06/03/17 10:09 Committee report Development Control Committee B – 15 March 2017 ITEM NO. 1 WARD: Ashley CONTACT OFFICER: Katy Dryden SITE ADDRESS: The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT APPLICATION NO: 15/03541/COND Approval/Discharge of conditions EXPIRY DATE: 10 September 2015 Approve details in relation to condition 5 (Travel Plan) of planning permission 15/03268/X following the grant of planning permission 13/05209/F for erection of a 2-3 storey, 2 form entry primary school. RECOMMENDATION: Condition application decided AGENT: AWW Architects Rivergate House 70 Redcliff Street Bristol BS1 6LS APPLICANT: Colston's Girls' School Trust C/O Agent The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date. LOCATION PLAN:
Transcript
06/03/17 10:09 Committee report
Development Control Committee B – 15 March 2017
ITEM NO. 1
WARD: Ashley CONTACT OFFICER: Katy Dryden SITE ADDRESS:
The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
APPLICATION NO:
15/03541/COND
Approval/Discharge of conditions
EXPIRY DATE: 10 September 2015
Approve details in relation to condition 5 (Travel Plan) of planning permission 15/03268/X following the grant of planning permission 13/05209/F for erection of a 2-3 storey, 2 form entry primary school.
RECOMMENDATION:
Condition application decided
AGENT:
AWW Architects Rivergate House 70 Redcliff Street Bristol BS1 6LS
APPLICANT:
Colston's Girls' School Trust C/O Agent
The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date. LOCATION PLAN:
DO NOT SCALE
Item no. 1 Development Control Committee B – 15 March 2017 Application No. 15/03541/COND : The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
SUMMARY The Dolphin Primary School (part of the Colston's Girls' School Trust) currently occupies premises at 174 Cheltenham Road and temporary classroom accommodation within the adjoining Colston Girls’ Secondary School site. No 174 Cheltenham Road was originally granted planning permission in 2011 to provide additional classroom accommodation for Colston's Girls' (Secondary) School, which is situated adjacent to the application site, with the secondary school's main entrance on Cheltenham Road. No restrictions were placed on the 2011 planning consent restricting the use of 174 Cheltenham Road to the secondary school site, and the new primary school use can lawfully operate on the premises. Planning permission was granted on the 3rd June 2014 for a new purpose built primary school on a site adjoining 174 Cheltenham Road (the application site), to provide much needed primary school places. The application was considered at Planning Committee in May 2014 with the resolution to grant consent, subject to the Travel Plan details returning to a later committee for agreement. The new school building (which is now nearing completion) comprises a two form entry primary school providing capacity for 420 pupils from reception year (ages 4-5) to year 6 (ages 10 - 11). Each year the school is growing by 60 pupils until it reaches it’s capacity of 420 pupils. Once the new primary school is occupied, 174 Cheltenham Road will return to Colston's Girls' Secondary School to accommodate increased pupil numbers. The new primary school building is nearing completion and it is intended to be in use following the Easter holidays (April 2017). The main school access is proposed from Bath Buildings, providing vehicular access for deliveries and a disabled vehicular drop off point only. No parking will be provided on site. Further pedestrian access will be provided at the existing Dolphin School access point off Cheltenham Road which provides a pedestrian link into the new school site. Following extensive negotiation between council officers and the school’s project team, off site highways works were proposed to overcome significant highways safety concerns for pupils travelling to and from school along Bath Buildings and Cheltenham Road. The details of the proposed highways works were consulted upon widely and agreed by planning committee in May 2014. Following concerns that the required highways works would not be provided in time of the new school building opening in April 2017, a Non Material Amendment application has been agreed to allow the school to occupy the new building in advance of the highways works being in place. The relevant highways works condition has been amended to ensure that the entrance to Bath Buildings is not used, apart from access for mobility impaired pupils. The existing entrance to the current school site (174 Cheltenham Road) is to be used as the sole access point into the new school building, until the required highways works are in place. As pupil numbers will not be increasing until September 2017 there will in effect be no change to the existing situation, where existing pupils access the current Dolphin School premises from the Cheltenham Road access point. The works will, however, be required from September 2017 when intake increases and to ensure that a level pedestrian access point is provided from Bath Buildings.
