1.	APPLICATION SITE AND LOCALITY 

1.1.	The site sits within the development site at Kingsmere in south west Bicester, which was granted outline permission under 06/00967/OUT for residential development with associated facilities including a secondary school and associated landscaping. Following the approval of the application a design code was agreed for the site, this, along with the Masterplan of the site, has guided the design process of the school.
1.2.	In terms of constraints the site is roughly triangular between three separate roads – the A41, Whiteland’s Way (B4030) and an as yet unnamed road linking the two. The south of the site has a legal covenant ensuring that it is only developed for the purpose of sports grounds; this extends to the west along the B4030, creating a ‘green corridor’. Top to the south of the site are two ponds which have been laid out as part of the overall landscaping of the planned development.
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The application seeks the views of Cherwell District Council as to the construction of the school to serve the site. The school is a 4FE with up to 600 pupils from ages 11-16. Associated development of the site will include parking, hard and soft landscaping, bin storage, creation of access roads and drop-off points.

3.	RELEVANT PLANNING HISTORY

3.1.	The following planning history is considered relevant to the current proposal: 
Application Ref. | Proposal | Decision
06/00967/OUT | Outline - Up to 1585 no. dwellings; health village to include health and employment uses and elderly persons nursing home; B1 and B2 employment uses; local centre comprising of shops, a pub/restaurant, children's day nursery, offices and a community centre; 2 no. primary schools and 1 no. secondary school; a hotel; a sports pavilion; formal and informal open space; a link road between A41 and Middleton Stoney Road/Howes Lane junction; associated new roads, junctions, parking, infrastructure, earthworks and new accesses to agricultural land (as amended by plans and documents received 24.10.06). | Application Permitted
4.	PRE-APPLICATION DISCUSSIONS

4.1.	No formal pre-application discussions have taken place with Cherwell District Council regard to this proposal. The developer sought discussions with the County in July 2017 and as part of that discussion CDC Landscaping did have some input. The public were also consulted at an open meeting at a local primary school in October 2017.

5.	RESPONSE TO PUBLICITY

5.1.	This application has not been publicised by Cherwell District Council, but the following comments have been made by members of the public;
•	Increased footfall on private, un-adopted driveways due to proposed location of entrances
•	Insufficient access is proposed on link between access routes to encourage pupils to use the correct pathways, also some paths need widening
•	The bin store is placed close to residential dwellings – could a better place be found on the large site?
5.2.	The comments can be seen in full on the Cherwell Planning website
6.	RELEVANT PLANNING POLICY AND GUIDANCE

7.1.	Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.

7.2.	The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

CHERWELL LOCAL PLAN 2011 - 2031 PART 1 (CLP 2031 Part 1)

•	PSD1 – Presumption in Favour of Sustainable Development
•	BSC7 – Meeting Educational Needs
•	BSC10 – Open Space, Outdoor Sport and Recreation Provision
•	ESD13 – Local Landscape Protection and Enhancement 
•	ESD15 - The Character of the Built and Historic Environment

CHERWELL LOCAL PLAN 1996 SAVED POLICIES (CLP 1996)

•	C28 – Layout, design and external appearance of new development

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)

7.	APPRAISAL

8.1.	The key issues for consideration in this case are:

•	Principle of development
•	Compliance with the Design Code
•	Landscape
•	Residential amenity

Principle of development

8.2.	As described above, the school site is an integral part of the development at Kingsmere and forms part of the outline permission. The site for the school is established through the design code (approved in July 2008) within the wider development. Whilst the school is to the periphery, rather than the centre of the site, it sits within the green sports fields and adjacent to the new sports pavilion and is within easy walking distance of even the furthest parts of the Kingsmere site. 
8.3.	The principle of the development is therefore acceptable in my view and the provision of the school is welcomed.
Compliance with the Design Code

8.4.	As mentioned above, the site is subject to a design code, which covers the whole site and includes guidance in relations to specific areas. The design code is not prescriptive as to the exact nature of the school site – referring to an Education Campus in order to give flexibility as to the ultimate use of the site as a school for a particular age group to suit the needs of the local population.
8.5.	Another area of guidance is the overall height of the building not exceeding 11.5m. This was to limit the impact on both long and short views of the site – such that the building is prominent at the gateway to the Kingsmere estate, but not too obtrusive within the context of the residential estate. The buildings follow this and do not exceed this height. 
8.6.	The placement of future buildings is kept flexible in the design guide, but it does specify the main entrance of the building is set close to the site entrance, in order that proper surveillance and as a welcoming legible approach for visitors. The main vehicular entrance is 120m across an open are which is planted in a linear fashion so as to direct visitors to the building. The main pedestrian entrance is 55m from the school entrance – with a direct path between the two. It is considered the design code has been followed with regards the siting of the entrance.
8.7.	The main vehicular entrance to the site was specified in the design code and masterplan, with provision for up to 6 coaches to pick up and set down. There are some concerns over the location of the pedestrian/cycle entrance of the greenway. The design code specified that this entrance should be closer to the eastern extreme of the site; however it is understood that in siting the school where it is that the siting of the access is justified. 
8.8.	The design code states the frontage to the south west should:
•	be directly and positively addressed by buildings
•	read as the principal elevation of a key civic building within Kingsmere
•	have an independence of form, design and materials (from surrounding buildings), in order to signal the nature of the use
•	be design to maximise active frontage in and around the main entrance
It is considered that the design, which has a specific entrance/office building along the south west elevation, is successfully separated both spatially and through design language, from the teaching and gym buildings and that it conforms to the specifications set out above.
Landscape
8.9.	I did consult the CDC Landscape team and they have asked for further information before making a full response. I will forward on any concerns that they highlight.
Residential Amenity
8.10.	The proposed main teaching block would be 45m at its nearest point to the adjacent residential dwellings. There is provision for planting along the northern boundary, which also borders the greenway which itself forms a visual barrier. With a maximum height of 11.5m it is not considered that the building will impact upon the amenity of the neighbouring residents unduly.
8.11.	It is not considered that the teaching block would be the source of noise given the nature of the use and the distances involved.
8.12.	Noise from the playing fields is directed away from the residential areas by nature of its siting.
8.13.	There are some concerns that without due consideration of the routes that pupils approaching the site on foot and by push bike will take, that they will use unsuitable routes – such as the private driveways in the nearby closes. We would therefore urge the County to ensure that measures are put in place to encourage pupils to use suitable routes.
8.	PLANNING BALANCE AND CONCLUSION
9.1.	The County have carried out a full consultation exercise in relation to the proposal and so will take advice in relation to highways safety and other technical matters and so I am confident 

9.	RECOMMENDATION
That Oxfordshire County Council be advised that Cherwell Distract Council have no overall objections and welcome the development of the school. However the following comments are made and it is requested that these be taken into account in the consideration of the application:

•	The position of the proposed bin store is unnecessarily close to the nearby residents – could a new location be found further onto the site, but still accessible by the refuge company.
•	The entrances along the green lane could encourage pupils to use the unadopted private driveways of local residents if care is not taken to make provision for suitable approaches for both cyclists and pedestrians.

Case Officer: | John Gale | DATE: 19.02.2018
Checked By: | Paul Ihringer | DATE: 19/2/18