55 barrack road, northampton nn1 1aa...55 barrack road, northampton page 8. current state the...

55 Barrack Road,

Northampton NN1 1AA

Planning Statement

prepared on behalf of Northamptonshire County Council

June 2014

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Lathams St. Michael’s Queen Street Derby DE1 3SU

t: 01332 365777 e: [email protected] w: lathamarchitects.co.uk

Prepared by:

Planning Statement for Northamptonshire County Council

55 Barrack Road, Northampton

Contents 1. Introduction.............................................................................................................................. 04 2. Site Context......................................................................................................................... .... 07 3. Planning History....................................................................................................................... 11 4. Proposed Development.................................................................................................. ......... 12 5. Planning Policy.......................................................................................................................... 15 6. Assessment of the Proposed Development............................................................................. 19 7. Section 106 Draft Heads of Terms........................................................................................... 39 8. Conclusion............................................................................................................................... 40 9. Appendix A - Statement of Need (Educational) 42



1. Introduction 1.1. This Statement has been prepared by Lathams in support of a detailed planning application

submitted by Northamptonshire County Council (NCC) (the ‘Applicant’) for the development of a through school with associated facilities and complementary mixed uses located at the Former Royal Mail Sorting Centre, 55 Barrack Road, Northampton, NN1 1AA (the ‘Site’).

1.2. The site represents a major brownfield regeneration opportunity for Central Northampton

and is in the single ownership of The Secretary of State for Communities and Local Government, bar a small area of public highway. Ownership is not an impediment to delivery. Oversight for the delivery of the opportunity on behalf of the Secretary of State rests with the Education Funding Agency (EFA).

1.3. The Premises currently occupying the Site have been largely vacant since a fire in 2003

however the Former Royal Mail Sorting Centre building remains structurally sound and is capable of re-use. The format (deep floor plates), scale, construction, capacity and location of the Former Sorting Centre make it very difficult to demolish and/or convert to a wide range of alternative uses. The Former Sorting Centre buildings do however convert efficiently to educational uses with limited need for major structural interventions.

1.4. The development of the site will deliver approximately 197 (new) jobs.

The Applicant 1.5. NCC is the ‘Applicant’ and is responsible for the provision of education within the County of

Northamptonshire, inclusive of the Borough of Northampton. The ‘Agent’ for the Application is Architecture Initiative.

The Determining Authority 1.6. NCC Planning Services (the ‘Local Planning Authority’ or ‘LPA’) is the determining authority for

the application. Northampton Borough Council (NBC) planning officers have been consulted during the preparation of the application scheme and NBC policies have informed the application.



The Scope of the Planning Application 1.7. The scope of the submitted planning application accords with that agreed with the LPA. This

Planning Statement should be read in conjunction with the following Statements as well as the submitted plans and elevations;

Statements • Application Form • Statement of Educational Need (Refer to Appendix A) • Design and Access Statement • Air Quality Assessment • Arboricultural Report • Archaeology Assessment • Extended Phase 1 Habitat Survey • Energy and Sustainability Strategy • External Lighting Statement • Flood Risk Assessment (including Drainage Strategy) • Environmental Noise Survey • Statement of Community Engagement • Framework Travel Plan • Geo-Environmental Site Assessment (Phase 1) • Transport Assessment

Drawings • Location Plan • Existing and Proposed Plans • Existing and Proposed Elevations • Existing and Proposed Sections • Demolition and Site Clearance Plan • Existing Site Photos • 3D Internal Perspectives • 3D External Perspectives • Landscape Plan

Screening Opinion 1.8. A Screening Opinion, in accordance with the Town and Country Planning (Environmental

Impact Assessment) (England and Wales) Regulations 1999 was received in connection with the 2010 planning application for the Site. The Screening Opinion confirmed that the previous proposals for the site would not give rise to any significant environmental effects and hence



the submission of an Environmental Impact Assessment(EIA) would not be required. The LPA has confirmed that this Application will not require a further Screening Opinion and that no EIA is required.

Pre-Application Consultation 1.9. Pre-application consultation has taken place prior to the submission of the application. It is

intended that further consultations both with stakeholders and the community will continue after the submission has been made. The scope and nature of the pre-application was agreed with LPA Officers prior to commencement.

1.10. The application proposals reflect extensive consultation with representatives of the EFA, LPA, NBC and other consultees. The approach followed and influence upon the development of the proposals is detailed further within Design and Access Statement.

Community Engagement 1.11. The Applicant has taken into account the guidance concerning community engagement

provided within Northampton Borough Council’s Statement of Community Involvement (SCI) (Adopted March 2006).

The proposals have been subject to consultation with local residents. The County Council issued as part of its wider consultation requirements an online consultation process which initiated on 9th May 2014 and closed on 27th June 2014. The details and outcomes of this consultation are provided within the Statement of Community Engagement supporting this Application.

1.12. A further consultation exercise was undertaken at Alliston Gardens Community Centre on Monday 19th May 2014. This exercise consisted of a manned exhibition that was supported by members of the NCC Client Team and the Design Team throughout the day. A summary of the consultation exercise is contained within the supporting Statement of Community Engagement.

1.13. The Semilong Residents Association were presented with the scheme on 2nd June 2014 at Norfolk Terrace. Feedback from this event has been included in the Statement of Community Engagement supporting this application.



2. Site Context

The Site 2.1. The Site is broadly rectangular in shape and measures 1.58 Ha. The Site is in the single

ownership of The Secretary of State for Communities and Local Government, bar a small area of public highway on Barrack Road.

2.2. The Site falls from a high point fronting Barrack Road to the east to a low point to the west.

The cross site fall is exploited by the existing Former Sorting Office Building with two levels of accommodation inserted below the Barrack Road ground floor level.

2.3. The Site is located within Central Northampton as defined by the Northampton Central Area

Action Plan (CAAP)(Adopted January 2013). The scale of the Former Sorting Office building and its positioning on Barrack Road is such that the Site is highly visible and has the potential to contribute to a positive northern gateway to Central Northampton.

2.4. The Barrack Road frontage measures some 65m with the Site extending westwards by over

200m. Levels across the Site generally fall from east to west with a change in level of approximately 5m.

2.5. The Site was last occupied as the Royal Mail Sorting Office and the associated Transport

Workshop serving Northampton and the Northampton post code area. The Former Sorting Office is a large structure which along with the Transport Workshop occupies the majority of the site area. The remainder of the site comprises hard standing, circulation and areas of planting.

2.6. Vehicular access is provided along the Site’s northern boundary via Barrack Road (adjacent to

Semilong Road).

2.7. A temporary security fence has been erected along the Barrack Road frontage in order protect the Building and Site from anti-social behaviour and criminal activity.

Former Royal Mail Sorting Office

2.8. The Former Sorting Office is a substantial building that has been largely vacant since it was damaged by fire in 2003. The building remains robust and the concrete frame and brick elevations are structurally sound. The building has not been operational for a considerable period of time. It is now exhibiting some signs of internal and external deterioration. In its



current state the building detracts from the appearance of the area and the adjacent Barrack Road Conservation Area and Listed Buildings. It also presents and health and safety risk.

2.9. The operational requirements for the building were for a substantial lower ground floor which

was used for loading and unloading vehicles. The first floor was used for sorting mail and mezzanine levels to the front of the building were used for office and staff facilities.

The Former Transport Workshop

2.10. To the rear of the Former Sorting Office is an open service yard and the Transport Workshop which was used by Royal Mail to repair its delivery vehicles.

2.11. The building is a single storey ‘shed’ located in the south west corner of the site, adjacent to

the boundary shared with Castle Primary School.

Surrounding Area 2.12. The Site is located within the Semilong Ward on the northern edge of Central Northampton.

Until recent changes to Ward boundaries the site was located within the Castle Ward. As most relevant published information refers to Castle Ward, we refer to Castle Ward for the purposes of this Statement. Surrounding uses are varied and reflect the character, and transition, between Central Northampton and the residential areas to the north.

