HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
TUESDAY, 11 MARCH 2008, AT 10.00 A.M.
Agenda No.
4
CITY AND DISTRICT OF ST ALBANS
APPLICATION FOR PARTIAL DEMOLITION, THE ERECTION OF TWO
SINGLE STOREY EXTENSIONS AND THREE CANOPIES TOGETHER
WITH REFURBISHMENT OF THE FORMER SCHOOL BUILDING TO 3
CLASSROOMS FOR USE AS A RECEPTION UNIT AND ASSOCIATED
WORKS AT BERNARDS HEATH INFANTS SCHOOL, SANDRIDGE ROAD,
ST ALBANS.
Report of the Director of Environment
Author:
Alice Carrington
Local Member:
Allan Witherick
Tel: 01992 556267
1.
Purpose of Report
1.1
To consider planning application ref: 5/0118-08 (CC0047) for the
conversion of a former school building to 3 classrooms and associated
works at Bernards Heath Infants School, Sandridge Road, St Albans.
The application is being referred to committee under the current
scheme of delegation, as a letter from the City and District of St Albans
has been received objecting to the proposal.
2.
Summary
2.1
Bernards Heath Infant School is located on the east side of Sandridge
Road, St. Albans, within the Conservation Area and consists of a
complex of educational facilities with parking towards the middle of the
site.
2.2
The former school building at the front of the site would be remodelled
to provide three classrooms and would be brought back into
operational use in order to allow the school to expand, in order to meet
the current demands for additional primary school places. It is
proposed that the existing building would be upgraded both internally
and externally. The proposed new extensions would be to the rear
elevation following demolition of the existing kitchen, toilet and storage
area, and would have a much smaller floor area than that being
removed.
2.3
The scale of the proposals to the rear would be modest, with a
significant net loss of building footprint and improving the overall
appearance of the building from this side considerably.
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2.4
The additions would be single storey, sitting significantly lower than the
main roof and front gable ridges. The highest level of the new
canopies protecting the area immediately outside the classrooms and
the entrances to the classrooms would also sit at this new eaves level.
2.5
The principal issues to be taken into account in determining this
application are:
1. Impact on the Conservation Area
2. Improvements to the building and school facilities
2.6
St Albans City and District Council objects to the proposal with regard
to the amount and design of the proposed fenestration and the
materials to be used in the proposed development. Advice from
BEAMS is that the extensions will have no impact on the conservation
area. They consider that the proposal will enhance the locally listed
building and improve its setting in the conservation area
3.
Conclusion
3.1
The report concludes that the application should be granted subject to
appropriate conditions, to include the following:
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
time limit for commencement;
hours of deliveries;
contractor parking and compound area;
wheel/chassis cleaning;
materials;
archaeology;
school travel plan
lighting.
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4.
Description of the site and proposed development
Description of the Site
4.1
Bernard’s Heath Infants School is located in the north of St Albans and
the site is predominantly surrounded by residential, small scale and
traditional properties. The site is situated to the east of Sandridge
Road, St Albans and lies within the Conservation Area. The site
comprises two existing buildings together with a temporary nursery
building and is oriented approximately east-west from front to rear.
4.2
The old Victorian building at the front of the site, which was the original
school building, faces the street (Sandridge Road) in a roughly western
direction. However, it has not been used as such since the later more
modern school was built towards the rear of the site. It is a traditional
brick built gabled school building with a slate roof and large windows
and is probably late Victorian or Edwardian.
4.3
The existing main school building at the rear of the site is a much larger
building than the old building at the front of the site, with a lower, flat
roof. A temporary classroom, which is to remain, sits to the rear of the
old school building and serves as a nursery unit within the playground
area.
The Proposal
4.4
It is proposed that the former school building at the front of the site
would be remodelled to provide three classrooms and would be
brought back into operational use in order to allow the school to
expand; this would meet the current demands for additional primary
school places. It is proposed that the existing building would be
upgraded both internally and externally.
4.5
The existing old building has ancillary accommodation to the rear
comprising kitchens, WC’s and storage. The existing building footprint,
ranges in depth from approximately 2.5m to 4m and extending the full
length of the building. Some 78m² would be demolished. The proposed
new extensions, which would be inserted into the rear elevation
following the demolition, would have a much smaller floor area than
that being removed.
