Agenda item
Demolish existing
primary school and erect a new primary school in its place including new access
roads, playing fields and ancillary works.
LOCAL MEMBER: Councillor Elin Walker Jones
Minutes:
Demolish the existing primary school and construct a new primary school in
its place including new access roads, playing fields and ancillary works.
(a) The Planning Manager elaborated on the background to this application,
stating that his application involved the construction of a new school for 420
pupils to replace the existing building of Ysgol y Garnedd, Penrhosgarnedd,
which had capacity for 210 pupils. Some members had visited the site prior to
the meeting.
Attention was drawn to the additional observations that had been received.
It was noted, in considering that the proposal derived from the shortage of
school places available in Bangor and the need that had been identified by the
Education Authority to provide more school places in the Penrhosgrnedd area, it
was believed that the scale of this development was appropriate for its
location and that developing a school on this site was acceptable in principle.
It was explained that the proposal to demolish and re-construct the
existing school did not reach the threshold for submitting a Welsh Language
impact assessment. Furthermore, it was explained that Policy PS1 of the Joint
Local Development Plan (JLDP) did not require a land use impact assessment for
this type of development, because the Plan incorporated several mitigating
measures for development through individual policies.
Several objections were received during the consultation process by the
residents of Penrhos Avenue, which is intended to be used as an entrance for
construction traffic as the site is developed, in which concern about issues
such as noise, dust and pollution were mentioned. It was stated that these
matters could be overcome and managed in an acceptable manner by securing
appropriate work methods through planning conditions and by agreeing on a
Construction Methodology Management Statement before commencing the development.
It was noted that the Transportation Unit had no objection to the proposal
but it did recommend ensuring that the vehicular access, footpaths and the
entire parking provision be completed before the new school opened. It was
noted that the plans would assist in promoting alternative modes of transport
and that it also corresponded to the objective of the Active Travel Act (Wales)
2013. It was further stated that several conditions were recommended, including
road improvements to include appropriate measures to reduce the speed of
traffic along Penrhos Road, and a condition to manage the movement of
construction traffic at specific times during the day.
It was noted that information had been received that the path from the car
park to Penrhos Avenue would be closed during the construction period as would
the path along Penrhos Avenue, because of local safety concerns. Furthermore,
the path leading around Ysgol Friars playing fields would be opened after the
first three months, once the path had been secured and the alternative path
would, thus, be connected to the other footpaths. It was noted, once the
development has been completed, the pathways would be reopened. It was
explained that Public Footpath 25 Bangor Community crossed the site and the
planning application included the right to divert the path officially to follow
the route of an unofficial footpath which had already been created around the
Ysgol Friars playing fields. This unofficial path was owned by the Council and
had a tarmacadam surface.
The development was acceptable in terms of relevant local and national
policies for the reasons noted in the report.
(b)
It was proposed and seconded to
approve the application.
During the ensuing discussion, the following main
observations were noted by members:
·
Should the application be
approved, concern regarding the control of conditions. Could the Committee be
updated once conditions are released?
·
Concern that the proposal
would lead to the closure of two other schools and that doubling the number of
pupils would have an impact on the Welsh Language, considering that 20% of
Ysgol y Garnedd pupils spoke English on the yard. This proposal would not help
the Welsh Government's target of one million Welsh speakers;
·
That a language impact
assessment was vital for schools and attention should be given to the matter;
·
Could approving the
application affect the future of other schools? Kirsty Williams AM, Cabinet
Secretary for Education, supported keeping schools open rather than closures;
·
That Ysgol y Garnedd was a
Welsh-medium school that needed a new building. Although closing other schools
was not a planning matter, schools' re-structure in the Groeslon area had had
an impact on the two nearby villages;
·
This application was for a new
purpose-built building for Ysgol y Garnedd;
·
Ysgol y Garnedd had needed a
new school for years and Ysgol Babanod Coedmawr was deteriorating and children
were already being sent to Ysgol y Garnedd. Welcomed the proposal, noting that
there was little land available within the City of Bangor for building a new
school. Certain that many people in Bangor were supportive of the proposal;
·
Comments made in relation to
the impact on the Welsh Language should be passed on to the Education
Department.
(ch)
In response to the above observations,
the officers noted that:
·
The recommended
conditions were elementary for such a development. The Committee would not be
updated when conditions were released on the planning permission but members
could get in touch for an update;
·
It was a planning
application that was being considered and it was not a requirement to submit a
language impact assessment as part of the application. The impact on the Welsh
Language would be given attention under the schools organisation procedure, which
was a separate process to planning;
·
That circulars for
the schools organisation procedure stated the need to pay attention to the
effect on the language under the schools organisation procedure. The need for a
language assessment was not being undermined but this would be addressed and
considered in detail under a different procedure;
·
The proposal to
close the schools in question had already been the subject of a statutory
notice and it would be considered by the Cabinet in its meeting on 6 November.
The planning procedure and the cabinet procedure were separate and approving
this application would not mean that the Cabinet would agree to a statutory
notice.
(d) In accordance with the Procedural Rules, the following vote to approve the application was recorded:
In favour of the proposal to
approve the application (9):
Councillors Stephen Churchman, Elwyn Edwards, Louise Hughes, Anne Lloyd
Jones, Berwyn Parry Jones, Huw G. Wyn Jones, Edgar Wyn Owen, Cemlyn Williams
and Eirwyn Williams.
Against the proposal to approve the application (5): Councillors Eric M Jones, Dilwyn
Lloyd, Gareth A. Roberts, Gruffydd Williams and Owain Williams.
Abstaining: (0)
RESOLVED - to delegate powers to the Senior
Planning Manager to approve the application, subject to receiving favourable
observations from the Public Protection Unit and a positive outcome to the
process of consulting on the public footpath diversion. The following
conditions should also be included:-
1. Time - (five years)
2. In accordance with the plans
3.
Agree on materials and final colours
4.
Transport conditions
5.
Welsh Water Condition
6. Submit and agree on a detailed Environmental
Construction Method Statement - the Statement will include a Waste Management
Plan for the period when the site is being developed.
7.
Submit and approve a Detailed Landscaping Plan
8.
Submit and approve a detailed Ecological Mitigating Plan.
9. Must
adhere to the Ecological Survey recommendations
10. Must
strictly adhere to the recommendations of the Trees Report
11. Before the new
school becomes operational a Demolition Plan must be submitted and agreed for
the existing school that will include a timetable for the demolition work,
restoring the land and landscaping along with a timetable for an additional bat
survey that will be completed prior to the demolition work.
12. Working hours restrictions during the
construction phase (to be agreed with the Transportation Unit and the Public
Protection Service)
13. Any
other additional conditions required by the Public Protection Service
14. Agree
on treatment of the boundaries
15. Water
and Environment Unit Condition
Notes
1.
Welsh Water
2.
Natural Resources Wales
3.
Highways
4.
Footpaths Unit
5.
Water and Environment Unit
Supporting documents:
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