2.13. The former Castle Ward has significantly higher than average levels of unemployment and

NBC have identified the ward as a priority area where crime and disorder, poor living conditions, poor health and unemployment need to be addressed. The local area within which the Site is located performs poorly within the Indices of Deprivation relating to unemployment and health and disability.

2.14. Education within the immediate vicinity of the site is provided by Castle (2FE 420 pupils) and

Spring Lane (2FE 420 pupils) primary schools. A previous public consultation to increase Castle primary to 3FE (630) was rejected by the local community and school parents as this had a negative impact for the onsite green space sports areas. Secondary provision is provided by Malcom Arnold.

Surrounding Land Uses 2.15. To the front of the Site is Barrack Road (A508) which is a main distributor road that extends

from Northampton Town Centre to the north of Northampton where it joins the A14 to the west of Kettering. Immediately adjacent to the Site, on the eastern side of Barrack Road is a



parade of shops designated within the Northampton Local Plan (1997) as the Wellington Place Local Centre.

2.16. To the north of the Site is Semilong Road and beyond this is a large and well established

residential area which comprises a number of residential blocks including Semilong House, Alliston Gardens and Mill House. These residential buildings range from 2 to 7 storeys in height.

2.17. Castle School and its wider grounds adjoin the Site along part of its western and southern

boundaries. The Gateway Centre building and associated grounds adjoin the remainder of the Site’s western boundary. Along part of the Site’s southern boundary is the residential Gibraltar Court behind which is Gibraltar Barracks which is an operational Territorial Army centre.

Access

2.18. The Site is well served by public transport with bus stops located immediately to the south of the site on Barrack Road. It is also located approximately 750 metres from Northampton town centre and in close proximity to the Bus Interchange. Numerous bus services are provided from these bus stops which provide access to and from Kingsthorpe, Northampton University, Harpole, Rye Hill, Brixworth, Scaldwell and intervening locations as well as to Northampton town centre where there are connections to many other local communities in the town.

Built Heritage Former Royal Mail Sorting Office

2.19. The existing mail centre was designed and built in the late 1970’s on the site of the Gibraltar Barracks part of which survives to the south of the Site. The building is a functional and brutalist design which makes few concessions to the historic context to the north. The building was vacated after a fire in September 2003. The building is not believed to have any heritage significance.

Barrack Road Conservation Area

2.20. The Barrack Road Conservation Area is located immediately to the north of part of the Site and runs from the north-east edge of the Site boundary in the south up to Arnold Road in the north and is largely confined to properties located either side of Barrack Road.



Statutory Listed Buildings 2.21. There are a number of buildings which are on the statutory list located adjacent or proximate

to the site. Of those whose settings will be affected by the development of the Site the following are significant:

• 1-8 Leicester Terrace. Grade II Listed. Located immediately to the north of the Site fronting Barrack Road.

• The Poplars. Grade II Listed. Located to the north east of the Site on the opposite side of Barrack Road.

• The Old Building of St Georges Secondary Modern School. Grade II Listed. Approximately 100m to the south of the Site on the west side of Barrack Road.

• Regent House. Grade II Listed. Located immediately to the south of the Old Building of St Georges Secondary Modern School.



3. Planning History

3.1. The planning history considered relevant to the Application Site is set out below: 3.2. Full Planning Permission (N/2011/998) was granted by NBC for a proposal to develop the Site

into a food store in November 2012. The application was submitted by Royal Mail Estates Limited. The proposal description was as follows:

‘Demolition of former Royal Mail transport workshop and change of use of the former Royal Mail sorting office with associated alterations including a new atrium, car park deck and service ramp and yard to provide a food store (5,218 sq meters not sales area) café at first floor level, with parking at basement and lower ground with associated landscaping works’.

3.3. The development described by this permission was not taken forward.

3.4. Outline planning permission was granted on 22 September 1970 for the erection of a new

Head Post Office, Sorting Office and Parcel Office. No restrictions were placed on hours of operation or servicing – all loading and unloading of vehicles should however take place within the curtilage of the Site. The permission restricted the amount of office floor space to 12,400 sq ft.

3.5. Full planning permission was granted on 28 November 1973 for the Head Post Office.

3.6. Full Planning was granted on 17 October 1990 for the erection of an acoustic tunnel adjacent

to Semilong Road.



4. Proposed Development

Need for development 4.1. The following is an extract from the Statement of Educational Need which is provided in full

within Appendix A of this Planning Statement.

“The County Council’s capital programme has planned to add 10,000 new primary school places across the county by September 2015 in order to meet the rising demand from an increased birth-rate, high levels of in-migration and developments of new housing. Northampton town was the first part of the county to experience this growth and since 2010 there have been extensions either completed or currently underway at twenty primary schools. This is adding over 3,360 new pupils and in the next two or three years, they will have moved through the primary system and will be applying for secondary school places. In addition two new primary schools are opening in September 2014 and September 2015 with another 840 places”.

4.2. The County and the town of Northampton in particular, is facing a significant short fall of secondary school places which is set to become more acute unless provision is increased. The Site’s location and high level of accessibility are well positioned to serve the forecast growth from central primary schools. Alternative locations and service options have been explored to deliver the forecast demand, but discounted on the grounds of feasibility, operational efficiency, programming and /or cost. Through the re-use of the Site, the Proposed Development will contribute to addressing the established need for additional secondary school places within Northampton.

Description 4.3. The Proposed Development comprises the:

"Proposed conversion and extension of existing former Royal Mail sorting office building to provide a 420 place primary school, 1500 place secondary school with 300 place 6th form, as well as a private nursery, cafe, gym and 7 residential units. Demolition of an existing metal transport shed at the west of the site, canopy and brick wall to loading bay, rear stair core and general site clearance surrounding the existing building. Other external works include alterations to external elevations, infilling of internal roof courtyard, provision of new hard and soft landscaping at the front, side and rear of the building, creation of new pedestrian and cycle access, construction of a new single storey external deck to provide additional car parking and play/teaching space, provision of replacement boundary treatment (in part within a Conservation Area) and of outdoor recreational space including new floodlit MUGAs”.



4.4. The Proposed Development will help to return a difficult disused site and building into full beneficial use, providing much needed educational facilities for the immediate neighbourhood and the wider town as well as providing approximately 124 full time and 146 part time jobs on site. The benefits to the local and town centre economies from the full occupancy of the site by the schools and other uses will help to support existing business and services.

4.5. The amenity provision within the Proposed Development, including the gym, the café and publicly accessible sport facilities contained within the schools will be of benefit the adjacent community and will complement existing resources.

4.6. The comprehensive refurbishment and transformation of the existing dilapidated building and

the adjacent site will help to deliver considerable environmental benefits to the townscape of Barrack Road and in particular will contribute to enhancing the setting of the Barrack Road Conservation Area and the various adjacent listed buildings.

4.7. The facades of the existing building will be transformed with new over cladding to the Barrack

Road elevation and the introduction of new fenestration to all elevations. The mass of the building will remain largely unchanged with the exception of the introduction of additional perimeter walls to enclose the sports hall located at Level 3 and the rear extension deck at Level -1 which will cover additional car parking.

4.8. The Proposed Development would deliver a new primary school, new secondary school and a

6th form and associated facilities. These educational land uses , (D1-C) will be complimented by a variety of additional uses which will support the operation of the core functions. These additional uses consist of the following; Café (A3), Residential (C3), Gym (D2) and Nursery (D1-B).



Use Gross External Area (sq. m) Educational facility (D1-C) 23,485 Nursery (D1-B) 175 Café (A3) 165 Gym (D2) 1,300 Residential (2 x 1 bed flats, 5 x 2 bed flats) (C3) 725 Total 25,850

4.9. Two way vehicular access to the site will remain at the north east corner of the site. The

vehicular existing access two way route, which runs parallel to the northern site boundary leads from the junction with Barrack Road to the rear of the Building where the extended undercroft car parking and the drop off are located. Service vehicles will also use this route.

