Agenda item

(Councillor Hilary Cole declared a personal interest in Agenda Item 4(1) by virtue of the fact that she was a member of Chieveley Parish Council, and had attended the meeting where the item had been discussed. However, she would consider the application afresh in light of further information that had been submitted following the Parish Council meeting. As her interest was personal and not prejudicial or a disclosable pecuniary interest, she determined to remain to take part in the debate and vote on the matter.)

1.     The Committee considered a report (Agenda Item 4(1)) concerning Planning Application 20/03074/COND3 in respect of an application for approval of details reserved by condition 15 (highways -cms) of approved 18/01161/COMIND - Construction of a single-storey primary school building and associated two-storey boarding house incorporating a part-lower ground floor area for use by Mary Hare Primary School (and to facilitate the relocation of the current Mary Hare Primary School from its current Mill Hall site); two-storey business centre comprising earmould manufacturing facility, audiology clinics, hearing aid repair shop (HARS) and conference centre rooms; single storey vocational classroom block for existing secondary school and single storey works facility to replace existing; formation of extended access road to primary school building; reconfiguration of existing car parking including provision of additional car/cycle parking; provision of new/reconfigured hard and soft landscaping to include a new external covered space to front of existing Blount Hall secondary school building; and other related works at Mary Hare Grammar School, Arlington Manor, Snelsmore Common, Newbury.

2.     Ms Cheyanne Kirby, Planning Officer, introduced the report to Members, which took account of all the relevant policy considerations and other material planning considerations. In conclusion the report detailed that the proposal was acceptable in planning terms and officers recommended that the Head of Planning and Development be authorised to grant planning permission, subject to the conditions outlined in the main and update reports/for the reasons listed in the main and update reports.

3.     The Chairman asked Mr Paul Goddard, Team Leader (Highways Development Control), if he had any observations relating to the application. Mr Goddard stated that he had nothing further to add to the points already raised by the Planning Officer. Changes had been made to the Construction Management Statement, which meant that construction traffic would no longer travel along the narrow Arlington Lane and therefore had overcome the objections. Highways Officers were content with all other aspects of the submitted Construction Management Statement.

Removal of speaking rights

4.     As resolved at the Extraordinary Council meeting held on 29 April 2020, public speaking rights had been removed for virtual Council meetings. This right had replaced with the ability to make written submissions. This decision was made in accordance with The Local Authorities and Police and Crime Panels (Coronavirus) (Flexibility of Local Authority and Police and Crime Panels Meetings) (England and Wales) Regulations 2020.

5.     The above changes to speaking rights were subsequently amended at the Council meeting on 10 September 2020. It was agreed that parties making written submissions in relation to a planning application would be invited to attend the remote meeting of the Planning Committee to answer any questions that Members of the Committee might wish to ask in order to seek clarification on any part of their statement.

6.     In accordance with the Extraordinary Council resolution, written submissions relating to this application were received from, Dan and Helen Brown, objectors,. Those able to attend the remote meeting were, Dan and Helen Brown

7.     Individual written submissions were published online along with the agenda

http://decisionmaking.westberks.gov.uk/ieListDocuments.aspx?CId=155&MId=5743&Ver=4

Objectors’ Submission

8.     The Clerk read out the representation. Planning officers had summarised the multiple submissions as follows:

Welcome the change of management of traffic avoiding Arlington Lane, to implementing a one way system via Oxford Road and Wantage Road. Request that the Council consider the option of putting new permanent signage onto Arlington Lane to state that the single lane road, with no turning capacity is ‘Not suitable for HGV’s”. This signage will assist in two ways, firstly, there is subsidence on the weak bridge toward the top of the lane which has caused damage to the land owners fence and field (due to heavy goods vehicles passing through) and it will help to prevent further issues here as well as keep road users, cyclists, walkers and horse riders safer. In addition, it will assist the school in managing the traffic to the stated aims within their revised proposal and help prevent heavy goods vehicles from using the lane instead of their proposed access.

Mary Hare’s own “Primary School Project Design and Access Statement April 2018” specifically warns against increased traffic on Arlington Lane for safety reasons.

Introduction: Public Consultation (from 20th Feb 2018):

“A Statement of Community Involvement documents the responses but in summary there was universal support for the proposals subject to being satisfied that any additional traffic would not exacerbate issues already experienced on Arlington Lane.”

Site Constraints (p32)

“Potential for any new vehicular access from Arlington Lane directly into the field, or from the existing school access road that runs along the east boundary of the field, is limited due to narrow single lane carriageway of Arlington Lane, poor visibility at the junction.”

Design Statement (p37) “avoiding impact of additional traffic to Arlington Lane.”

Second point refers to the environmental impact the build has considering West Berkshire Council unanimously declared a Climate Emergency on 2nd July 2019.

