PTE/14/35 Development Management Committee 23 April 2014

County Council Development Exeter City: Outline Application for new 630 pupil primary school at land between Hollow Lane and Harts Lane, Monkerton Applicant: Devon County Council Application No: 14/0395/26 Date application received by Devon County Council: 5 February 2014 Report of the Head of Planning, Transportation and Environment

Please note that the following recommendation is subject to consideration and determination by the Committee before taking effect.

Recommendation: It is recommended that planning permission be granted subject to the conditions set out in Appendix II to this report (with any subsequent changes being agreed in consultation with the Chairman and the Local Member). 1. Summary 1.1 This report relates to an outline planning application, with all matters reserved for

future consideration, for a new primary school on Land between Hollow Lane and Harts Lane, Monkerton, Exeter. The proposal is for a 630 pupil primary school (with additional 100 place nursery) with a potential future increase to 840 pupil places to service future demand from the development of Monkerton and Hill Barton.

1.2 It is considered that the main material planning considerations in the determination of the proposed development are: The need for a Primary School, Sustainable Transport, Design and Sustainability, Landscape Impacts, Ecological Impacts, Historic Environment Impacts, Community Use, Residential Amenity and Consideration against Planning Policy.

2. The Proposal/Background 2.1 The new Monkerton Primary School to be located on land between Hollow Lane and

Harts Lane. To the west of the site is St Luke’s Sports and Science College and to the South is Ellen Tinkham School. Land to the North and to the East is currently predominantly agricultural with some residential properties, although development is planned to take place.

2.2 The Exeter Local Development Framework Core Strategy and The Monkerton and Hill Barton Masterplan identify 81 hectares of area for development. Much of the Masterplan area is to be developed for housing; other proposed uses include sites for education, mixed use centres and employment sites. The proposed site for the school is a 2.4 hectare greenfield site identified within the Masterplan and Core Strategy as a site for a new primary school.

2.3 The site is central to the Masterplan / Core Strategy area and is close to proposed transport routes and the green corridor along Hollow Lane. Vehicular access to the site will be via a proposed distributor road from Cumberland Way serving the new housing developments (indicated on plan numbered PL(0-)01). From this road, a new access is proposed to the North of the school. This access will serve dedicated

staff parking, accessible parking spaces, deliveries and emergency access. There will also be provision for coach/minibus turning.

2.4 Established hedgerows border the site on the Northern and Eastern boundaries. The southern boundary consists of an earth bank and short length of hedge. Indicative plans show that the hedgerows are to be retained with exception of a section on the Northern boundary to form the site access.

2.5 The development is close to a proposed ‘Picturesque Ridge’ Park running from East to West along the middle of the Monkerton Masterplan area. The proposed park envisages green open spaces incorporating iconic buildings. The site slopes downwards towards the Western boundary of the site. Indicative elevation plans suggest that the site topography will be taken into account during the design process.

2.6 Indicative plans show that the building will take the form of a single storey structure and equates to a permanent gross building area of 3,500m2. The initial phase of building of approximately 1,500m2 gross building area is to be followed by three or four further phases of expansion (making use of temporary classrooms pending further development of school facilities) to respond to increasing housing numbers in the area and subsequent demand for pupil places.

2.7 Other key elements of the proposal include: indicative landscaping at the site entrance and northern boundary (including a wildlife pond), two sports pitches, one Multi-Use Games Area, an open space play area, proposed pedestrian/cycle access points on the Southern boundary and cycle storage

3. Consultation Responses 3.1 Exeter City Council (Planning) – Exeter City Council wished to raise no objection to

the proposal stating that the principle of a primary school on this site has been outlined in the Monkerton and Hill Barton Masterplan. The following recommendations were made: - The reference to future temporary buildings is not included in the consent – it is

not considered acceptable to plan for the use of temporary classrooms - Co-located community facilities within the school, including access and

management arrangements be secured through a Section 106 Agreement. - Pedestrian access to and from Hollow Lane is secured. - Conditions requiring connection to the District Heating Network and the

achievement of BREEAM ‘excellent’ standards. - Further conditions relating to materials, landscaping, sustainable travel and the

provision of cycle storage, showers and lockers for staff, implementation of a wildlife plan, a Construction Environmental Management Plan, a noise assessment and contaminated land assessment.

3.2 Environment Agency – The Environment Agency referred to their best practice

guidance for surface water management. The officer has confirmed that there are no contamination concerns on site and as a result, no impacts upon ground or controlled waters are anticipated.