4.10. Principal pedestrian access to the schools and the other uses will be via the Barrack Road

frontage. Increased footfall and vitality in this area will help to activate the new plaza and will increase the safety and security of the wider area. A secondary pedestrian access point to the schools will be provided on the north west boundary of the site. This access will be locked outside peak movement hours.

4.11. In terms of car parking of total of 127 spaces (including disabled spaces) will be provided on

site with a secure car park.

4.12. A total of 268 cycle parking spaces will be provided through the Proposed Development. The cycle parking provision for the schools will be located within secure storage on site with 30 spaces provided for the primary school and 200 spaces will be provided for the secondary school. It is intended that this provision will be expanded, if necessary, as the school roll increases. A further 22 additional on site cycle parking spaces will be provided for the complementary mixed uses within the car parking area and 6 visitor cycle parking spaces will be located within the public plaza facing Barrack Road. The proposed residential units have 10 spaces provided within secure storage located in the residential core of the building.



5. Planning Policy 5.1. This section of the Planning Statement summarises the planning policy context relevant to the

Proposed Development. Subsequently, Section 6 provides a more detailed assessment having regard to the relevant planning policies and the conclusions of the technical work submitted as part of this planning application.

5.2. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all planning applications to be determined in accordance with the development plan unless there are material considerations which indicate otherwise. One such material consideration is, of course, the National Planning Policy Framework (NPPF). Paragraph 14 of the NPPF, the presumption in favour of sustainable development, asks decision-makers to approve development proposals that accord with the development plan without delay.

5.3. The Regional Strategy for the East Midlands was formally revoked in 2013 and as such, it no longer forms part of the development plan although, as stated at paragraph 218 of the NPPF, local planning authorities may continue to draw upon evidence that informed the preparation of regional strategies, supplemented as needed by up-to-date, robust local evidence.

5.4. As the Application Site is located within central Northampton, the development plan for this planning application comprises the Northampton Central Area Action Plan (2013) and saved policies of the Northampton Local Plan 1997.

5.5. The West Northamptonshire Joint Planning Unit is preparing the West Northamptonshire Joint Core Strategy Local Plan (WNJCS) on behalf of NBC amongst others. This has reached an advanced stage. The Core Strategy was submitted to the Secretary of State for Examination in April 2013 but the Inspector required additional work to be undertaken to accord with the provisions of the NPPF. This along with further proposed modifications was taken forward into a further Examination in March 2014. The Inspector’s Report is anticipated during summer 2014. Given the advanced state of this document in the development process, it can be afforded some weight.



Local Guidance 5.6. In addition to development plan policies, NBC has adopted some relevant Supplementary

Planning Documents (SPD). Those of particular relevance to this planning application include:

• Planning Obligations SPD 2013 • Planning Out Crime in Northamptonshire SPG 2004

5.7. NBC have also prepared some un-adopted guidance that has been used as evidence base

information in the preparation of their planning documents. Such guidance which is of relevance to this application is the CAAP Policy 5 Northampton Drainage Strategy Developer Guidance Note.

Other Material Considerations 5.8. The Government Policy Statement (DCLG August 2011) seeks to ensure that the answer to

proposals for the development of state-funded schools should be, wherever possible, “yes”. The policy statement sets out the following guidance and principles:

• There should be a presumption in favour of the development of state-funded schools, as expressed in the National Planning Policy Framework.

• Local authorities should give full and thorough consideration to the importance of enabling the development of state-funded schools in their planning decisions. The Secretary of State will attach significant weight to the need to establish and develop state-funded schools when determining applications and appeals that come before him for decision.

• Local authorities should make full use of their planning powers to support state-funded schools applications. This should include engaging in pre-application discussions with promoters to foster a collaborative approach to applications and, where necessary, the use of planning obligations to help to mitigate adverse impacts and help deliver development that has a positive impact on the community.

• Local authorities should only impose conditions that clearly and demonstrably meet the tests set out in Circular 11/95. Planning conditions should only be those absolutely necessary to making the development acceptable in planning terms.

• Local authorities should ensure that the process for submitting and determining state-funded schools’ applications is as streamlined as possible, and in particular be proportionate in the information sought from applicants. For instance, in the case of free schools, authorities may choose to use the information already contained in the free school provider’s application to the Department for Education to help limit additional information requirements.



• A refusal of any application for a state-funded school, or the imposition of conditions, will have to be clearly justified by the local planning authority. Given the strong policy support for improving state education, the Secretary of State will be minded to consider such a refusal or imposition of conditions to be unreasonable conduct, unless it is supported by clear and cogent evidence.

• Appeals against any refusals of planning permission for state-funded schools should be treated as a priority. Where permission is refused and an appeal made, the Secretary of State will prioritise the resolution of such appeals as a matter of urgency in line with the priority the Government places on state education.

• Where a local planning authority refuses planning permission for a state-funded school, the Secretary of State will consider carefully whether to recover for his own determination appeals against the refusal of planning permission.

• This statement applies to both change of use development and operational development necessary to the operational needs of the school.

5.9. Paragraph 72 of the NPPF makes it clear that the Government attaches great importance to

ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities and requires that local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement for development that will widen choice in education provision. Paragraph 72 goes on to state that local planning authorities should:

• Give great weight to the need to create, expand or alter schools; • Work with schools promoters to identify and resolve key planning issues before

applications are submitted. 5.10. The NPPF sets out the Governments planning policies and how these are expected to be

applied. It identifies at paragraph 6 that the purpose of the planning system is to contribute to the achievement of sustainable development. It identifies at paragraph 7 that there are three dimensions to sustainable development: economic, social and environmental and that the planning system must therefore perform a number of roles:

• an economic role – contributing to building a strong, responsive and competitive

economy; • a social role – supporting strong, vibrant and healthy communities; • an environmental role – contributing to protecting and enhancing our natural,

built and historic environment.



The relevant provisions of the NPPF in addressing the key issues to the determination of the Proposed Development are considered in detail within the following Section of this Planning Statement. In summary, the Proposed Development would contribute to the achievement of sustainable development via: SUSTAINABLE DEVELOPMENT BENEFIT OF THE PROPOSED

DEVELOPMENT An economic role

• A capital investment of approximately £21 million

• Creation of 124 new fill time and 146 part time jobs.

• Additional spend will be generated within the local and town centre economy

A social role

• Creation of a new Primary and Secondary School with 6th Form.

• Provision new publicly accessible amenity and sports facilities (as required)

• Establishment of active frontage facing Barrack Road introducing natural surveillance.

• Additional local footfall will help to sustain and enhance existing shops and services in the north of Northampton central area

An environmental role

• Targeting the creation of a BREEAM Very Good building

• Re-use of an unused building • Provision of a new safe public

plaza • Enhancement of the setting of the

adjacent Conservation Area and Listed Buildings

• Encouraging walking, cycling and use of public transport in a highly sustainable location

• All development outside the floodplain



6. Assessment of the Proposed Development

6.1. We consider that the key issues relevant to the assessment of the Proposed Development are as follows:

• Principle of development • Good design • Promoting sustainable transport • Sustainability • Drainage • Built Heritage • Contamination, noise and air quality • Ecology • Archaeology

6.2. These are addressed in turn below with reference to the Proposed Development and the

relevant planning policies.

Principle of Development

6.3. The Government Policy on the provision of state schools (DCLG August 2011) seeks to ensure that the answer to proposals for the development of state-funded schools should be, wherever possible, “yes”.

6.4. The above Policy Statement is reiterated by Paragraph 72 of the NPPF which stresses the need for local planning authorities to ensure that adequate choice of school places is provided for existing and new communities.

6.5. Paragraph 18 of the NPPF seeks to promote the building of a strong competitive economy: 'The Government is committed to securing economic growth in order to create jobs and prosperity, building on the county’s inherent strengths, and to meet the twin challenges of global competition and of a low carbon future.’

6.6. Paragraph 73 of the NPPF seeks to ensure the future vitality of town centres and states that planning policies should be positive, promote competitive town centre environments and set out policies for the management and growth of centre over the plan period.



