School redevelopment at St Michael's Catholic School, High Wycombe

What was proposed

The application proposed demolishing ten school buildings, refurbishing one, and constructing three replacement blocks with access, landscaping, parking and infrastructure.

“Report to West Area Planning Committee Application Number: 25/06099/FUL Proposal: The demolition of ten existing school buildings (Blocks EFAA, EFAB, EFAC, EFAF, EFAG, EFAH, EFAI, EFAJ, EFAK, EFAM), refurbishment of Block EFAD, and construction of three replacement school buildings comprising a primary school block, secondary school block and shared school block, along with access, landscaping, parking and associated infrastructure.”

“Recommendation – Approve, subject to conditions 1.3 This application has been called in by Councillor Lesley Clarke for reasons relating to the Travel Management Plan, unresolved Neighbourhood Plan issues, traffic and infrastructure. Description of Proposed Development 2.1 Full planning permission is sought for the re-development of the St Michael’s Catholic School site. The existing school is situated within the built-up area of High Wycombe. A substantial portion of the application site is designated as Green Space under Policy DM12 and lies within an amber Great Crested Newt (GCN) Impact Risk Zone.”

Officer report

Responses from consultees

Highways, ecology, trees, environmental protection, newts, drainage and Sport England raised no objections after conditions or further information addressed their concerns.

“Pinetrees and Berkeley Homes on Daws Hill Lane were not permitted to have any construction traffic on Daws Hill Lane until after the morning rush hour and likewise prior to the evening rush hour. For your information: Daws Hill Lane is constantly being repaired and it is obvious that drains are beginning to collapse and iron works are dropping because of the heavy traffic that uses this road.”

“Ecology Officer: No objection, subject to conditions relating to implementation in accordance with the EcIA, a Construction Environmental Management Plan (CEMP: Biodiversity), a lighting design strategy and a Habitat Management and Monitoring Plan. Strategic Environmental Protection Team: No objection, subject an informative and conditions relating to commercial kitchens and air handling plant and equipment. Great Crested Newts Officer: No objection.”

Officer report

Residents’ and forum concerns

Supporters cited the need to replace the buildings, while objectors and the neighbourhood forum raised concerns about traffic, parking, construction, design, trees and unresolved access improvements.

“Representations 2 comments have been received supporting the proposal: • Acknowledges the need to replace the school buildings. 2 comments have been received objecting to the proposal: • Lack of architectural quality in the proposed building design, including the use of flat roofs which are out of character. • Potential disruption to the school environment during construction. • Safety concerns due to increased traffic on surrounding roads.”

Officer report

Who spoke

The ward member spoke, a trust chief executive spoke in support, and a representative spoke on behalf of the applicant.

Members’ decision process

Members undertook a site visit, noted the update, and held a full debate before considering an amended recommendation and amended construction traffic condition.

“Following a full debate, Members voted in favour of the motion to approve the application, subject to the revised recommendation as noted in the update sheet, to include the following:”

“Prior to the commencement of any works on the site, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and the Chairman of the West Buckinghamshire Area Planning Committee. The CTMP shall detail...”

Minutes

The committee’s decision

The application was approved subject to the revised recommendation and an amendment requiring the construction traffic plan to involve the committee chairman.

“Resolved: that the application be approved, subject to the amendment to the recommendation and amendment to Condition 3.”

Minutes