PLANNING & REGULATION COMMITTEE – 12 SEPTEMBER 2011 CHANGE .

Division Affected: WatlingtonContact Officer: Alan Divall Tel: Oxford 815886PLANNING & REGULATION COMMITTEE – 12 SEPTEMBER 2011CHANGE OF USE OF LAND FROM PASTURE TO SCHOOLPLAYING FIELD, INTRODUCTION OF LAND DRAINAGE SYSTEM,FENCING, LANDSCAPE PLANTING AND INTRODUCTION OF NEWVEHICULAR ACCESS FOR MAINTENANCE AND EMERGENCYPURPOSESReport by the Director of Environment & Economy (Growth & Infrastructure)Location: Field to the north of Aston Rowant C of E Primary School, School Lane,Aston Rowant, Watlington, Oxfordshire, OX49 5SUApplication No: R3.0056/11District Council Area: South OxfordshireIntroduction1.This application seeks permission for the change of use of land fromagriculture to a school playing field for use by Aston Rowant Primary School.Physical works involve the grading and levelling of the field (including works toimprove drainage), the erection of fencing and landscaping to parts of the siteboundary and the creation of a new maintenance and emergency access.Location (see site plans)2.The village of Aston Rowant is located within South Oxfordshire, some 1.5miles to the north east of junction 6 (Lewknor) off the M40 and 2.7 miles to thesouth west of the village of Chinnor. The school is located off School Lanewhich serves the school site and a number of residential properties beforejoining a public right of way which leads to the village of Kingston Blount.Site and Setting (see site plans)3.The proposed site lies on the north eastern edge of the village and to thenorth of the existing school buildings and play area. The site is an open fieldapproximately 0.9 hectares in size currently used for grazing cattle. It isidentified as Grade 2 agricultural land. The site is not at present in theownership of the school or the County Council. Beyond to the north and eastis open countryside, again used mainly for pasture and the grazing oflivestock. Around the boundaries of the proposed site are a mixture ofhedgerows, ditches, stock fencing and mature trees. To the south west and

PN8north of School Lane are residential properties, the gardens of which backonto the application site. The dwellings on these properties range fromapproximately 10 metres to 70 metres in distance to the application site.4.The nearest dwelling is the Old School House (privately owned) which islocated in the centre of the school site and directly overlooks the applicationsite. This dwelling is approximately 5 metres to the south of the proposedplaying field. A narrow path runs along the northern boundary of this propertylinking the two sides of the school together. The school site, the Old SchoolHouse and the dwellings to the south west are located within the villageconservation area, the application site is not. None of the school buildings orthe Old School House are listed. The village is a low density settlement withdwellings set back from the road side. At the centre of the village is a largeopen area registered as a village green.5.The school site is accessed by pedestrians and vehicles from School Lane(an adopted road with restrictions for HGV’s) which becomes a footpath pastthe school. A public parking area available for use by visitors to the school islocated on the northern side of Plowden Park (a residential road with anumber of dwellings). This is approximately 50m to the south west of theschool. This provides spaces for approximately 12 cars.Background and Details of the Development6.The school propose a playing field which would be used for physicaleducation lessons, outdoor teaching and nature conservation enhancement.They say they need the playing field because the existing grassed area is notlarge enough to adequately serve all the needs of the children at the school.The present grassed area is approximately 1000sqm, this is below theminimum playing pitch requirement of 1,800sqm for a primary school of thissize1. The area is also leased and the school wish to have a playing field thatthey own to give them long term certainty over its use.7.The school have considered a number of options for providing additionalplaying field space. For example using Aston Rowant Cricket Club (see siteplan B) and facilities in nearby villages and towns. However the schoolconsider that the purchase of the adjoining field is the best solution for thembecause of its location and size.8.In addition to the change of use of the land the proposal involves:1 The grading and levelling of the field to make it suitable for the intendedactivities. No ‘cut and fill’ would be required, nor would material need to bebrought on or removed from the site; The installation of a new drainage system to ensure the field is usable allyear. At present the field suffers from ponding. The new system woulddrain to existing ditches around the perimeters of the site;Building Bulletin 99: Briefing Framework for Primary School Projects (Department for Education and Skills) jmktsz4z.doc