6.7. The Proposed Development is located within Northampton Central Area, as defined by the Central Area Action Plan (CAAP) Proposals map. The Site is identified as a Strategic Development Site, ‘Former Royal Mail Sorting Office’, as defined by the Proposals Map. Policy 34 of the CAAP provides the site specific policy for the Former Royal Mail Sorting Office. The policy requirements for the site are as follows:

• Redeveloped or converted for business (B1) or residential use. Applications for other uses will be considered in accordance with other policies within the Development Plan.

• Conform to the design principles outlined in Promoting Design Excellence and Green Infrastructure policies.

• Provide improvements to pedestrian crossing along Barrack Road and enhance links to the town centre and Racecourse.

• Create a positive frontage along Barrack Road and incorporate opportunities to enhance the exterior of the building.

• Incorporate appropriate vehicular access arrangements that are sympathetic in their design to the adjacent Barrack Road Conservation

6.8. Policy 34 identifies the Site for employment (B1) or residential use, confirming that

applications for other uses will be considered in accordance with other policies in the Development Plan. This Statement demonstrates how the proposed principal education use does accord with the Development Plan and how the remaining four criteria set out within Policy 34 are met in terms of design, improved pedestrian crossing/enhanced linkages, creating a positive frontage to Barrack Road and incorporating appropriate access arrangements.

6.9. The overarching Strategic Objectives set within the CAAP provide guidance toward the content and direction of the adopted Plan. All are relevant and include:

• SO1 - Regeneration: Expanding retail, town centre facilities and the scale of employment opportunities in the centre to match Northampton’s future role as a Principal Urban Area at the heart of its sub-region, maximising the use of previously developed land

• SO2 - A well designed Town Centre: Ensuring development of the highest standard that reflects the rich architectural heritage assets, while contributing to the rich architectural heritage and adding to the sense of place

• SO4 - A walkable centre: Making the Central Area pedestrian friendly and ‘walkable’, with an improved public realm and linkages between key destinations



• SO5 - Public transport and cycling: Ensuring good public transport and cycle accessibility

• SO6 - A Safer Environment: Providing an appealing and safe environment within the urban framework (and along the Waterside)

• SO7 - Repopulate the Central Area: Substantially increasing the resident population through the redevelopment of redundant industrial areas (and the regeneration of Spring Boroughs)

• SO8 - Sustainability: Ensuring the Central Area develops in a sustainable manner and helps create a positive framework for action on climate change.

6.10. Policy 1 of CAAP promotes the efficient use of land by promoting an appropriate mix of land uses to increase the vitality and vibrancy of an area, whilst ensures development improves accessibility and permeability across the Central Area. It also adds credence to the approach adopted through Policy 34 and its supporting text by recognition of the inherent need for re-use and refurbishment of existing buildings, both from a technical and viability perspective.

6.11. The protection and promotion of office and business use within existing premises and sites is considered within Policy 16 of the CAAP. Support is provided for the redevelopment and/or intensification of existing office stock, with change of use outside the B use class only permitted where loss of employment space is outweighed by meeting the strategic objectives or that office floorspace is replaced as part of a mixed use proposal.

6.12. Policy 16 of the CAAP seeks to promote the Central Area of Northampton as location for

‘Central Living’. There is a recognition within the CAAP that successful residential areas require appropriate community facilities in order to be sustainable. Paragraph 6.17 of the CAAP states:

‘The provision of community facilities and services is important for the development of a viable and prosperous Central Area. These facilities are likely to be reflective of its role as a town centre for the wider population not just related to the communities within the Central Area.’

6.13. Emerging Policy E6 of the West Northamptonshire Joint Core Strategy seeks to encourage new

educational facilities on sites which are accessible by sustainable modes of transport. Emerging Policy S10 introduces a range of sustainable development principles; of relevance is the promotion of development in areas where services and facilities can be easily accessed by walking cycling and public transport.

6.14. The Proposed Development meets the requirements of all the relevant Strategic Objectives which underpin the CAAP policies. The town centre location of the Site; its inherent



accessibility by sustainable modes of transport; its facilitation and delivery of socio-economic benefits to the wider town centre and adjacent underperforming neighbourhoods; and its ability to significantly address and deliver against the established and immediate need for secondary school places.

6.15. The Proposed Development also successfully brings back into viable use a long established redundant building with historical restricted usability/ commerciality through the sensitive refurbishment and incorporation of educational uses which efficiently and sympathetically integrate within the scale, mass and footprint of the building (see below for further detail). Significantly, the provision of a mixed use development and creation of approximately 200 full time jobs does not constitute loss of an employment use indeed the Proposed Development will make an important contribution to the creation of new jobs within and surrounding an area of identified deprivation..

6.16. In summary, it is considered that the principle of development is acceptable subject to more detailed policy considerations set out below.

Good Design 6.17. Paragraph 56 of the NPPF identifies that the Government attaches great importance to the

design of the built environment and that good design is indivisible from good planning. One of the twelve core principles of the NPPF is also to always seek to secure a good standard of amenity for all existing and future occupants of land and buildings.

6.18. Policy 34, the Site allocation policy requires any future development to create a positive frontage along Barrack Road; incorporate opportunities to enhance the exterior of the building; and ensure vehicular access arrangements are sympathetic in their design to the adjacent Barrack Road Conservation Area.

6.19. Policy 1 of the CAAP sets out that all new development within the Central Area must demonstrate a high design standard and successfully address a number of design objectives. These relate to areas such as positively contributing to the character of an area, design for energy and resource efficiency and promoting high quality inclusive design.

6.20. It also requires development to be consistent with the Central Area Character Areas. 6.21. Policy 3 of the CAAP advises that within the Central Area changes to the public realm should

be consistent with the Public Realm Implementation Framework.



6.22. Policy 4 of the CAAP details that development within the Central Area must deliver and/or contribute to the provision of green infrastructure.

6.23. Emerging Policy S10 of the Joint Northamptonshire Core Strategy states that development will

achieve the highest standards of sustainable design, incorporating safety and security considerations and a strong sense of place.

6.24. The Application Site is currently of poor quality. It has a negative impact upon the character

and appearance of the surrounding area, including the Barrack Road Conservation Area to the north.

6.25. In accordance with national guidance/regulation and local policies a Design and Access

Statement has been prepared by Architecture Initiative (June 2014) and accompanies this planning application. The Design and Access Statement sets out a detailed rationale of the design approach employed for the building itself and how it interacts within its surroundings.

Design Concept and Strategy 6.26. In response to the identified national guidance, the design policies of the CAAP and an

appraisal of the site and local context; the design response for the re-use of the existing building and the development of the Site are as follows:

• Conversion and re-use of the disused Postal Sorting Office and associated site with a high quality education lead mixed use development.

• Efficient re-use of internal space through the inclusion of all education and complementary uses within the built structure, including the insertion of mezzanines to improve efficiency.

• No significant alteration to the scale of the building, other than sensitive re-cladding of the Barrack Road elevation.

• Provision of high quality, safe and secure space for social and play opportunities to serve both primary and secondary school. In addition, access to the primary and secondary schools is segregated and secure.

• Enhancing the setting of surrounding heritage assets and providing efficient use of space through the demolition of the disused and unsightly Transport Workshop.

• Creation of a new landscaped public plaza space with mixed use development at ground level to provide a high quality public space and active and positive frontage to Barrack Road.

• Renovating the built façade to enhance the external appearance/setting of the building; reduce building mass and its impact on its surroundings; improve thermal



performance; and maximise natural light penetration to create a comfortable environment for all building users.

Sensitive positioning and selection of materials to the new five court sports hall space to minimise visibility and impact within the surrounding area. • Incorporation of sustainability measures related to energy (use/consumption),

biodiversity and green infrastructure (creation/enhancement) and water efficiency (rainfall capture and discharge).

• Improvements to pedestrian safety on Barrack Road through the provision of a new cross over/light system.

• Provision of on-site parking and on-site pupil drop off/pick up space for the school (mainly for primary school pupils).