3.3 Devon and Cornwall Police – Devon and Cornwall Police Architectural Liaison Officer (ALO) has identified that the development may result in an increase in crime or anti-social behaviour if opportunities to design out crime are not fully explored. The ALO has arranged a meeting with the architect at NPS to discuss this and has suggested that future detailed plans are considerate to crime prevention.

3.4 Sport England – The sports provision on site should be designed and constructed, with drainage, to be fit for purpose. The FA has published recommended pitch sizes for community use. Both the indoor spaces (hall) and the outdoor spaces should be designed to be fit for purpose if they are to be used by the wider community.

3.5 Exeter and East Devon Growth Point – Exeter and East Devon Growth Point are responsible for delivering the proposed Monkerton Ridge Park. The Park was initially set out within the Monkerton Masterplan as a ‘Picturesque Ridge’ including well designed buildings and green open spaces. The Officer outlined that the concept of the ridge park takes into account the locating of a primary school on the proposed site.

4. Advertisement/Representations

4.1 The application was advertised in accordance with the statutory publicity arrangements by means of a site notice, notice in the press and notification of neighbours by letter. As a result of these procedures one letter of objection has been received from the ‘Cycle Touring Club Right to Ride’ charity representative for Exeter. The reason for objection is that within the Monkerton Master Plan document, pedestrian/cycle routes along the North, West and East boundaries of the site are shown. These are not shown within the application documents.

5. Planning Policy Considerations

5.1 In considering this application the County Council, as County Planning Authority, is required to have regard to the provisions of the Development. Section 38 (6) of the Planning and Compulsory Purchase Act 2004 requires that where regard is to be had to the Development Plan, the determination shall be in accordance with the Development Plan unless material considerations indicate otherwise. In this case the Development Plan policies are summarised in Appendix I to this report and are discussed in Section 6 below.

6. Comments/Issues

6.1 It is considered that the main material planning considerations in the determination of the proposed development are: The need for a Primary School, Sustainable Transport, Design and Sustainability, Landscape Impacts, Ecological Impacts, Historic Environment Impacts, Community Use, Residential Amenity and Consideration against Planning Policy. Need

6.2 Monkerton has been identified as a key area for substantial housing development, much of which will be greenfield development remote from existing schools and associated infrastructure. As a result, at least one primary school is required to serve the proposed housing developments and the increasing demand on pupil places within Exeter which cannot be accommodated within existing schools. Policy CP10 of the Exeter Local Development Framework Core Strategy (LDFCS) 2012 states that new and improved community facilities “must be provided in a timely manner to meet the needs of new development”.

6.3 The proposed school is to be designed in such a way that allows for a phased construction in order to meet the demand for pupil places resulting from the proposed surrounding housing developments as the demand arises. It is proposed that the initial phase will be constructed to serve 210 pupils (but will provide some of the

infrastructure for the expansion) and subsequent phases will be provided to match the pace of housing provision. Some accommodation to achieve these numbers will be within temporary classrooms. It is considered appropriate to impose a condition upon the outline permission that requires submission of a plan demonstrating the phased approach to the development.

6.4 There is clear evidence that there is a significant need to provide a new primary

school within the Monkerton area to meet the education requirements for those living in the new housing developments. Sustainable Transport

6.5 Access to the site is proposed via a distributor road running from Cumberland Way to serve the proposed new housing development and the new school. The road is to be constructed as part of the residential development and would need to be in place before the school construction commences.

6.6 Policy T1 of the Exeter Local Plan First Review (ELP) 1995-2011 states that “development should facilitate the most sustainable and environmentally acceptable modes of transport” and Policy T3 (ELP) states that developments should be designed to “maximise the use of sustainable modes of transport” ensuring that walking and cycle routes are protected and provided, suitable cycle parking is provided and pedestrian and cycle links to public transport are also provided.

6.7 The development of the school in the proposed location will reduce the need for pupils to travel further afield to other local schools and will allow pupils to use more sustainable modes of transport. To underpin the promotion of sustainable transport, it is essential that a School Travel Plan is submitted and subsequently updated in line with the future expansion of the school. In the event that outline permission is granted, the submission of a travel plan before occupation of the school would be required by condition.