The Primary School building at Mary Hare School is proposed to be built on a 1 in 5 steeply sloping site. Retaining the slopes alone require thousands of linear metres of walls made from tens of thousands of tonnes of reinforced concrete. Excavating down three metres across the site is required to remove and transport over a hundred thousands of tonnes of land. The buildings require further amounts of steel and are made up of brick and concrete.

The Design and Access Statement celebrates a 39% reduction in CO2 from reduced energy usage, it specifically mentions that the site prevents it meeting the planning policy requirement for all major developments to achieve Breeam Excellent status. The carbon (CO2) released from the concrete poured to enable a school to be built on such a sloping site dwarfs the benefits made from efficiency gains, for decades.

Due to the Climate Emergency, can the Council and The School confirm that, the use of flat and level sites that do not require thousands of tonnes of excavation and concrete retaining for a largely subterranean building have not been overlooked? The school has several flat, brownfield sites available at White Cottages and near the school’s main entrance on the Oxford Road.

Members’ Questions to the Objectors

9.     Members did not have any questions relating to the written submission.

Ward Member Representation

10.  Councillor Hilary Cole in addressing the Committee raised the following points:

·      The main concern regarding the application had been the access for construction traffic along Arlington Lane however, this issue had been resolved and therefore Councillor Cole had nothing further to add on this matter. Councillor Cole was satisfied with the amended Construction Management Plan and believed residents also shared this view.

·      Councillor Cole referred to comments made by Objectors about the climate emergency and stated that this was not for consideration as part of the application. The only area for discussion was the traffic conditions.

Members’ Questions to the Ward Member

11.  Members did not have any questions for the Ward Member

Members’ Questions to Officers

12.  Councillor Adrian Abbs asked for the drawing to be displayed that showed the access to the site. The drawing clearly showed the Oxford Road and he queried how it was intended traffic would get to the entry point of the site. He noted that traffic would not come off the A339 and then along Arlington Lane due to the issues raised regarding that route, however Councillor Abbs queried what would stop this occurring. Mr Goddard asked for clarification that Councillor Abbs was concerned about HGVs using Arlington Lane. Councillor Abbs noted that HGVs would not be able to enter the site via this route, however he queried how HGVs would get to the entry point and what the anticipated route was for these vehicles. Councillor Abbs asked for assurance that the route via the A339 and Arlington Lane would not be used.

13.  In response to Councillor Abbs’ query Ms Kirby stated that the agent had detailed in the Construction Management Statement that they would erect signage temporarily on Arlington Lane advising HGVs not to use the route. Delivery drivers would be informed of this and there would be a site officer directing vehicles. Delivery drivers would be provided with a pre-planned route to the entry point of the site. Councillor Abbs was satisfied with this response.

14.  Councillor Carolyne Culver asked Officers if they were satisfied that the issues of concern regarding verges and hedgerows had been resolved. Councillor Culver further asked if it was anticipated that there would be any impact on the Berkshire, Buckinghamshire and Oxfordshire Wildlife Trust (BBOWT) Reserve at Snelsmore Common, which was directly opposite the entrance to the construction site. Ms Kirby responded that because there were no longer plans to use Arlington Lane, Officers had no concerns regarding the verges along this route. The other two accesses were already used frequently by large vehicles.

15.  Mr Simon Till referred to the point raised regarding the BBOWT Reserve and added that this would needed to have been addressed as part of the full planning application, rather than the discharge of conditions application.

Debate

16.  Councillor Cole opened the debate by voicing that she was satisfied with the amendments that had been made to the discharge of conditions application, and believed objectors were of the same view. On this basis Councillor Cole proposed that Members accept officer recommendation to grant planning permission subject to the conditions listed in the main report and update report.

17.  Councillor Abbs seconded the proposal by Councillor Cole. He stated that it was important that officer’s ensured that the necessary signage was erected. There had been requests made by some residents for permanent signage to deter HGVs from using Arlington Lane, and Councillor Abbs felt that this needed to be followed up and actioned if possible.

18.  Councillor Tony Vickers stated that he used Arlington Lane for circular walks around and beyond Snelsmore Common, and it was not suitable for HGV use. He suggested that the matter of it becoming a non HGV route permanently could be considered by the Transport Action Group or the Ward Member, preferably before work on the application site commenced.

19.  The Chairman asked Officers if they were satisfied that Councillor Abbs’ requests regarding signage were included within conditions. Legal Officer, Sharon Armour, explained that the issue of permanent signage was not a matter for the Committee. Regarding temporary signage, Ms Kirby had confirmed that the matter was included in the Construction Management Statement.

20.  Councillor Hilary Cole advised the Committee that, as Ward Member, she would direct the request for permanent signage to Highways Officers.

21.  The Chairman invited the Committee to vote on the proposal by Councillor Cole, seconded by Councillor Abbs to grant planning permission. At the vote the motion was carried.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

Conditions