6.27. In addition to the above the proposed over cladding of the Barrack Road façade; the

establishment of an active frontage facing the public plaza on Barrack Road; and the sensitive selection of building and public realm materials will contribute to the following:

• Improving the quality of the exterior of the building • Enhancing the setting of adjacent and nearby heritage assets • Re-establishing the buildings contribution as a positive gateway feature to the

approach to and from Northampton town centre. • Improving the quality of the townscape on this section of Barrack Road • Improving natural surveillance and pedestrian safety within the area

Residential Amenity 6.28. The Site currently has a negative impact upon the character and appearance of the

surrounding area, the Conservation Area and the settings of Listed Buildings. As a result, the Proposed Development provides the opportunity to improve the visual amenity of the area, particularly for those residents who currently have views onto the site.

6.29. Proposals for alteration and renovation to the buildings facade have also sought to reduce the current negative impacts of the building mass to the adjoining residential properties.

6.30. Details of the effects of potential noise and disturbance upon adjoining residents is considered

further later in this Planning Statement and in detail within the Environmental Noise Survey accompanying this planning application. However, in summary it invites plant noise emissions to be limited to appropriate levels through planning condition, with plant proposed at roof top level screened and set-back from the built edge. These measures are considered sufficient to ensure no adverse impact would occur upon the amenity of neighbouring occupiers.



6.31. In terms of day to day activities, the use of the Site, its proposed design and the position of

social and sports facilities in relation to proximity of nearby residents has not raised any technical requirements through the noise assessment. However to assist with reducing an perceived impact upon residential amenity and assist with health and safety provisions a balustrade will be provided to the terraces proposed for educational use.

6.32. Site servicing with take benefit from the existing access of Barrack Road. The number of

service trips associated with the buildings use are not anticipate to cause adverse impact upon the amenity of occupiers of adjacent residential properties. Particularly when viewed in the context of position and level of the servicing area and the site being a in location where large volumes of traffic movement already occur.

6.33. In addition, bringing the site back into productive use through the Proposed Development

allows a site with previous (and current potential) 24 hour operational use to become controlled with the added benefit of a less intensive development. This provides greater certainty to adjoining occupiers and improves residential amenity.

6.34. In summary for the reasons set out above, the Proposed Development will convert the

existing un-used former Postal Sorting Office and associated site with a high quality contemporary school building supported by associated compatible uses that will enhance the character, appearance, safety and vitality of the area. The development will create a new area of public realm to the east fronting Barrack Road that will create a high quality, civic, flexible and individual outdoor space. This will also enhance the setting of the new building whilst re-establishing an important gateway to Northampton town centre. .

6.35. The Proposed Development would also reduce through design the adverse impact upon

residential amenity currently experienced by the occupiers of neighbouring buildings. Operational impacts associated with the use of the development are not considered demonstrable upon residential amenity. Therefore it accords with the NPPF, the identified site allocation policy within the CAAP, its wider policies and those of the emerging WNJCS.

Promoting Sustainable Transport

6.36. The NPPF states at paragraph 29 that the transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. Paragraph 32 states that developments that generate a significant number of trips should be supported by a Transport Statement or Transport Assessment, and that plans and decisions should take into account whether:



• opportunities for sustainable transport modes have been taken up depending upon

the nature and location of the site; • safe and suitable access to the site can be achieved for all people; and • improvements can be undertaken within the transport network that cost effectively

limit the significant impacts of the development. 6.37. The site allocation policy (Policy 34) requires any future development to improve pedestrian

crossing opportunities along Barrack Road; enhance links to the town centre and Racecourse; and incorporate appropriate vehicular access arrangements that are sympathetic in their design to the adjacent Barrack Road Conservation Area.

6.38. Policy 10 of the CAAP advises that within the Central Area, unless it can be shown that there are exceptional reasons that justify additional private off-street car parking in the town centre, no such additional parking will be permitted for non-residential development.

6.39. Emerging Policy E6 of the West Northamptonshire Joint Core Strategy seeks to encourage new educational facilities on sites which are accessible by sustainable modes of transport.

6.40. Emerging Policy C2 of the West Northamptonshire Joint Core Strategy states that developments within Northampton town centre will be expected to achieve the modal shift targets by maximising travel choice from non-car modes. It also advises that application should be supported by a transport assessment and travel plan prepared in accordance with current best practice guidelines as issued by the department for transport or the relevant local authority.

6.41. Emerging Policy S10 of the West Northamptonshire Joint Core Strategy advises that

development should be located where services and facilities can be easily accessed by walking, cycling or public transport.

6.42. In accordance with national and local level policies a Transport Assessment prepared by JMP (June 2014) has been submitted as part of this application, together with a Framework Travel Plan outlining how car journeys in the future may be suitably reduced and travel by other modes increased. The Transport Assessment has been produced in line with the Department for Transports Guidance on Transport Assessment (March 2007) and has been scoped with Northamptonshire County Council as the local highway authority.



Sustainable Transport Modes 6.43. The Transport Assessment confirms that the Application Site has excellent access to a range of

amenities being located in Northampton town centre. The Site is located approximately 850 metres from Northampton town centre and has easy access to a number of bus stops, the Bus Interchange and Northampton Railway Station.

6.44. There are footways located along both sides of Barrack Road which provide safe walking

routes to the town centre and the adjacent residential areas of Semilong and Queens Park. 6.45. There is a controlled pedestrian crossing 75m to the north of the site on Barrack Road and

pedestrian refuge islands are located directly outside the site. 6.46. A local cycle route is located less than 100m to the east of the site. The cycle route runs

north-south and provides access to the town centre and residential areas to the north.

6.47. Measures to make best use of the site and its surrounding network to increase travel by modes other than the private car are set within a commitment in the Framework Travel Plan for the proposed Development. This seeks to deliver a net reduction of car-borne movement’s equivalent up to a maximum of 20% mode shift (depending on land-use) to sustainable travel modes within five years of occupation.

Site Access 6.48. The Transport Assessment proposes that the existing vehicular access to the site from Barrack

Road will be improved with the introduction of a new signalised junction arrangement. The signalised junction will cover Barrack Road, Leicester Street and the site access road.

6.49. The preliminary design and the associated technical assessment for the proposed new

signalised junction are described in detail within the Transport Assessment. In addition, the materials used within design of the access arrangements have been sensitively considered to reflect the wider material palette of the adjacent Conservation Area. This is further detailed within the Design and Access Statement.

6.50. Pupil drop off and pick up in mornings and afternoons at peak times will be accommodated on

site. Parents will drive onto the site and circulate around the car park to the designated drop off location.



6.51. The education and other uses on site will be serviced via the existing access road. Refuse vehicles, school buses/coaches will also use this route, which has been auto-tracked to confirm practicality.

6.52. In conformity with Policy, the junction arrangement provides appropriate vehicular access to

the site whilst also providing a safe and convenient crossing to Barrack Road for school children accessing both the Proposed Development and recreational opportunities in the Racecourse. The Transport Assessment concludes that the development when in use will not have an effect on the operation of the new signalised junction.

Parking 6.53. Car parking for the site is to be provided to the rear of the building within the existing and

extended undercroft. Parking provision will be split across the following land uses as follows:

Use Car Parking Spaces Primary and Secondary School/Sixth Form

(including 10 dedicated school pick up/drop off spaces)

96

Nursery 2 Gym 13 Cafe 1 Residential 3 Disabled 12 Total 127

6.54. The parking provision has been calculated on the basis of the parking standards identified

within the CAAP. This identified that; ‘within the edge of the town centre boundary as defined by the proposals map private parking provision will be at a maximum of 50% of the standards’.

6.55. Given the different times of demand associated with the education and gym facilities shared

use of some parking is considered an appropriate solution to balance policy requirements whilst accommodating demand. In addition, dedicated car parking spaces have been provided for school pick up/ drop off , these combined with the wider shared provision makes available a minimum of 18 spaces during these periods of the day. It is also anticipated that a site parking and management plan will be implement to ensure efficient and equitable car parking.



