms of transport, including use of public transport.

9.16 Transport impact has been robustly tested with input from WCC, explained in the Transport Assessment.

Pupils will be encouraged to walk or cycle to school and use public transport. Drop off and pick up facilities

will be incorporated into the scheme, alongside appropriate levels of car parking. Both schools will prepare

a relevant Travel Plan.

9.17 The adjacent Public Right of Way will not be affected.

9.18 The development is located to make effective use of existing infrastructure and services and is sustainable

in transport terms. The development will promote the use of sustainable means of transport and the site

provides safe and suitable access for all users.

DESIGN

9.19 This application is made in outline to set out parameters of design and scale. Details of design, including

appearance, landscaping, layout and scale will be submitted for submitted for future reserved matters

approval.

9.20 The schools will be high quality, and designed and built for purpose. The proposed layout optimises the

use of the site to establish close relationships between the school buildings and their own open space,

playing field and sports provision.

9.21 The design of the development has regard to the surrounding area and how best to reduce impact on

local amenity whilst providing new, specialist school buildings closely linked to respective playing field

provision.

9.22 Taking into account the character of the surrounding area, it is considered there is sufficient flexibility to

accommodate a multi-storey building on the site. The proposed redevelopment provides opportunity to



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provide purpose-built accommodation for meet specialist requirements of both the SEN school and

proposed secondary.

9.23 The proposed ‘campus’ environment with primary, secondary and through-SEN provision on one site will

secure strong links between the schools and a safe environment for children. There will be particular

benefits for pupils of the SEN school in proximity to the mainstream environment.

9.24 Any design should consider sustainability and energy efficiency and there will be opportunity to build in

appropriate measures for the lifetime of the school.

OPEN SPACE AND SPORTS PROVISION

9.25 The former pitches and agricultural fields will be replaced by new sports pitches and playing field for the

proposed school and manged community access will be established to provide opportunity for formal

games. There will be no net loss of opportunity for sport.

9.26 An area of the existing Rokeby Playing Fields will be retained closest to the existing urban area boundary

and residential dwellings, and access for the local community retained.

9.27 EFA have engaged in positive dialogue with Sport England. In direct response to the governments

‘Sporting Future: A New Strategy for an Active Nation (December 2015) report, Sport England aim is to

increase the number of people doing sport and activity, and in particular to increase the proportion of

young people (11-18) who have a positive attitude to sport and being active, make sure public facilities

are used fully and effectively to get maximum use from communities, and increase the number of children

who are physically literate. The proposed development, to include replacement pitches, new sports

facilities, and community access will support each of these objectives.

TREES AND ECOLOGY

9.28 The proposal is not located within any environmentally sensitive area and does not include any statutorily

or locally designated wildlife sites. Extended survey work has been undertaken to identify potential for

ecological habitat and limited opportunity is confirmed. Further survey work to confirm presence of great

crested newts will take place during survey season next year.

9.29 Survey work confirms the development will have no significant impact on ecology on or near the site.

9.30 There is opportunity to retain the quality trees identified along the perimeter of the site, and the

development will not result in the loss of any protected or high quality trees. Detail of landscaping will be

submitted at reserved matters stage.

OTHER CONSIDERATIONS

9.31 Sustainable Urban Extensions proposed by the Core Strategy and Local Plan include education provision

to meet the needs of these new communities. A site within the proposed South West Rugby Urban

Extension extends immediately west of the application site.

9.32 WCC response to EIA Screening Request confirms no significant environmental impact to be tested.

9.33 Development of the proposed new schools for Quest Academy and Rugby Free Secondary School will

respond positively to the borough’s strategic objectives, supporting aspirations to increase levels of

educational attainment, local skill levels and establish excellent links to local schools. In turn, these

elements will and support further economic growth.



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9.34 The schools will create a significant number of new jobs, and there is an opportunity to link in and support

wider economic development through education and training to support higher skilled, higher paid

employment. New school facilities will also provide benefits to the local community.



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10. Summary and Conclusions

10.1 The proposed development is for outline planning permission with all matters reserved apart from access,

to allow the development of a new secondary school, sports provision, new SEN school and replacement

playing fields on land adjacent to Rokeby Primary School, Anderson Avenue, Rugby.

10.2 The total site extends to approximately 12 ha, of which development will be contained within

approximately 4 ha. The remainder of the site will be playing fields associated with the schools.

10.3 WCC have identified immediate need for additional secondary school places in Rugby. The opening of

the Secondary School in September 2016 enabled immediate demand for places to be met for this

academic year. Population growth will continue unabated and therefore provision a permanent school in

this location will meet the ongoing need.

10.4 There is a demonstrable and pressing need to provide additional school places in the Borough. A

site search across the whole Rugby was undertaken to find a suitable location for the development

proposals. Subsequent discussions were held with the local authority to identify any other sites and the

Anderson Avenue site was tabled as an option. These other sites were discounted because they were

not suited to school development or were not available within the required timescales.

10.5 Land adjacent to Rokeby Primary School is an appropriate site for development of an SEN school

and secondary school to replace the former Rokeby Infant School, and make a significant

contribution to meeting those needs.

10.6 The proposals outlined by the illustrative masterplan submitted with this application demonstrate how

the development could be accommodated on site, providing education development with associated

playing field and sports provision to secure the opportunity to formal sports which will also benefit

the local community.

10.7 The masterplan provides a development that optimises the potential of the site in providing specialist

education provision, new playing fields for the existing primary school and a purpose built secondary

school with associated sports facilities. Part of the existing playing fields owned by WCC Are excluded

from the application area and will be retained for the local community for informal sport and recreation.

10.8 The relationship between the proposed development area and neighbours has been considered to reduce

impact on visual amenity, contain development close to the existing urban boundary and ensure legibility

between the proposed school buildings and associated open space.

10.9 The site is well located for public transport and the masterplan has carefully considered transport

mitigation, including access, provision for drop off and pick up and car parking, to minimise impact on the

local area as far as possible.

10.10 The development proposals have taken into consideration technical and environmental assessment and

mitigation where appropriate.

10.11 The provision of new SEN and secondary education, with replacement sports facilities in a sustainable

location means the development accords with National Planning Policy and policies contained in Rugby’s

adopted and emerging Plan.

Appendix 1 – Site Location Plan and Illustrative Masterplan



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Planning Statement – Rugby Free Schools Masterplan, land …€¦ · R/03/CC046 Erection of a 2.4...

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