Item no. 1 Development Control Committee B – 15 March 2017 Application No. 15/03541/COND : The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
SITE DESCRIPTION The application site relates to a 0.4ha site previously occupied by Fowlers (Engineers) of Bristol. The approved new primary school building is now nearing completion on the site. The site is located to the east of Cheltenham Road, south of the existing Colston’s Girls’ (Secondary) School. The site is located within the Montpelier Conservation Area. Residential properties surround the site to west and south of the site. The adjoining residential properties at No 174 Cheltenham Road and Nos. 11-25 Bath Buildings are Grade II listed. A Health centre and associated car park area is located to the west of the site with an employment premises adjoining the site to the north with Colston Girls (Secondary) School sited beyond. The main pedestrian and vehicular entrance to the site is from Bath Buildings, with no building directly fronting the highway. Primary school provision has been established at the adjoining site, No 174 Cheltenham Road, where the existing Dolphin Primary School is located. Pedestrian access to the existing primary school site is gained from Cheltenham Road and a pedestrian link is provided between the Cheltenham Road school site and the application site. RELEVANT HISTORY 17/00184/NMA - Non material amendment of planning permission 15/03268/X following the grant of planning permission 13/05209/F for erection of a 2- 3 storey, 2 form entry primary school. To amend wording of condition 4 of 15/03268/X to allow the school to occupy the building prior to completion of the highway works and before pupil intake increases in September 2017: new wording of condition 4 to include "Occupation of the building hereby permitted will be subject to the following; The pedestrian access from Bath Buildings (notwithstanding access for mobility impaired pupils) will not be used prior to completion of the agreed highways works; which shall be completed no later than September 2017". 15/03268/X - Application for modification of Condition 5 (further architectural details) and variation of condition No. 33 (approved plans) following the grant of planning permission 13/05209/F - (Demolition of existing industrial buildings and erection of a 2-3 storey 2-form entry (2FE) primary school (2212 sqm), with vehicular/pedestrian access (for servicing and disabled parking) from Bath Buildings and pedestrian access from Cheltenham Road. 13/05209/F - Demolition of existing industrial buildings and erection of a 2-3 storey 2-form entry (2FE) primary school (2212 sqm), with vehicular/pedestrian access (for servicing and disabled parking) from Bath Buildings and pedestrian access from Cheltenham Road. (Proposed alterations to highways measures at the following locations; Bath Buildings, removal of left turn facility into Bath Buildings from Cheltenham Road to allow formal pedestrian crossing phase across Bath Buildings. Station Road/ Cheltenham Road, minor alterations to kerbing and surfacing)'. (Major application). 13/05210/F - Demolition of existing buildings. (The previous industrial buildings at the site). 14/01031/F - Erection of 1 no single and 1 no double temporary classroom units, providing 3 no classrooms and ancillary facilities in relation to existing and proposed Dolphin Primary School, for a temporary period during completion of the proposed new school (Application Ref: 13/05209/F). Construction of surfaced path linking site to main school.
Item no. 1 Development Control Committee B – 15 March 2017 Application No. 15/03541/COND : The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
APPLICATION This discharge of condition application relates to the Travel Plan details of the new Dolphin Primary School. The planning application for the new school building was considered at Planning Committee in May 2014 with the resolution to grant consent, subject to the Travel Plan discharge of condition details returning to a later planning committee for agreement. RESPONSE TO PUBLICITY AND CONSULTATION Whilst public consultation is not a statutory requirement for discharge of condition applications, local residents were consulted on this application. 19 comments have been received in response to the consultation exercise. Comments relate to Transport Planning, highways safety and congestion issues:
- Proposed highways works and resulting impact on adjoining road network is unacceptable - Requirement to use Station Road entrance as more suitable alternative.
(Please note the above issues have been considered in full at committee in May 2014 as part of the new school building application reference 13/05209/F).
- Concerns regarding staff car parking/ business permits being granted in an already saturated
area. What measures to reduce staff car usage? - No drop off area provided / shown and roads not suitable for this arrangement. - Unsafe parking during school pick up and drop off times along narrow, already congested
road. - The Travel Plan does not provide ‘immediate, continuing and long-term measures to promote
and encourage alternatives to single-occupancy car use’.