6.56. The cycle parking for the development proposals are as follows: Use Cycle Parking Spaces Primary School 30 Secondary School/Sixth Form 200 Nursery 3 Gym 17 Cafe 2 Residential 10 Visitor 6 Total 268

Impact on the Highway Network 6.57. The Transport Assessment estimates that in year of opening (2016) the combined peak

morning vehicular trips will be 317 arrivals and 187 departures. The school peak afternoon vehicular trips will be 144 arrivals and 203 departures. The commuter peak afternoon vehicular trips will be 104 arrivals and 120 departures.

6.58. The Proposed Development will have a smaller impact upon the highway network than the

permitted previous foodstore scheme would have had in both the school PM peak and the traditional PM commuter peak. Overall therefore, and subject to implementation of the proposed Barrack Road / Leicester Street / Site Access signalised junction, the impact of the Proposed Development in these two periods is considered acceptable. In addition, wider junction capacity assessments confirm that the Proposed Development will not have a significant impact upon the local highway network.

6.59. In summary, the Proposed Development is in a highly sustainable location with the potential through application of a Framework Travel Plan to maximise prospects for walking, cycling and bus use. It would provide safe and convenient access for both vehicles and users of the building and also more widely to other destinations including the Racecourse.

6.60. Materials used are at the Site access are sympathetic to the adjacent Conservation Area. Importantly subject to off-site highway works, the Proposed Development would have no materially detrimental impact on the highway network. Therefore it accords with the NPPF, the identified site allocation policy within the CAAP, it’s wider policies and those of the emerging WNJCS.

Sustainability



6.61. Paragraph 96 of the NPPF advises that proposals should comply with adopted Local Plan policies on local requirements for decentralised energy supply unless it can be demonstrated by the applicant, having regard to the type of development involved and its design, that this is not feasible or viable. It also advises that developments should take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption.

6.62. Policy 1 of the CAAP sets out that new development proposals must be designed for energy and resource efficiency, and where appropriate recognise the inherent sustainability in the reuse and refurbishment of existing buildings.

6.63. Emerging Policy S10 of the West Northamptonshire Joint Core Strategy establishes a holistic range of sustainable development principles which seek to oversee the design, procurement, construction and operation of major development.

6.64. Emerging Policy S11 sets standards to be adopted within both residential and non-residential

development, subject to viability and deliverability considerations.

6.65. An Energy and Sustainability Strategy was prepared by Kaizenge (June 2014) which assessed the development proposal and its predicted energy consumption against good practice criteria and adopted and emerging policy. It establishes that the development intends to seek to meet as a minimum BREEAM ‘Very Good’ sought through emerging Policy S11, subject to further viability testing and testing at the BREEAM design stage.

6.66. In addition, through a sensitive yet innovative design approach, the Proposed Development is capable of meeting approximately 6% of its energy demand through renewable technologies while also saving an additional 26% (on its baseline energy consumption) of its energy demand. This is achieved through energy efficiency measures incorporated within the fabric of the building and selection of efficient operational equipment. The Strategy concludes that the Proposed Development will comply fully with the requirements the Policy 1 of the CAAP and emerging WNJCS Policy S10 and Policy S11.

6.67. Having regard to the above it is considered that the proposals accord with the relevant policies of the CAAP, emerging West Northamptonshire Joint Core Strategy and the NPPF.



Drainage 6.68. Paragraph 100 of the NPPF states that inappropriate development in areas at risk of flooding

should be avoided. Paragraph 103 of the NPPF states that development should not increase flood risk elsewhere.

6.69. Policy 5 of the CAAP details that flood risk assessments should be submitted in accordance

with the requirements of the Level 2 Strategic Flood Risk Assessment for Northampton (specifically Table 12-1) and demonstrate that betterment has been sought to reduce the risk of off-site flooding. Within the Central Area, the policy advises that developments will be expected to implement measures that will ensure that there is no increase in the flow of surface water or foul sewage to the combined or foul sewer network through the implementation of:

• Source control technologies such as green roofs or other forms of sustainable

drainage systems (SUDs); • Site control; and • Water efficiency and demand management measures.

6.70. Policy 5 also details that development in the Central Area should be in accordance with the

Northampton Drainage Plan Part I and that in order to retain the effectiveness of the combined and foul sewer system, connection will only be permitted if there are no practicable options for discharge of surface water run-off.

6.71. The CAAP Policy 5 Northampton Drainage Strategy Developer Guidance Note advises that the following receptors must be considered for surface runoff in order of preference:

1. Discharge by infiltration into the ground 2. Discharge to an open surface water body 3. Discharge to a surface water sewer 4. Discharge to a combined sewer

6.72. The guidance notes then goes on to advise that discharge to a foul sewer will not be

permitted, and discharge to combined sewer will only be permitted if: • it can be shown that there are no other practicable options for discharge of surface

water runoff, and • it can be demonstrated that there will be no increase in the frequency or volume of

discharge from intermittent storm discharges, or any increase in foul flooding downstream of the development site.



6.73. Emerging Policy BN7 of the WNJCS advises that all new development, including regeneration proposals, will need to demonstrate that there is no increased risk of flooding to existing properties and shall seek to improve existing flood risk management.

6.74. A Flood Risk Assessment of the site was carried out by SMP Engineers (June 2014) which identified the site as being in Flood Zone 1. The assessment makes the following key recommendations which have been incorporated into the drainage design strategy for the development:

• 92% of the site is currently hard surfacing draining into the sewer with no specific flow control.

• The surface water management system will be designed to accommodate a 30 year storm without surface flooding. For storms up to a 200 year + climate change adaption storm the use of controlled surface storage will be used or by a combination of underground storage and surface water storage. Any surface storage will be subject to risk assessment in accordance with CIRIA (2006).

• In accordance with CAAP Policy 5, SUDS features will be introduced where practicable and residual flows to be discharged via an existing surface water connection to the combined sewer to the west of the site.

• Anglian Water has initially proposed a limited of 76l/s on discharge into the existing surface water connection. This is a very considerable reduction on the existing peak flows. However a higher discharge rate of 139l/s will be sought based on what has been accepted for the recent Project Angel development in Northampton town centre.

6.75. Having regard to the above it is considered that the proposed drainage strategy accords with the relevant local and national planning policy and guidance as set out above and will achieve:

• Consideration of land drainage options to determine the appropriate disposal route • An acceptably low risk of flooding on site • No adverse impact on the wider environment in terms of water quality and flood

risk. • A significant reduction in total and peak flows (consistent with Policy 5 of the CAAP).

Built Heritage 6.76. Paragraph 128 of the NPPF states that LPAs should require an applicant to describe the

significance of any heritage assets affected by development, including any contribution made to their setting. Paragraph 129 adds that the LPA should then identify and assess the particular significance of any heritage asset and take this in to account when considering the impact of proposals. In particular, paragraph 131 states that LPAs should take account of:



• The desirability of sustaining and enhancing the significance of heritage assets; • The positive contribution that conservation of heritage assets can make to

sustainable communities; and • The desirability of new development making a positive contribution to local

character and distinctiveness.

6.77. Paragraph 137 of the NPPF advises that Local Planning Authorities should look for opportunities for new development within Conservation Areas and within the setting of heritage assets to enhance or better reveal their significance. The NPPF then goes on to state proposals that make a positive contribution to better reveal the significance of an asset should be treated favourably.

6.78. Policy 1 of the CAAP sets out that proposals should preserve and enhance the character, appearance and setting of the central areas heritage assets.

6.79. Emerging Policy BN5 of the West Northamptonshire Joint Core Strategy advises that designated and non-designated heritage assets and their settings will be conserved and enhanced in recognition of their contribution to Northamptonshire's sense of place.

6.80. Emerging Policy S10 of the West Northamptonshire Joint Core Strategy advises the development should protect, conserve and enhance natural and built environment and heritage assets.

6.81. The proposals have taken into account the setting of the Conservation Area and Listed Buildings. The proposed removal of the Transport Workshop; the over cladding of the Barrack Road façade; the establishment of an active frontage facing the public plaza on Barrack Road; and the sensitive selection of building and public realm materials will contribute to enhancing the setting of adjacent and nearby heritage assets.