4.6
The construction of the proposed extensions would be single storey
and would be built of reused red facing brickwork, from the demolished
rear elevation, to closely match that of the existing old building.
4.7
The proposal would provide three new teaching spaces, new WCs
(including one wheelchair accessible) and plant room with two new
extensions on the rear elevation. Each classroom would have access
to an external canopy to the rear so that outside play would still be
possible in poor weather. Each classroom would have internal double
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doors connecting the classrooms which would enable flexible teaching
and each would be fitted with a play sink and work surface and have
access to its own WC facilities.
4.8
The new external canopies would extend approximately 3m from the
rear wall of the building and have a total area of 42m². The refurbished
internal accommodation would be divided into three classrooms, of
61.5m² each.
4.9
The entrance door on the existing building is within a small porch on
the south side and this would become the new electrical plant room.
An unused entrance on the north side is original to the building and
would be retained but would be permanently sealed and lined from the
inside.
4.10 The landscaping elements would remain essentially as existing. There
is a grassed area to the front of the old building with a hedge and bow
topped iron railings to the front boundary and other than the addition of
a new pedestrian gate this area would remain unchanged.
4.11 Currently the pedestrian access is through the playground. However,
with the newly refurbished building and playground adjacent this would
no longer provide security for the pupils. It is proposed to provide a
new pedestrian access to the school via a new fenced pathway running
along the boundary of the existing playground and car park. A new
ramped path would lead visitors and parents down the north side of the
old building along the new fenced pathway and the existing access
would be permanently fixed shut, thereby making the playground more
secure and improving the circulation of the site.
4.12 The new pedestrian access would be fenced using treated timber
palisade fencing and gates at 1.2m high to match fencing elsewhere on
the site.
4.13 The current vehicular access is via Sandridge Road with no changes
proposed. There is provision for 18 car parking spaces within the
school site. There would be two additional staff during the school core
hours, as of September 2008 and it is proposed that the existing staff
car park be relined to provide 20 formal including 2 disabled spaces
close to the entrance.
5.
Consultations
5.1
City & District of St. Albans
Comments from the City & District of St Albans were received via letter
on 07 February 2008. The District raises objections to this proposal
with regard to the amount and design of the proposed fenestration and
the materials to be used in the proposed development. It is considered
that the proposed development would be out of keeping with the
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character and appearance of this Locally Listed building and the wider
Conservation Area and would be contrary to Policies 65 (Education
Facilities), 69 (General Design and Layout), 85 (Development in
Conservation Areas) and 87 (Locally Listed Buildings) of the St Albans
District Local Plan Review 1994.
5.2
Herts County Council as Highway Authority
Does not wish to restrict the grant of permission, subject to the
following condition:
A School Travel Plan shall be prepared to current Hertfordshire County
Council’s criteria and implemented in full throughout the life of the
school, in order to assist in achieving greater use of sustainable
transport modes, with less reliance on the private car, in line with
national government policies and County Council’s sustainable
transport policies.
5.3
Archaeology
Does not wish to restrict the grant of permission subject to the following
condition:
No demolition or development shall take place within the proposed
development site until the applicant, or their agents, or their successors
in title, has secured the implementation of a programme of
archaeological work in accordance with a written scheme of
investigation, which has been submitted to the planning authority and
approved in writing.
This condition will only be considered to be discharged when the
planning authority have received and approved archaeological reports
of all the required archaeological works.
5.4
Environment Agency
Have assessed this application as having a low environmental risk.
5.5
Built Environment Advisory Management Service (BEAMS) advise that:
- The unattractive extensions at the rear will be demolished and will
provide an opportunity to enhance the rear of the building.
- Natural materials, matching the existing would be used in the
construction of the main walls and roof covering.
- New accommodations including two sets of WC’s and a boiler room
have been incorporated neatly in two slightly projecting gables.
- The suspended ceiling in the main building will be removed and the
original ceilings opened up and restored.
- The scheme has been prepared by a team including an architects
and a surveyor. They consulted the former County Council Head of
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-
Design and Conservation in the early stages of the project. I
commended their approach.
This is a refreshing design for extensions which will bring the
building back into a positive use.