The above points will be addressed in the main key issue of this report. BCC TRANSPORT DEVELOPMENT MANAGEMENT Comments – Please see Key issue A RELEVANT POLICIES National Planning Policy Framework – March 2012 Bristol Local Plan Comprising Core Strategy (Adopted June 2011), Site Allocation and Development Management Policies (Adopted July 2014) and (as appropriate) the Bristol Central Area Plan (Adopted March 2015) and (as appropriate) the Old Market Quarter Neighbourhood Development Plan 2015. In determining this application, the Local Planning Authority has had regard to all relevant policies of the Bristol Local Plan and relevant guidance. KEY ISSUES (A) Are the Travel Plan details acceptable? The planning application for the school (13/052099/F) was approved subject to considerable highway measures to ensure road safety was improved in the vicinity of the site. The highway measures (consisting of footway improvements and improved crossing points) will considerably improve safety
Item no. 1 Development Control Committee B – 15 March 2017 Application No. 15/03541/COND : The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
around the school for pedestrians. The measures were the subject of considerable discussion at the planning stage, and at Committee. The Committee were made fully aware of the potential implications on the surrounding highway network, and resolved to approve the scheme with the associated highway measures. In view of this there is no further discussion in planning terms to be made about the proposed highway measures, which are now are being technically drawn up and consulted on as part of the statutory highway processes. In order to assess the potential impacts of traffic on surrounding streets, assumptions were made about the potential trip rates associated with the school, as there were only 30 pupils in the school at the time. It was assumed that trips would be similar to the citywide average at the time – 27%, with the proposed highway measures, reduced catchment area and a robust Travel Plan potentially reducing these car trips further. However, Committee had concerns that offficers’ assertions that a Travel Plan could help to minimise trips to the school by car would not come to fruition. In view of this it was resolved that Committee would consider the School Travel Plan once it was in prepared. Since permission was granted, and as the school has grown in size, the school has worked hard on evolving their Travel Plan with guidance from officers, achieving Bronze status from Modeshift Stars – a nationally recognised accreditation scheme for school travel. They are now are actively seeking Silver Accreditation. It can be seen from the travel surveys that vehicular trip rates are below 25%, which is less than initially anticipated. They are actively seeking to further reduce these trips by car, and the proposed highway measures will improve the pedestrian environment around the school. The school have undertaken and committed to undertake a number of initiatives including, but not limited to, the following:
• Installation of scooter and cycle parking to above the Local Plan minimum standard • Installation of highway measures to improve the walking environment in the area • Visible management of school entrances • Provision of wrap around care to reduce peak activity • Publication of Active Travel Policy deterring car use and added this as a fixed agenda item on
Health and Safety working group • Supported walking bus between sites • Annual Cycle and scooter training • Road safety education lessons and assemblies • Pedestrian skills training • Create a travel pack for new parents • Engage with local groups, elected members and the PCSOs • Events such as walk to school week and active travel breakfast • Use of public transport for school trips • Promotion of cycling to staff including salary sacrifice cycle purchase scheme • Publicity events and signage • Creation of travel to school maps
The school undertook travel surveys which show that parents would be encouraged to walk, cycle or scoot to school if there were better pedestrian crossing facilities, scooter and cycle training, better scooter and cycle parking facilities, identification of safer routes to school and speed reduction measures. Many of the issues identified as barriers to walking and cycling can be overcome by the
Item no. 1 Development Control Committee B – 15 March 2017 Application No. 15/03541/COND : The Dolphin School (Formerly Known As Fowlers Of Bristol (Engineers) Ltd) 25A Bath Buildings Bristol BS6 5PT
proposed highway measures. Targets have also been proposed, which include a further increase in cycling and scooting to school to 7.5% and maintaining at least a 50% walking ratio. It can be seen from the pupil travel surveys that there is a latent desire for pupils to scoot and cycle to school, and with improved physical facilities in place, this is likely to be achievable. In view of the above, it is the view of Transport Development Management that the school have shown a firm commitment to a long term active travel strategy and that trips by car can be kept to a reduced level, as predicted when approving the planning application for the school. CONCLUSION Following the detailed involvement of the Development Management Transport Planning Team and the City Council’s School Active Travel Officer working with the Dolphin School, the Travel Plan details are considered to be acceptable and are recommended for approval. RECOMMENDED : Approve details in relation to condition 5 (Travel Plan) of planning permission 15/03268/X following the grant of planning permission 13/05209/F for erection of a 2-3 storey, 2 form entry primary school. commdelgranted V1.0211
Supporting Documents
1. The Dolphin School (formerly known as Fowlers of Bristol (Engineers)
Access to new schoolfrom Station Roadacross top of MusicBuilding
gate
s
equip. store
1
1014
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1014
10 No. Cycle Shelter
canopy over
10 No. Cycle Shelter
10 No. Cycle Shelter
External stair lift
10 no Staff coveredcycle spaces
10 No. Cycle Shelter10 No. Cycle Shelter
40 No.ScooterShelter + Vis. Cyc.
Block pavers (42m2approx)
Sprinkler pumphouse to M&E Eng.Design on ConcreteSlab to S. EngDesign
Access formaintainanceon top of pilecapping beam
Access formaintainanceon top of pilecapping beam
10 No. Cycle Shelter
inspiredenvironments
Notes
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This drawing may be scaled for the purposes of Planning Applications, LandRegistry and for Legal plans where the scale bar is used, and where it verifiesthat the drawing is an original or an accurate copy. It may not be scaled forconstruction purposes.Always refer to figured dimensions. All dimensions are to be checked on site.Discrepancies and/or ambiguities between this drawing and information givenelsewhere must be reported immediately to this office for clarification beforeproceeding. All drawings are to be read in conjunction with the specification andall works to be carried out in accordance with latest British Standards / Codes ofPractice.