6.8 The objection received from ‘CTC - Right to Ride’ representative states that the application details do not include access from Hollow Lane. However, the proposal indicates one dedicated pedestrian/cycle entrance to the North of the site and two pedestrian and cycle access points directly from Hollow Lane. It is considered that the Hollow Lane entrances in particular are important in order to ensure that access is provided from the proposed housing to the south. It is considered appropriate to impose a condition to secure the provision of at least one pedestrian/cycle access route from Hollow Lane.

6.9 In order to promote the use of sustainable transport in accordance with policy T1 (ELP), it is important to ensure that there is adequate provision for the storage of cycles and scooters located close to access points. The submitted information indicates the provision of some cycle/scooter storage on site. A condition is recommended to secure the provision of cycle/scooter storage on site provided incrementally as the school expands and to provide showers and lockers for staff to further encourage the use of sustainable transport.

Design and Sustainability

6.10 Policy DG1 (ELP) states that new development should be compatible with the existing urban structure and should connect effectively with existing routes and spaces. Indicative plans showing the location, layout and design of the proposal demonstrate that the new school will be well integrated within the Monkerton

development and will connect effectively with existing transport routes. This is improved by the indication of a new road adjoining Cumberland Way serving the proposed housing developments and the new school. To ensure that the development will integrate well into the new development, it is recommended that a condition should be imposed to ensure that details of the final layout of the new school site are submitted and approved before construction begins.

6.11 For a development of this scale, and in accordance with policy, it is important to ensure that sustainable design and energy efficiency are incorporated into the development from an early stage. Indicative design details show some consideration of features of sustainable design. Policy CP15 (LDFCS) requires that all non-domestic development achieves ‘Excellent’ BREEAM standards. In order to ensure appropriate standards are achieved, it is considered appropriate to impose a condition upon the planning consent.

6.12 In accordance with Policy CP14 (LDFCS), DG2 (ELP) and CP13, which states that all

development over 1,000m2 is required to connect to any existing or proposed Decentralised Energy Network in the locality, a condition is recommended to ensure that the development is capable of being connected to the proposed decentralised energy network within the Monkerton Development when this becomes available.

6.13 Policy DG7 (ELP) supports development proposals that “aim to achieve a safe and

secure environment”. During the consultation period, a Devon and Cornwall Police Architecture Liaison Officer (ALO) commented that consideration should be given to Safety and Crime Prevention in the final design of the new school site. Within a condition requiring design and layout details, reference should be made to the requirement for consideration of safety and crime prevention at the site. Landscape Impacts

6.14 The development site is wholly within the proposed Monkerton Picturesque Ridge Park. The concept of this park is to offer green open spaces incorporating iconic buildings showing similarities with the University of Exeter. Policy CP17 (LDFCS) states that proposal designs will, “compliment or enhance Exeter’s character, local identity and cultural diversity”.

6.15 Indicative design details show that the building will be a single storey structure using materials that will complement the landscape and the character of Exeter. It is considered appropriate to condition the design, layout and material details in order to ensure that the new development will have a positive impact upon the character of the area and upon the proposed Ridge Park.

6.16 In addition, as the school is to be developed in a phased approach, it is recommended that a phased Landscape Scheme should be required by condition in order to demonstrate landscape proposals at each phase of the development in the interest of visual impact and the character of the area.

6.17 The Exeter and East Devon Growth Point Officer raised concerns regarding the lack of green open space within the site. It is recommended that in order for the new school building to be compatible with the Ridge Park concepts and aims, that where possible and appropriate, the provision of green open space within the school site is increased, consideration is given to sustainable design principles and opportunities to enhance biodiversity are developed.

6.18 In order to assess the impact of the development on the local landscape, it is considered appropriate to impose conditions requiring the final design, layout, materials and a phased landscaping plan. Ecological Impacts

6.19 The application site offers very little in terms of biodiversity value. The surrounding hedges and trees are not of significant ecological value, but, although there was no evidence of bats on site, do offer potential for bat foraging habitat. In light of this, a scheme safeguarding all trees, shrubs and hedgerows which are not scheduled for removal shall be imposed upon the permission. In addition, it is recommended that light spill from any permanent external lighting does not fall upon hedgerows and trees in order to protect bat flight lines and foraging habitats. This will be ensured through a lighting scheme required by condition.

6.20 Further recommendations include enhancing biodiversity on site through appropriate landscaping and management and the creation of green spaces on site. A planning condition requiring a landscaping scheme to be submitted shall include details of how biodiversity is to be enhanced on site, the long term management of the site and the creation of green open spaces.