The extensions will have no impact on the conservation area. They
will enhance the locally listed building and improve its setting in the
conservation area.
BEAMS also state that this is a Locally Listed Building in a
Conservation Area and the positive elements of the proposals would
bring this empty Locally Listed Building back into use.
5.6
Neighbours / Publicity
Site notices were erected on 11 January 2008.
A total of 66 properties were consulted and 0 responses have been
received.
6.
Relevant Planning History
5/0044-95
5/0425-02
7.
7.1
Single mobile nursery (Granted 15/03/95)
Retention of four-bay mobile classroom unit (Granted
11/06/02)
Planning Considerations
The relevant development plan policies are:
City & District of St Albans Local Plan Review (adopted November
1994)
Policy 50
Policy 65
Policy 69
Policy 81
Policy 85
Policy 87
7.2
Parking for Disabled People
Education Facilities
General Design & Layout
Access for the Disabled
Development in Conservation Areas
Locally Listed Buildings
The principal issues to be taken into account in determining this
application are:
3. Impact on the Conservation Area
4. Improvements to the building and school facilities
Impact on the Conservation Area
7.3
Bernard’s Heath Infants School is a Locally Listed Building situated in a
Conservation Area.
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7.4
The City and District of St Albans has raised objections to this proposal
with regard to the amount and design of the proposed fenestration and
the materials to be used in the proposed development and therefore
that the proposal is contrary to Policies 65, 69, 85 and 87 of the St
Albans District Local Plan review 1994.
7.5
They state that the principles of the proposed rear extension are
considered to be acceptable; however there are concerns about the
detailing, which include:
-
there are an excessive amount of extractor cowls on the roof;
the doors and windows are not in keeping with the style and historic
integrity of this Locally Listed Building;
an excessive number of windows are proposed on the new gables
and are not in proportion with the main building;
and insufficient details have been provided about the canopies,
although the Council would suggest that these be kept to a
minimum and be of a light design.
7.6
Built Environment Advisory Management Service (BEAMS) have been
re-consulted for their views on the officers’ report from City and District
of St Albans and have made various comments which disagree with
City & District of St Albans. Their advice is summarised in paragraph
5.5. Overall, they consider that the extensions will have no impact on
the conservation area and that they will enhance the locally listed
building and improve its setting in the conservation area.
7.7
BEAMS also state that this is a Locally Listed Building in a
Conservation Area and the positive elements of the proposals would
bring this empty Locally Listed Building back into use.
7.8
The proposed windows are not dissimilar to the existing windows to the
rear, and whilst they do not mirror those to the front of the building they
do reflect the general style more than those existing, as they are
smaller paned. It is therefore considered that this proposal complies
with Policy 85 (Development in Conservation Areas) as the proposal
would positively enhance and contribute to the appearance of the
Conservation Area. Also it is considered that the proposal complies
with Policy 87 (Locally Listed Buildings) as the existing building is to be
preserved and enhanced with the rear of the building being
redeveloped in a more sympathetic design.
7.9
The building from the street frontage would remain unchanged except
for improvements to the fabric (thereby improving and benefiting the
Conservation Area) and the forming of a new pedestrian access.
Improvements to the building and school facilities
7.10 The forecast demand for additional spaces in St. Albans (North East)
and Central St. Albans requires the provision of additional classrooms
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in the north and central St. Albans Area. It is proposed that the former
school building at the front of the site would be remodelled to provide
three classrooms and would be brought back into operational use in
order to allow the school to expand; to meet the current demands for
additional primary school places.
7.11 It is proposed that in September 2008 one additional class would
occupy the refurbished block together with two early years’ classes
from within the current school building. The vacated classrooms would
then be refurbished in 2008/2009 to bring them up to the required
standard. These would then meet the anticipated demand in this part
of St Albans for accommodation for additional pupils to be admitted in
2009 and 2010.
7.12 The existing former school building is currently not in use. However,
the proposed conversion would provide a requirement for school
facilities needed in the locality. As the use to the rear of this site is
already a school this should not have a significant adverse impact upon
the area.
