A report will be presented by the Assistant Director - Planning, Transportation and Highways (Document “AP”) in relation to an outline planning application for the provision of a school car park for Woodlands CE Primary School (linked to an application within the Kirklees district for the redevelopment of a former waste water treatment works off Cliff Hollins Lane, following demolition of existing structures, to provide employment uses Classes B1(C), B2 and B8) on land to the South of Woodlands CE Primary School, Mill Carr Hill Road, Oakenshaw, Bradford – 16/06146/MAO.

Recommended –

That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

                                                                        (John Eyles – 01274 434380)

A report was presented by the Assistant Director - Planning, Transportation and Highways (Document “AP”) in relation to an outline planning application for the provision of a school car park for Woodlands CE Primary School (linked to an application within the Kirklees district for the redevelopment of a former waste water treatment works off Cliff Hollins Lane to provide employment uses) on land to the south of Woodlands CE Primary School, Mill Carr Hill Road, Oakenshaw, Bradford – 16/06146/MAO. A range of plans and photographs were displayed.

The Assistant Director explained that the car park was a desirable mitigation measure associated with the application within the adjoining district for the re-development of a former waste water treatment works. He reported on the substance of an additional 75 objections received since the publication of his report, which included 60 copies of a standard letter and representations on behalf of the Governors of the Primary School and the Diocese of Leeds.

He responded to questions from Members, as follows:

·         There would be parking provision for employees of the employment uses on the redeveloped site of the waste water treatment works.

·         The description on the application stated that this would be a school car park and a condition could be imposed that it be solely for the use of the school. It was acknowledged, however, that this may be difficult to enforce and would be part of the management arrangements for the car park once in place.

·         A condition was proposed requiring the installation of a gate to prevent unauthorised access and this could be closed outside school operating times.

·         This provision was not key to the development of the waste water treatment works site which could go ahead regardless. If the application was granted but the school refused to accept the car park then the permission could just remain unimplemented. The land belonged to the developer.

·         The school had objected to the application.

·         The site was within the Green Belt and, if approved, the Reserved Matters application would have to deal with landscaping to mitigate the impact of the development.

A representative of the Diocese of Leeds Board of Finance addressed the Committee:

·         The Diocese was a Trustee of Woodlands CE Primary School and thus one of the stakeholders but had not been consulted by the developer in respect of these proposals; this was very disappointing.

·         There were major concerns in respect of the safety of local residents, parents and children.

·         The Diocese fully supported the Leadership Team and the Governors of the Primary School in their response to the proposals. Safety was the prime concern.

·         There had been no communication from the developer in relation to a number of important issues such as security and safety.

A representative of the School raised the following concerns:

·         The proposal was considered to be unacceptable; the School’s views had not been given due consideration.

·         The proposals would create a safety risk.

·         Existing congestion would be exacerbated and lead to hazardous conditions.

·         Insufficient spaces were proposed to be provided.

·         There were concerns about the impact of an increase in traffic on air quality.

·         It was believed that local residents would use the car park so spaces would not be available when needed.

·         There were strong concerns about the potential financial impact on the school through the need for maintenance, gritting, security, cleaning and in addressing anti-social behaviour.

A Ward Councillor expressed the following views:

·         It appeared clear that this was a case where big business had made a decision with no regard for the school and the local community.

·         The Committee was now in a difficult position due to the related application, within an adjoining district, having already been approved.

·         Heavy Goods Vehicles would be passing the school; even if they were requested to travel via a different route satellite navigation systems often caused problems.

·         It was considered that more information should be available in respect of highway issues and the detrimental impact around this site.

·         The school should not be left with a financial burden as a result of these proposals.

·         There were issues in respect of pedestrian and child safety.

·         The determination of this application should be deferred and the implications of the decision made by Kirklees given further consideration.

In response to questions from Members, she said that the proposals needed to be carefully considered in terms of design, access and egress, the location of the crossing, footpath provision, signage and the potential long term financial impact on the school; very little information had been provided to either the school or the Diocese. The school would be in a better position to discuss the provision of a car park if the developers discussed this with them but the currently proposed location was far from ideal.

The Assistant Director explained that the application submitted to Kirklees had included a Traffic Impact Assessment which had recommended that it would be better to have the car park than to have no provision; Bradford Council’s Highways Development Control agreed with that conclusion.  Members needed to be mindful of what could be promoted through the planning application process.

The applicant’s agent was in attendance at the meeting. In response to a Member’s question he said that a public consultation exercise had  been undertaken and his understanding was that a representative of the school had attended and also that his colleague had visited the school. The concerns expressed would be taken on board and he was happy to discuss the issues further with the school/Diocese. He also said that:

·         The conclusions within the officer’s report were endorsed, the proposal had been put forward in order to address the highway and pupil safety concerns that had been raised.

·         The proposals had been subject to a detailed road safety audit and were considered to be safe.

·         Double yellow lines would be implemented in the vicinity and there would be limits on HGVs.

·         It was considered that the development would address the conflict between traffic and vulnerable road users and the Committee was asked to approve the application.

In response to a further question from a Member of the Committee, the Assistant Director said that there was no history of accidents on Mill Carr Hill Road and that the scheme would not have been recommended for approval if it had been considered that it would lead to a failure of the highway network.

Members expressed the following views:

·         The majority of schools would be more than happy to have a dedicated car park, perhaps if the developer discussed the proposals with the school and the Diocese then an acceptable solution could be found. The car park needed to be in the right location and the school was best placed to comment in this regard.

·         The site was within the Green Belt and the ‘very special circumstances’ were site specific. If the school did not want the car park it may be that the weight of the ‘very special circumstances’ became devalued. If outline planning permission was granted it was questioned whether this land could then be used for overspill parking for the related development. If it was approved it should be specified as being for school use only.

·         The decision should be deferred to allow the parties to discuss the issues.

Resolved –

That consideration of the application be deferred for a period of 3 months from the date of this meeting and that the applicant be requested to consult Woodlands CE Primary School/Diocese of Leeds in respect of all the concerns raised in respect of the provision of the car park and pedestrian crossing as proposed; to include consideration of the possibilities for the use of an alternative site.

ACTION:       Assistant Director - Planning, Transportation and Highways