PN8 The erection of new fencing together with hedgerow planting in variouslocations around the perimeter of the site. This would include timber postand rail fencing approximately 1.3m high around the entire perimeter of thenew playing field. New hedgerow planting using native species along thenorthern and western boundaries of the field to provide visual screeningand wildlife enhancement. Wild flower areas would also be created in anumber of locations on the field; The creation of a new access for maintenance and emergency vehicles tothe field, this would be provided from School Lane via the school’splayground. At present access to the field lies in its north west corner butthe present land owner does not wish to make this access available to theschool; The creation of a new pedestrian access from the school site to the field toimprove access between the two halves of the school.9.Principally the field would be used during the school day for physicaleducation lessons, for outdoor play and teaching of the curriculum such asgeography, science and environmental studies – as happens on the currentplaying field. The formal playing pitch area would be laid out on the easternedge of the field away from the nearest surrounding properties.10.It would also be used for after school clubs (up to 5pm) and may occasionallyhost a match/activity with another school. At present the school attends twosuch matches in a school year. The annual sports day would be held on thefield and in order to accommodate additional parking for such events AstonRowant Cricket Club has agreed to allow the school to use their car park. Thecricket club is located some 450 metres to east of the school (see site plan B).There are no proposals to use the playing field for non-school activities.11.No hard surfacing or buildings would be erected on the field although storagesheds may be positioned on the southern boundary of the site close to theschool. Goal posts would be erected during the playing season. No floodlightswould be erected and parking for special events would not be permitted onthe field.Consultations12.South Oxfordshire District Council – No objection subject to thesubmission of a landscaping scheme.Aston Rowant Parish Council – No comments to make on the application.English Heritage – No comments to make on the application.Sport England – Support the application. jmktsz4z.doc

PN8Protected Species Officer – No objection, there would be no impact onprotected species and wildlife.County Forester – No objection subject to conditions to cover tree rootprotection zones being established around retained trees and the submissionof a method statement (s) for works within any tree root protection zones;Transport Development Control – No objection subject to conditions tocover: The school should update their Travel Plan to take account of thedevelopment; Details of earth works should be included in a Construction TrafficManagement Plan to reduce the amount of export and disposal of materialfrom the site; The playing field shall be solely for use of the school; The submission of a drainage scheme.Third Party Representations13.Both objections and comments in support have been received from a total of 8local/neighbouring residents who make the following pointsImpact on neighbouring properties Loss of privacy and increase in noise to the nearest residential properties. Concern about the future use of the existing playing field as it shouldremain open space.Impact on the existing village and surrounding area The village already has existing and proposed local amenities that canprovide adequate sporting facilities for all the needs of the school. The development is inconsistent with the rural and agricultural character ofthe village. The development would impact on an area of land that has ‘greatlandscape value’, it would not be sensitive to the character of thesurrounding area. The size of development is out of proportion with the size of the schoolthat it is intended to serve.Traffic and access The development would bring more traffic into the village, including fromsports events or out of school events. The existing village infrastructure is not sufficient to cope with adevelopment of this nature. There is no provision for additional parking in the application and currentparking difficulties could be addressed. The proposed vehicle access in School Lane is dangerous and obstructiveas this lane is too narrow. It is not suitable for access by tractors andemergency vehicles. The northern access point is far more adequate thanthe one proposed for School Lane. jmktsz4z.doc

PN8 Question whether School Lane would be used for construction works giventhat it is unsuitable for HGV’s.General comments Should permission be granted suitable conditions should be imposedwhich restrict the use of School Lane for vehicle access and the field forparking; limits the size of the field; restricts the erection of permanentstructures/buildings; no out of hours use or maintenance; improvedlandscaping and the use of consistent species and the works being carriedout during the winter to avoid impacting on wildlife. The development is unnecessary during a time of cut backs. Support the application as it will provide the opportunity to create a safegreen area for school sports events.Development Plan and other Policies14.Planning applications should be decided in accordance with the developmentplan unless material considerations indicate otherwise. The relevantdevelopment plan documents are:Regional Spatial Strategy for the South East of England 2026 (SEP) - adoptedMay 2009, Policies C4, S3, S6, CC8.South Oxfordshire Local Plan 2011 (SOLP). The relevant policies are asfollows: CF1, CF2, R1, R4, EP2, EP6, C1, CON7, T1, G2, G3, G4.15.The South East Plan (SEP) forms part of the Development Plan. However, theGovernment has made it clear that it intends to abolish regional strategies.Whilst this intention is a material consideration, legislation to achieve this is atan early stage of development in the parliamentary process and, therefore,the weight attached to that intention is limited accordingly.Planning Policy Statement – Planning for Schools Development (August2011) and Planning Policy Statement 7 (PPS7) – Sustainable Development inRural Areas are also relevant.16.All relevant policies are set out in the Policy Annex attached to this Agenda.Comments of the Deputy Director for Environment &Economy (Growth and Infrastructure)17.The key planning issues to be considered in deciding this application are:(i)(ii)(iii) jmktsz4z.docPotential impacts on local people.Potential impacts on the existing village and local environment.Traffic, access and highway safety.