7.13 In accordance with Policy 50 (Parking for Disabled People) and Policy
81 (Access for the Disabled), the proposal provides access and
facilities for people with disabilities. The new toilet accommodation
would include a wheelchair accessible toilet for disabled and teaching
staff use. There would be ramped and flush threshold access from
outside into each classroom and the new entrances would be protected
by canopies overhead. A new entrance path along the north side of the
old building would be gently ramped from pavement level and the
existing steps which narrow this access path would be removed to
provide a 1.2m wide fenced pathway running the full length of the car
parking area to the main school building. Two disabled car parking
spaces would be provided near to the entrance of the main school
building and the internal floor of the building would be level throughout,
which is in keeping with both Policy 50 and 81 of St Albans & District
Local Plan.
7.14 Policy 69 (General Design and Layout) requires that the materials
relate to the adjoining buildings and also the context within which it is
being built in terms of scale and character of its surroundings in terms
of height, size and scale. As stated by BEAMS, the canopies would be
an appropriate light weight design which relates well to, and contrasts
with the solidity of the brick and slate building. However, the use of
natural materials would be particularly encouraged elsewhere in the
construction. The proposed re-use of the bricks from the demolished
part of the building is welcomed in both design and sustainability terms.
7.15
In accordance with Policy 65 (Education) the proposal would have
minimal impact on the amenity of the surrounding area in terms of
visual impact and design as the development is taking place at the rear
of the existing building and would not affect the surrounding
environment.
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8.
Conclusions
8.1
Bernard’s Heath Infant School is located on the east side of Sandridge
Road and consists of a complex of educational facilities with parking
towards the middle of the site.
8.2
The scale of the proposals to the rear would be modest, with a
significant net loss of building footprint, which would considerably
improve the overall appearance of rear of the building.
8.3
The additions would be single storey, sitting significantly lower than the
main roof and front gable ridges. The highest level of the new
canopies protecting the area immediately outside the classrooms and
the entrances to the classrooms would also sit at this new eaves level.
8.4
This is a Locally Listed Building in a Conservation Area and the positive
elements of the proposals would bring this empty Locally Listed
Building back into use.
8.5
Whilst the objection from City and District of St Albans is noted it is
considered that the proposal accords with the relevant policy intentions
of the development plan.
8.5
The report therefore concludes that the Director of Environment should
be authorised to grant planning permission subject to conditions to
include;
i) time limit for commencement;
ii) hours of deliveries;
iii) contractor parking and compound area;
iv) wheel/chassis cleaning;
v) materials;
vi) archaeology;
vii) school travel plan
viii)lighting.
9.
Financial implications
9.1 There are none for this Committee
Background information used by the author in compiling this report
Planning application reference 5/0118-08 (CC0047)
Consultee responses
Relevant policy documents
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Appendix 1: Relevant Development Plan Policies
POLICY 50
PARKING FOR DISABLED PEOPLE
Parking spaces for disabled people shall be provided as set out in (i) –
(v) below. These spaces are included in the total parking requirement
and are not additional to it. In public car parks, sufficient provision will
be made to meet the needs of the locality.
(i)
Employment generating developments not normally visited by
the public.
Car parks up to 100 spaces: 1 disabled space per 25 spaces.
Thereafter 1 disabled space for every 100 parking spaces;
(ii) Hotels open to residents only: as (i) above;
(iii) Shops and other non-residential buildings to which the public
have access.
Up to 100 spaces: 1 disabled space per 20 spaces. Thereafter 3
disabled spaces for every 100 parking spaces.
(iv) Residential (general)
1 disabled space for every dwelling built to mobility standards.
(v) Residential (elderly persons dwellings)
Up to 10 spaces: 3 disabled spaces. Thereafter 1 disabled space
for every 4 spaces.
Disabled spaces shall be:
a) clearly marked on the ground, with signs at bays and car park
entrances as necessary;
b) of a size and layout to facilitate wheelchair transfer as indicated in
Figure 9;
c) located as close as possible to the main accessible entrance to
the building and should preferably be under cover;
d) provided with a flush drop kerb at least 1 metre wide if access to a
pavement is necessary.
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POLICY 65 EDUCATION FACILITIES
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POLICY 69 GENERAL DESIGN AND LAYOUT
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POLICY 81 ACCESS FOR THE DISABLED
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POLICY 85 DEVELOPMENT IN CONSERVATION AREAS
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POLICY 87 LOCALLY LISTED BUILDINGS
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