Flood Risk

6.21 The application documents do not make reference to any schemes to deal with surface water drainage on site. Due to the size and nature of the development, is important to try and incorporate a Sustainable Urban Drainage System (SuDS) on site. In light of this, it is considered appropriate to condition the submission of a surface water drainage scheme incorporating SuDS where appropriate. Historic Environment Impacts

6.22 The development may have an impact upon archaeological features at the site. It is therefore recommended that a programme of archaeological works in accordance with a written scheme of investigation shall be secured before development commences on site. It is considered appropriate to impose a condition upon the consent to secure this. Community Use

6.23 Policy CS6 (ELP) supports the provision of community spaces alongside new development. The school development is an ideal opportunity to deliver community facilities. Indicative plans show the inclusion of a community hall and community room located to the rear of the school building. The facilities are not ideally located within the footprint of the building for access for community use and details submitted under the reserved matters application would need to address the design and layout of the building.

6.24 The outline consents for housing development within the Monkerton area have secured financial contributions towards the provision of community facilities. It is proposed by Exeter City Council that the provision of community facilities is secured by a Section 106 agreement. This should require a minimum of a school hall available outside of school hours and potentially a further community room available during the day. Indicative plans show two sports pitches and a MUGA. Sport England has stated that it would be desirable for the pitches/MUGA, alongside the

hall, to be available for community sports use outside of school hours. In line with this, it is important that these are designed to accommodate such uses.

Residential Amenity

6.25 The school site is within the setting of some existing residential properties bordering the site to the east and the west and proposed housing to the north. It is anticipated that the new school will impact upon residential amenity in the area. There is potential for impacts from light spill, noise and loss of privacy as a direct result of the development. Impacts upon residential amenity are also likely to occur during the construction phase.

6.26 In order to manage these impacts, it is considered appropriate to impose conditions on the permission that require submission of a Construction Environmental Management Plan, a Lighting Scheme and a Noise Assessment. Planning Policy

6.27 The site is identified for development as a Primary School within the Exeter Local Development Framework Core Strategy Policy CP19, within the Adopted Monkerton and Hill Barton Masterplan 2010 and within the emerging Draft Development Delivery Document. The proposal for a primary school on the site has already been accepted in principle through the preparation of these documents.

7. Reasons for Recommendation/Alternatives Options Considered

7.1 The Committee has the option of approving, deferring or refusing this planning application. It is clear that there is a need to provide a primary school to serve the demand for pupil places arising from new housing development within the Monkerton Masterplan. The outline application has demonstrated that the principle of the primary school is acceptable and can be accommodated on the site proposed. The recommended planning conditions (Appendix II) will ensure that the resulting development will be acceptable and will deliver a well-designed and integrated primary school within the Monkerton area developments.

7.2 It is recommended that planning permission be granted subject to the conditions set out in Appendix II to this report (with any subsequent changes being agreed in consultation with the Chairman and the local Members).

Dave Black

Head of Planning, Transportation and Environment Electoral Division: Pinhoe & Mincinglake Local Government Act 1972: List of Background Papers Contact for enquiries: Rachel Tuckett Room No: AB2, County Hall Tel No: 01392 383894

Background Paper Date File Ref.

Casework File Current 14/0395/26 rt010414dma sc/cr/new primary school hollow lane harts lane monkerton 04 110414

Appendix I To PTE/14/35

Planning Policy Considerations Exeter Core Strategy (Adopted February 2012): Policies CP01 (Spatial Strategy); CP09 (Transport); CP10 (Meeting Community Needs); CP11 (Pollution); CP12 (Flood Risk); CP13 (Decentralised Energy Network); CP14 (Renewable and Low Carbon Energy); CP15 (Sustainable Construction); CP16 (Green Infrastructure); CP17 (Design and Local Distinctiveness); CP18 (Infrastructure); and CP19 (Strategic Allocations). Exeter Local Plan, First Review 1995 - 2011 (Adopted March 2005) Saved Policies: Policies AP01 (Design and Location of Development); C05 (Archaeology); CS02

(Community Health Services); CS03 (School Development); CS04 (Children’s Nurseries);