6.82. In summary, the Design and Access Statement through both illustration/appraisal and the

quality of the design response proposed, particularly adjacent to the boundary of the Conservation Area, demonstrates that the Proposed Development will result in an enhancement to surrounding assets. It is therefore considered that the proposals are in accordance with the requirements of the CAAP, WNJCS and NPPF.



Contamination, noise and air quality 6.83. Paragraph 109 of the NPPF sets out how the Government seeks to prevent both new and

existing development from contributing to or being put at unacceptable risk from levels of soil, air, water or noise pollution or land instability.

6.84. Paragraph 120 of the NPPF advises that where there is a site affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner.

6.85. Paragraph 123 of the NPPF details that proposals should seek to avoid noise giving rise to

significant adverse impacts on health and quality of life as a result of new development.

6.86. The CAAP within supporting text seeks to secure an improvement to air quality measurement

areas. 6.87. Emerging Policy S10 of the Joint Northamptonshire Core Strategy advises that development

should minimise pollution from noise, air and run off.

Contamination 6.88. A Phase I Geo-environmental Site Assessment was undertaken by REC (June 2014) which

evaluated the potential environmental risks associated with developing the site and provided associated mitigation recommendations. The assessment concluded as follows:

• Potential deep excavations may be required to remove the underground fuel tanks and the foundations to any existing structures to be demolished. Geotechnically suitable backfill will need to be provided to these excavations and may require conformance testing depending on the proposed end use of these areas of the site.

• The Made Ground materials generated during construction of the site, the above

ground storage tanks and underground storage tanks, the electricity substation and the historic use of the site for petrol filling and vehicle maintenance activities have the potential to have impacted the site from the deposition of ash or lead pipework and by leakage from fuel tanks or from the electricity substation. Given the type and nature of the historical development the likelihood of the site being affected by the presence of any on-site contamination is considered to be moderate to high.

6.89. The assessment recommends that a detailed Phase II intrusive Geo-Environmental ground

investigation be undertaken in order to confirm the findings of the initial conceptual site



model and to determine the extent of contamination that the previous site uses may have had.

6.90. The assessment also suggests that a Remediation Strategy for the site may be required and that the degree of remediation required be governed by the contamination impact encountered during the Phase II ground investigation. In addition a Material Management Plan may also be required to ensure a cost effective and regulatory compliant approach to enabling works.

6.91. The results of the utility survey should be obtained for the site prior to any intrusive works being undertaken. Further asbestos survey and management works are recommended as the development progresses.

6.92. Given the above, it is considered that any geo-environmental risks associated with the Site can be sufficiently and appropriately mitigated through further assessment and the application of planning condition(s) (if necessary). This approach remains in accordance with the relevant national and local (including emergent) policy requirements.

Noise 6.93. An Environmental Noise Survey of the site was undertaken by Ion Acoustics (June 2014). The

lack of adopted and/or emerging policy necessitated the assessment to be undertaken against current Building Regulations (2000); and guidance within Building Bulletin 93 (The Acoustic Design of Schools) and Building Bulletin 101 (Ventilation in School Buildings).

6.94. This concluded: • That the proposed development can be successfully converted to the acoustic levels

appropriate for school use, however attenuated ventilation will need to be provided in some rooms to ensure conformity.

• Building services plant will be enclosed and noise limits set to ensure nearby residential areas are not unduly affected.

• Noise associated with adjoining commercial uses, should be controlled to limit any such impact upon the teaching environment.

• Construction noise is not considered significant and can be mitigated through hours of operation

• A supplemental noise assessment will be submitted in due course for the ancillary residential accommodation.

6.95. Through adoption of these measures adverse impact upon the occupiers of the educational

use and/or amenity of neighbouring occupiers will be mitigated through both construction



and operational phases. Accordingly the proposals are considered to comply with the Building Regulations and Building Bulletin Design Guidance.

Air Quality

6.96. An Air Quality Assessment of site and its surrounding area was undertaken by REC (June 2014) which concluded that the impacts on air quality resulting from the construction phase of the development are capable of reduction through mitigation by application of a Construction Environmental Management Plan. This would result in a negligible impact.

6.97. The Assessment notes that during the operation phase of the development there may be some slight adverse impacts on air quality resulting from vehicle movements to and from the site.

6.98. Based upon the assessment findings, where issues of operational air quality may be identified these could be addressed through design mitigation measures and the through the adoption and implementation of the Framework Travel Plan. The proposals are therefore considered to be acceptable and compliant with policy and guidance.

Ecology (Including Aboricultural)

6.99. Paragraph 109 of the NPPF set out the planning system should contribute to and enhance the natural and local environment by, in part, minimising the impact upon biodiversity. The NPPF also details that development proposals where the primary objective is to conserve or enhance biodiversity should be permitted and that opportunities to incorporate biodiversity in and around developments should be encouraged (Para. 118).

6.100. Policy 4 of the CAAP seeks to see development with the central area of Northampton incorporate features such as green roofs, green walls, trees, soft landscaping, planting, water attenuation measures and other features to mitigate the effects of climate change and enhance biodiversity.

6.101. Emerging Policy S10 of the West Northamptonshire Joint Core Strategy seeks to promote the

creation of green infrastructure networks, enhance biodiversity and reduce the fragmentation of habitats.

6.102. Emerging Policy BN2 of the West Northamptonshire Joint Core Strategy sets out that

development that will maintain and enhance existing designations and assets or deliver a net gain in biodiversity will be supported.



6.103. An Ecological Appraisal (Extended Phase 1 Habitat Survey) and Aboricultural Report have been carried out by Lockhart Garratt (May 2014 and June 2014 respectively) and the key conclusions/mitigations of these reports are as follows:

• There are no statutory sites within 2km of the development site and therefore there will be no negative impacts on these from the proposed development.

• There will be a biodiversity loss of a small area of semi-improved grassland (located adjacent of Barrack Road). This is not considered ecologically significant and can be mitigated through tree retention/new planting and the inclusion of bio-diversity rich habitat.

• The majority of trees to be removed from site are of lower quality and are positioned within areas likely to be pressured for future removal. Removal of these now and the single Category A tree are considered adequately mitigated through the proposed replacement planting which will provide a net gain in biodiversity and amenity benefit.

• The loss of mature trees within the site may remove potential locations of ecological value for bird and bat roosting. Prior to removal trees should be surveyed for roosting with the provision of new trees providing mitigation against this loss.

• The removal of and refurbishment of existing buildings on site is not considered to be of ecological importance.

• The Former Postal Sorting Office building may have some potential for roosting bats which requires further investigation. Any immediate need for roosting can be mitigated through the provision of bat boxes.

• The loss of scattered scrub across the site is not considered to have any ecological significance with the possible exception of impacts on common breeding birds. This can be mitigated through meeting immediate need via the inclusion of bird boxes.

• There are unlikely to be any protected species within the site other than bats and birds.

6.104. The mitigation recommended has been incorporated within the proposed development. Bird and Bat boxes will be introduced into the scheme, in locations to be agreed. A habitat area will also be provided within the site located to the south of the existing building and new native deciduous trees will be incorporated into the landscape proposals. Furthermore, the proposals have made provision to potentially incorporate a green roof, which if implemented will have additional ecological benefits through improving biodiversity in the area.

6.105. It is therefore considered that the proposed development accords with the relevant local and national policies and guidance set out above.



Archaeology 6.106. Paragraph 128 of the NPPF states that LPAs should require an applicant to describe the

significance of any heritage assets affected by development, including any contribution made to their setting.

6.107. Paragraph 129 adds that the LPA should then identify and assess the particular significance of any heritage asset and take this in to account when considering the impact of proposals. In particular, paragraph 131 states that LPAs should take account of:

• the desirability of sustaining and enhancing the significance of heritage assets; • the positive contribution that conservation of heritage assets can make to

sustainable communities; and • the desirability of new development making a positive contribution to local

character and distinctiveness.

