58 homes at Pittville School, Albert Road, Cheltenham

The site and surroundings

The site is a former school playing field beside housing, university accommodation and the remaining school grounds, with part within a conservation area.

“DESCRIPTION OF SITE AND PROPOSAL 1.1 The application site comprises a former school playing field, a strip of land following the boundary with the University of Gloucestershire and land associated with the adjoining Starvehall Farm development.”

“In addition, the main school building at Pittville School is included in the Council’s Index of Buildings of Special Interest. A portion of the site falls within Prestbury Parish. The playing field has not been used by the school for sports activities since 2009. Pittville School has secured Government (DfE) Section 77 approval to dispose of this land to raise a capital receipt to build a new replacement indoor sports hall.”

Officer report

Earlier permissions and changes

Earlier permissions for housing and sports facilities expired without being implemented, while construction of a new sports hall and artificial pitch has started.

“15/01162/FUL subsequently amended in 2019 by 18/02493/FUL). These applications were determined concurrently; the proposed housing development intended to fund the new sports facilities for the school with no cost to the Local Education Authority. Reserved matters approval was granted in 2021 (ref. 18/00053/REM). The above planning consents were not implemented and both are now time expired.”

Officer report

Why officers supported it

Officers considered the location sustainable and the revised scheme acceptable, with substantial housing benefits, affordable homes and no overriding highway, amenity, heritage or flood concerns.

“OFFICER COMMENTS 6.1 Determining Issues 6.2 The principle of the loss of the school playing field and the redevelopment of the site to provide up to 58 new dwellings is established through the previous grant of outline planning permission and reserved matters approval. The relevant planning history associated with this site is therefore a material consideration of this application.”

“The key issues for consideration (in no particular order of importance) are therefore:- • Updated Planning Policy Framework and Principle of Development • Affordable Housing and Housing Mix generally • Access, Parking, Traffic, Highway Safety • Architectural Design and Layout • Potential Impact on the Amenities of Neighbouring Land Users • Impact on Significance of Designated and Non Designated Heritage Assets • Sustainability and Climate Change • Drainage and Flood Risk •…”

Officer report

Objections and concerns

Thirty objections and two general comments raised concerns about traffic, parking, pedestrian safety, privacy, biodiversity, play provision, services and the loss of green space.

“Letters were sent to 290 neighbouring properties. In addition, site notices were displayed in Broad Acre Road, Albert Road, Cakebridge Road and New Barn Lane and an advertisement was published in the Gloucestershire Echo. At the time of writing, total of 32 representations have been received, all either objecting or providing general comments on the proposed development.”

“Suitability of access and capacity at Broad Acre/New Barn Lane junction • Noise and disturbance during construction phase • Overlooking into neighbouring properties and loss of privacy, light and overshadowing • Loss of ecological habitats, impact on Starvehall Farm wildlife corridor and no extension of wildlife corridor • Size, scale and number of houses proposed inappropriate for this site • 10% on site biodiversity net gain not achieved • Impact on local, community…”

Officer report

Who spoke

The applicant’s representative told members that the scheme would provide affordable homes, pedestrian links, open space, biodiversity measures and infrastructure contributions.

Members’ debate

Members described the scheme as attractive, relatively low density and sustainable, while welcoming the affordable housing and questioning the absence of swift boxes.

“In response to Members’ questions, officers confirmed that: - The main circular estate road is a herring brick surface with a designated side area for a footpath, which may include a curb line. The detailed road design will go through the Section 38 process. As you come into the site the grey area shown on the submitted drawings will be tarmac that then changes to the proposed brick surface.”

“The matter then went to Member debate where the following points were made: - This is a nice development that ticks a lot of boxes councillors have been asking for under the green umbrella. It is relatively low density, relatively similar to local neighbourhoods. Think it has everything going for it and can see no reason to reject the application. - Particularly pleased to see 40% social and affordable housing.”

Minutes

The vote

Members voted unanimously in favour of the officer recommendation to permit the application subject to a section 106 obligation.

“The matter then went to the vote on the officer recommendation to permit subject to a S106 obligation.”

“Voted UNANIMOUSLY for the officer recommendation to permit the application subject to a S106 obligation.”

Minutes