CS05 (Education and Training Facilities for Adults); CS06 (Community Halls); CS08 (Places of Worship); DG01 (Objectives of Urban Design); DG02 (Energy Conservation); DG07 (Crime Prevention and Safety); EN02 (Contaminated Land); EN03 (Air and Water Quality); EN04 (Flood Risk); L03 (Protection of Open Space); L04 (Provision of Playing Pitches); L06 (Intensive Use Facilities); L07 (Local Sporting Facilities); LS01 (Landscape Setting); T01 (Hierarchy of Modes of Transport); T02 (Accessibility Criteria); T03 (Encouraging use of Sustainable Modes of Transport); T05 (Cycle Route Network); T09 (Access to building by people with disabilities); T10 (Car parking standards); and T14 (Highways Schemes). Monkerton and Hill Barton Masterplan Study 2010 Exeter Draft Development Delivery Document 2013

Appendix II To PTE/14/35

Planning Conditions RESERVED MATTERS 1. This consent does not imply the approval of the details of siting, layout or design

shown on the submitted plans, which must be the subject of a further application for approval of reserved matters.

REASON: To safeguard the rights of control by the Planning Authority in respect of the reserved matters.

2. No development shall take place until approval of the details of the appearance,

layout, scale, the means of access to the site (herein called “reserved matters”) has been obtained from the determining Planning Authority, and the development shall not be carried out except in accordance with the details so approved.

REASON: The application is in outline only and these details remain to be submitted and approved.

3. Application for reserved matters shall be made to the determining Planning Authority

before the expiration of three years from the date of this outline permission.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by section 51 of the Planning and Compulsory Purchase Act 2004).

4. The development permitted shall be begun no later than the expiration of two years

from the date of approval of the last of the reserved matters to be approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

5. No development shall take place until a detailed phasing plan has been submitted to

and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The phasing plan shall specify the proposed timing for the delivery of each phase and the other elements of the development.

REASON: To ensure that the development proceeds in accordance with an agreed programme of delivery and that sufficient infrastructure is incorporated at each phase.

6. No more than 420 pupils shall be permitted until a vehicular link providing a

connection between the Tithebarne Link roundabout and new access onto Cumberland Way has been established.

REASON: To prevent a severe impact on the local highway network, in accordance with Paragraph 32 of the National Planning Policy Framework

7. No part of the development shall be brought into use until the on site parking facilities, turning area, access drive, access drainage and pedestrian access have been provided and maintained in accordance with details that shall have been submitted to and approved in writing by the determining Planning Authority as part of the submission for reserved matters.

REASON: To ensure that adequate facilities are available for the traffic attracted to the site.

8. The development shall not be brought into use until a pedestrian/cycle access route

from Hollow Lane to the site has been established in accordance with details that shall be submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The pedestrian/cycle access shall be retained and maintained at all times.

REASON: To encourage sustainable methods of transport to the site in accordance with policy CP9 and CP10 of the Exeter Local Development Framework Core Strategy (2012).

9. The development shall be constructed so that internal systems for space and water

heating are capable of being connected to the proposed decentralised energy network. Prior to occupation of the development the necessary on site infrastructure shall be put in place for connection of those systems to the network at points on the site boundary. Details of the energy infrastructure shall be submitted to and agreed in writing by the determining Planning Authority as part of the submission of reserved matters.

REASON: In the interests of sustainable development in accordance with policy CP13 and CP14 of the Exeter Local Development Framework Core Strategy (2012).

10. The development shall achieve BREEAM ‘excellent’ standard. Prior to

commencement a BREEAM design stage assessment report, the score expected to be achieved and which standard this relates to shall be submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. Where this does not meet the 'excellent' standard, the developer must provide details of what changes will be made to the development to achieve 'excellent', and thereafter implement those changes.

A post completion BREEAM report shall be submitted to the determining Planning Authority within 3 months of the substantial completion of the development. The required BREEAM assessments shall be prepared, and any proposed design changes approved prior to commencement of the development, by a licensed BREEAM assessor.

REASON: In the interests of sustainable development in accordance with policy CP15 of the Exeter Local Development Framework Core Strategy (2012).

11. No development shall take place until details of the final design, layout and materials

have been submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The development shall be carried out in accordance with the approved details.

REASON: To reduce the visual impacts of the development upon the proposed Ridge Park and the character of Exeter and to ensure that the layout of the site is acceptable for the proposed use, including community use, in accordance with policy CP17 of the Exeter Local Development Framework Core Strategy (2012) and LS1 and DG1 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

12. No development shall take place until a surface water drainage scheme has been

submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters.

Unless it is demonstrated that it is unfeasible to do so, the scheme shall use appropriate Sustainable Urban Drainage Systems. The drainage scheme shall be designed so that there is no increase in the rate of surface water runoff from the site resulting from the development and so that storm water flows are attenuated. The development shall be carried out in accordance with the approved scheme.