6.108. As set out earlier, Policy 1 of the CAAP sets out that proposals should preserve and enhance the character, appearance and setting of the central areas heritage assets.

6.109. The Archaeological Assessment for the proposed development site prepared by CgMs Consulting (May 2014) concludes that there is no potential for any archaeological survival of significance on the Site. The Assessment states that any possible survival associated with remains of the former barracks which occupied part of the site, will not prejudice development and that archaeology will not provide an impediment to future development.

6.110. The proposals are therefore considered to accord with the requirements of the CAAP and

NPPF.



7. Section 106 Heads of Terms

7.1. The contributions likely to be required have been discussed between the Applicant and the LPA. Confirmation has been provided that the only contribution expected will be made towards improvements to the surrounding strategic highways corridor.



8. Conclusion

8.1. There is a proven need for the provision of additional secondary school places within Northampton. The conversion of 55 Barrack Road into largely education use allows a building within a sustainable and highly accessible location, which is acknowledged in policy terms as being difficult to demolish or convert, to positively address this immediate need.

8.2. The Proposed Development conforms to the requirements of Policy 34, the site allocation policy and the wider policies of the Development Plan. Identified impacts can be mitigated through design and application of planning condition.

8.3. The application proposal would bring the redundant Site and Building back into full and

beneficial use which would physically transform the Site and its immediate context.

8.4. The Proposed Development would deliver employment opportunities and socio-economic and educational benefits to the surrounding neighbourhood and the wider Central Northampton area.

8.5. Through sensitive design ecological and environmental benefits will be secured.

8.6. The immediate community will benefit from the provision of a range of new publicly

accessible facilities and services.

8.7. The town will benefit from the creation of an estimated 197 full time (equivalent) jobs and other business will benefit from the permanent active use of the Site.

8.8. The re-use of the building is a fundamentally sustainable approach to the development of the site which will reduce carbon use.

8.9. The transformation of the Site will deliver enhancements to setting of adjacent heritage assets and improve the perception of Barrack Road and the northern gateway.

8.10. The majority of pre-application community engagement indicates support for the scheme and particularly the educational use of the building.



8.11. The Proposed Development represents a major socio-economic, sustainable and environmental regeneration opportunity for Northampton. All matters set within national guidance, local policy and/or material considerations can be met fully either now or through the application of subsequent planning condition(s). There is no known impediment to prevent approval of the Proposed Development. I would respectful ask that you approve this application without delay.



Appendix A Statement of Need: a new secondary school for Northampton at Barrack Road

Introduction The County Council’s capital programme has planned to add 10,000 new primary school places across the county by September 2015 in order to meet the rising demand from an increased birth-rate, high levels of in-migration and developments of new housing. Northampton town was the first part of the county to experience this growth and since 2010 there have been extensions either completed or currently underway at twenty primary schools. This is adding over 3,360 new pupils and in the next two or three years, they will have moved through the primary system and will be applying for secondary school places. In addition two new primary schools are opening in September 2014 and September 2015 with another 840 places.

Secondary phase pupil numbers The current position (May 2014) at the Northampton secondary schools is as follows:

PAN SCHOOL Year 7 Year 8 Year 9 Year 10 Year 11 Total 8FE Abbeyfield 195 242 228 225 218 1,108 8FE Kingsthorpe 193 206 224 228 233 1,084 8FE Malcolm Arnold 236 209 197 190 177 1,009 8FE Northampton

Academy 221 240 243 242 240 1,186

7FE Northampton School Boys

224 223 217 221 211 1,096

9FE Northampton School Girls

274 272 270 270 269 1,355

8FE The Duston School 240 241 234 237 226 1,178 6FE Thomas Becket RC 102 139 149 173 178 741 9FE Weston Favell

Academy 231 248 190 211 233 1,113

71FE = 2,130

1,916 2,020 1,952 1,997 1,985 9,870

This pattern is following the national picture in that secondary numbers are dipping slightly before increased numbers come through from the primary phase. The table overleaf indicates that we are short of secondary places in Year 7 from September 2016 onwards and additional capacity will need to be provided. However this assumes:

• No further increases from in-year admissions or in-migration • No additional pupil yield from new housing completions



• 100% transfer rate between Northampton town primaries and secondaries • Current pupil numbers in the system, so excludes further PAN (Published Admission

Number) increases in the primary phase for September 2014 and 2015 • No additional pupils from schools like Campion, Caroline Chisholm or Moulton where

an increasing proportion of the pupil intake is from closer to the school rather than offering places to Northampton children

Shortage of secondary places The table overleaf indicates how additional secondary capacity will be required by September 2016 at the latest, with possibly some temporary measures for September 2015.

Current year

group Entry into Year 7 Pupil numbers Current capacity

Year 6 September 2014 2,052 78 surplus places Year 5 September 2015 2,076 54 surplus places Year 4 September 2016 2,278 Short of 148 places Year 3 September 2017 2,391 Short of 261 places Year 2 September 2018 2,466 Short of 336 places Year 1 September 2019 2,649 Short of 519 places

Reception September 2020 2,665 Short of 535 places

The biggest jump in numbers is expected between Sept 15 and Sept 2016, which reflects the large numbers currently in Year 4. Additional capacity is need for the secondary phase to meet the expected levels of growth, and to add some diversity and choice into the admissions system. Further new capacity will be required by September 2018 and the County Council is exploring other options.

Role of the Education Funding Agency The Education Funding Agency (EFA) has been monitoring the position regarding secondary school places at a national level and has been working with those authorities where pressures have been identified. The Council was advised at the end of March 2014 that the EFA had “completed” on the purchase of Barrack Road for conversion to a secondary school, subject to a successful planning application. This was on the basis of site visits and a feasibility study undertaken by the County Council to explore the potential for developing the Barrack Road site as a secondary school. Further the EFA had confidence to allocate funding and ask the Council to lead the project development, detailed designs and eventual procurement of construction works. Subject to necessary approvals this will be a major refurbishment project, possibly the largest of its type outside London, with the aim of creating a 10 form of entry secondary school with a sixth form and a potential capacity of 1700-1800 pupils. It is a one-off opportunity to redevelop a large, unused building as a model for an urban school, which we



believe with some creative design, can encompass a range of facilities and provide a high quality education environment. The new school will be operated by a Free School sponsor, who will be appointed by the Department for Education.

Barrack Road as a location The site for a proposed secondary school is considered a good location in terms of geography and adjacency to other secondary schools in the town. It is well positioned in the town centre, where some of the biggest growth in primary numbers has taken place. The Council already has experience of successfully converting a former office building (Stirling House) into a high quality learning environment for the primary phase, and other town centre primary schools eg Castle and Spring Lane have been expanded. There is therefore a growing number of school aged children living in the town centre, who would live closer to this site than any other.

Alternative options Alternative options for secondary provision have been discounted and new provision is considered to be the best solution to adding capacity. The following should be noted:

• Use of mobile classrooms is less satisfactory in the secondary phase, as increased numbers has an impact on other curriculum spaces eg science labs as well as teaching bases.

• There is likely to be limited appetite from the existing schools to increase their PANs within existing facilities.

• The option of extending the 5 secondary schools in the PFI contract is not viable due to the complex nature of PFI procurement; also, these are already big schools at 8 or 9 FE and were all purpose-built in the original PFI contract as new builds for those capacities.

• The scale of the additional capacity required means that all nine schools would have to expand by 2FE, which is not likely to be widely supported.

A further option is the consideration of new school sites that are brought forward as planning obligations in relation to housing development. A secondary school site for Northampton has been reserved at Kings Heath, but this is not likely to come forward until the next decade and is being provided to mitigate the pupil yield arising from the associated sustainable urban extension. Further housing development in the other sustainable urban extensions around the outskirts of Northampton will also generate the need for additional secondary places, which further justifies new provision at this stage. Smaller housing developments with approved planning permissions also bring another 400 houses across the town. It is therefore highly unlikely that secondary pupil numbers will fall back to below the current levels.