REASON: To protect water quality and minimise flood risk in accordance with policy CP12 of the Exeter Local Development Framework Core Strategy (2012) and policy EN4 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

13. No development shall take place until the applicant has secured the implementation

of a programme of archaeological work in accordance with a written scheme of investigation. Such scheme shall be submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The development shall be carried out in accordance with the approved scheme.

REASON: To ensure that an appropriate record is made of archaeological evidence that may be affected by the development in accordance with policy C5 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

14. No development shall take place until a Phased Landscaping Scheme has been

submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The scheme shall demonstrate the phased development of the site and the landscaping at each stage. The Scheme shall include: a) finished contours of the site b) means of enclosure in and around the site c) hard surfacing materials to be used across the site d) treatment and retention of existing landscape features including trees and

hedgerows e) structures, including furniture, play equipment, signs and lighting f) written specifications, including methods of cultivation and other operations

associated with plant and grass establishment g) schedules of plants/grass, giving species, planting sizes and proposed numbers

and densities h) a schedule of maintenance to be carried out for a minimum of five years following

completion. i) measures for the prevention of crime and anti-social behaviour. The landscaping works shall be carried out in accordance with the approved scheme. The Landscaping Scheme shall be completed within the first planting season following the completion each phase of the building works.

REASON: To protect the character and appearance of the local landscape and the proposed Ridge Park in accordance with policy LS1 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

15. No development shall take place until a scheme to safeguard all trees, shrubs and

other natural features not scheduled for removal during site works and building operations has been submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The scheme shall be in accordance with BS5837:2012 ‘Trees in relation to design, demolition and construction – Recommendations.’ The development shall be carried out in accordance with the approved scheme.

REASON: To ensure that trees, shrubs and other natural features to be retained are adequately protected from damage throughout the construction period, in the interests of visual amenity and nature conservation in accordance with policy LS1 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

16. No development shall take place until a School Travel Plan, including a programme

of implementation, has been submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The travel plan shall be implemented in accordance with the approved implementation programme.

REASON: To ensure safe and sustainable travel to the new school in accordance with policy CP9 of the Exeter Local Development Framework Core Strategy (2012).

17. Details of secure cycle/scooter storage facilities, including numbers, design and

location, shall be submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The development shall be carried out in accordance with the approved details.

REASON: To promote sustainable travel to the new school in accordance with policy CP9 of the Exeter Local Development Framework Core Strategy (2012) and T3 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

18. No part of the development shall be brought into its intended use until secure cycle

parking and scooter parking facilities, including showering and locker facilities for staff, have been provided and maintained in accordance with details that shall have been submitted to and approved in writing by the determining Planning Authority and retained for that purpose at all times.

REASON: To promote sustainable travel to the new school in accordance with policy CP9 of the Exeter Local Development Framework Core Strategy (2012) and T3 of the Exeter Local Plan First Review (1995-2011) Saved Policies.

19. A Construction Environmental Management Plan shall be submitted to and approved

in writing by the determining Planning Authority as part of the submission for reserved matters. The statement shall include: j) Timetable/programme of works

k) Measures for traffic management [including routing of vehicles to and from the site, details of the number/frequency and sizes of vehicles]

l) Days and hours of construction and deliveries m) Location of loading, unloading and storage of plant and materials n) Location of contractor compound and facilities o) Provision of boundary fencing/hoarding p) Parking of vehicles of site personnel, operatives and visitors. q) Wheel washing r) Dust control s) Recycling during construction

REASON: To ensure adequate access and associated facilities are available for the construction traffic and to minimise the impact of construction on nearby residents and the local highway network.

20. No development shall take place until a Lighting Scheme is submitted to and

approved in writing by the determining Planning Authority as part of the submission of reserved matters. The scheme shall include the location, design details and light spill of any proposed external lighting. The development shall be carried out in accordance with these approved details.

REASON: To ensure light spill from external lighting does not impact upon ecology and to reduce the impact on residential amenity.

21. No development shall take place until a Noise Assessment has been submitted to

and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The development shall be carried out in accordance with the approved scheme.

REASON: In the interest of residential amenity.

22. No development shall take place until a Contaminated Land Assessment has been

submitted to and approved in writing by the determining Planning Authority as part of the submission of reserved matters. The development shall be carried out in accordance with the approved details.

REASON: To ensure the site is suitable for the intended use.