Issue Raised:	IWC’s Strategic Asset Management department’s response (acting as landowner):
	
1.		Density of proposed new development is excessive, and is out of character with the surrounding area.	The current density of the proposed new development is 50 houses, which equates to 32.5 dwellings per hectare.  This density reflects the mass and scale of the local area, and complies with local and national planning guidance.  It has been confirmed as acceptable in principal at pre-application stage with the local Planning Authority, prior to an application being submitted.	
2.		The proposal for 50 houses is excessive.	Please see 1 above	
3.		A developer could increase the current proposed number of dwelling houses once the site has been purchased.	The Strategic Assets Team (SAT) will place a covenant on the title that no more than the number of dwellings permitted under the current proposals can be developed, therefore any future purchaser will not be able to build more than this number of properties.	
4.		Proposed redevelopment design looks cramped, roads are narrow, each house has only one parking space and there appears to be no visitor parking.	Please see 1 above.  There is an equivalent of 2 car parking spaces per dwelling, including visitor parking spaces, which complies with IWC’s parking policy. This number has been confirmed as acceptable in principal at pre-application stage with the local Planning Authority, prior to an application being submitted.	
5.		The areas of green appear to be insufficient as suitable play areas for children.	Due to the availability of large green spaces immediately adjacent to the site, the local Planning Authority has confirmed that any redevelopment proposals do not need to allow for children’s play areas.  Instead, it is likely that a contribution towards the maintenance of the Stroud Green playing field will be required through the Section 106 legal agreement which will be attached to any planning permission granted on this site.	
6.		Three storey (two and half storey) properties are out of keeping with the height of construction in the area.	Whilst some units indicatively show additional accommodation in the roof space, the properties are two storey, and accordingly the roof lines are in keeping with surrounding dwellings.  The additional roof space accommodation is an indication of what can be provided only, in the event that this additional space is required for affordable housing.	
7.		A variety in the design of the houses to reflect the mixed character of Queen’s Road would be appreciated.	The current application is an outline application only, and therefore design is not being considered at this stage.  The design of the houses will be dealt with at full application stage, by the purchaser of the site.	
8.		There will not be enough school places for all of the new children that will live in the new houses.	There is a significant level of surplus places at local primary schools. These places will be sufficient to accommodate any additional pupil yield from the development.	
9.		It would be beneficial if access to the Stroud Green children’s play area could be provided direct from the development across the field. 	The footpath which already crosses the site, and which of course will be retained, would enable access to the Stroud Green children’s play area adjacent if the existing fence were to be removed.  This is a planning issue and could be required as part of the planning permission by the local Planning Authority.	
10.		Where will the tenants/purchasers of the Affordable housing come from - off Island?  Will these people be brought down from ‘Birmingham/Liverpool’?	SAT will ensure that a local lettings policy is developed which will be tied to the Section 106 legal agreement, which forms part of the planning permission.  This local lettings policy will cover the allocation of all the affordable property, both rented and purchased.  Nominations will be made from the Island’s housing register, Island Home Finder (www.islandhomefinder.org.uk).
The policy will be based on a defined criteria of housing needs. Preference in allocations is given to an applicant with a local connection to the Island. For some schemes, overriding preference is given to applicants who meet the local connection criteria – normally relating to existing or past residence in the parish.  IWC’s Housing dept. is currently reviewing the policy to include an even greater emphasis on local connection to ensure allocations are made to Island residents with the highest housing need. These changes are due to be consulted upon shortly and if agreed implementation is estimated in the Spring next year, before the affordable housing on this site is ready for allocation.	
11.		Affordable housing is not required as there is already adequate Affordable housing across the Island.	There are currently 5,437 families waiting for affordable housing on the Isle of Wight, therefore there is a substantial need for the provision of affordable housing.  1,141 of these have requested to live in Freshwater, although they will have made requests for other locations on the Isle of Wight as well.
	
12.		The construction of the affordable housing will be poor quality.	Strict affordable housing design criteria is laid down by the Homes and Communities Agency (HCA) which exceeds the standard normally provided by developer for the provision of private market housing.	
13.		There is concern over the physical strength and capacity of surrounding roads to cope with construction vehicles during the construction phrase, and disruption to local residents at this time.	The use of roads for redevelopment can be controlled through the planning conditions on a planning permission, by the local Planning Authority.  In this instance, it is proposed that Windmill Lane will be reconstructed to adoptable standard.	
14.		The current proposals will increase the amount of traffic on to Queen’s Road and surrounding roads, as well as for the Isle of Wight generally.  This will reduce the attractiveness of all areas, and therefore tourism which is so important to the IOW.	The West Wight Middle School site sits within the development envelope, and therefore there is a planning policy presumption in favour of development.  Surrounding use is residential, and therefore the local Planning Authority would prefer residential use to be provided on this site.  With regard to the need for the provision of housing across the Isle of Wight, the Isle of Wight Core Strategy has set an annual target for the Island of 520 new homes to be built every year.	
15.		There are no garages on site - will this lead to on-street parking?	See 4 above.  Garages have not been included within the current design as these are rarely used to accommodate cars, but instead are more generally used for storage.  Therefore, where parking is required for new dwellings, open parking is preferred.	
16.		What is the parking provision currently proposed for the 50 houses?	See 15 above.	
17.		Only one access on to the site from a minor road is inadequate.	Independent highways consultants have advised the Isle of Wight Council on this scheme, and have confirmed that the proposed access is adequate.	
18.		Windmill Lane, Freshwater is not owned by the Isle of Wight Council.	Windmill Lane is owned by the Isle of Wight Council.  This can be seen on the land registry documentation, title number IW66893, a copy of which has been made available on iwight.com under “Schools Redevelopment”.	
19.		All land in front of West Wight Middle School, off Queen’s Road, is owned by the Parish Council and therefore IWC does not have access across this.  Access may be contested.	It is IWC’s opinion that it has accrued rights to cross the manorial land between Queens Road and Windmill Lane over time.  Section 31(1) of the Highways Act 1980 allows such rights to be accrued over 20 years of unrestricted use:

The Highways Act 1980, section 31 “Dedication of way as highway presumed after public use for 20 years: 
(1) Where a way over any land, other than a way of such a character that use of it by the public could not give rise at common law to any presumption of dedication, has been actually enjoyed by the public as of right and without interruption for a full period of 20 years, the way is to be deemed to have been dedicated as a highway unless there is sufficient evidence that there was no intention during that period to dedicate it.”

Accordingly, whilst the land may not be in IWC’s ownership, it has the rights to access the school site from Queen’s Road, and is able in law to pass on the benefit of this right to subsequent purchasers of the land. 	
20.		The site development will be to the detriment of the local wildlife, for example the badgers living in the adjacent woods.	A full ecology report has been undertaken, and the outcome of this has been reflected within the current development proposals.	
21.		The draft local Isle of Wight plan does not show any school playing fields on the West Wight Middle School site for development.	New housing development does not only come forward on sites which are allocated.  It also comes forward as sites become surplus in terms of their existing use, and it is therefore appropriate to consider other uses. Whilst the draft local Isle of Wight plan does not show the West Wight Middle School or Camp Lodge field for redevelopment, the sites are within the development envelope, in accordance with planning policy.  	
22.		Who is requesting this change of use?	IWC’s Education Department has been progressing a restructure of the school system, which will result in a number of school sites being declared surplus.  Once IWC sites are declared surplus, SAT is required to dispose of the sites for best value.  Therefore, it is SAT which is currently requesting this change of use, on behalf of IWC as landowner, to enable the site to be sold for best value.	
23.		There is no need for more housing in Freshwater. There are many houses for sale, which have been for sale for sometime, and the prices are falling.  Why is new housing being built?	The requirement to plan for new housing in Freshwater is set out in IWC’s submitted Core Strategy.  Within that document, it is stated that development of up to 200 dwellings should be planned for West Wight during the period 2011 to 2027.	
24.		Why does the authority support further more housing on the IOW when supply currently outstrips demand, for example at East Cowes and Pan Meadows?	As noted above, IWC’s Core Strategy requires IWC to ensure 520 new dwellings are provided on the Isle of Wight every year for the plan period, to ensure housing supply meets demand.	
25.		The proposal will lead to a loss of community and peaceful village atmosphere.	As set out above, the Isle of Wight Council needs to plan for 520 dwellings being brought forward across the Island every year.  	
26.		Freshwater is a retirement/tourist area, therefore it is inappropriate for new housing.	The area in which West Wight Middle School is located is a predominately residential area, and therefore the local Planning Authority will have regard to this when deciding the best alternative use for the site.  The local Planning Authority has confirmed that the proposal for residential use is acceptable.	
27.		How does the development provide greater opportunities for young people on the Island?	As noted above, the area surrounding the school is predominately residential, therefore the local Planning Authority would not want to encourage incompatible uses, such as B1 light industrial use or office accommodation.	
28.		There is a general lack of work opportunities on the Isle of Wight, therefore where will the new residents work? If jobs are available elsewhere on the Island, building property in Freshwater will create more car journeys to work elsewhere.	This is explained in more detail in the Island Plan’s Core Strategy.	
29.		Local infrastructure does not have the capacity to take this development.  The storm water and foul drainage in Queen’s Road is at capacity and already overflows at times.  There is already pressure on local schools, and the local doctor’s surgery where it is already very difficult to obtain an appointment.  No investment is proposed for these facilities.	A full report on drainage has been undertaken and will be submitted as part of the planning application, and therefore the principles of a solution will be set out.  The detail for this solution needs to be designed at the detailed application stage.  

Financial contributions to improve some local facilities can be required from the developer under the Section 106 legal agreement on the grant of planning consent.	
30.		Is there any legal requirement for the applicant to speak to the local health centre as to whether they can cope with the extra demand that would be put upon them?	There is no legal requirement for an applicant to speak to the local health centre as to whether they can cope with the extra demand put upon them. 	
31.		Landfill on the Isle of Wight is already at capacity – additional development makes this situation worse. The Isle of Wight does not have infinite resources.	This is explained in more detail in the Island Plan’s Core Strategy.	
32.		Why is smaller housing being constructed? Why is fewer, larger, more expensive housing not being constructed to increase the value of the area?  The current proposals will lead to a devaluation of property in the local community.	The numbers and type of housing currently proposed are in line with planning policy.  Any purchaser of the site may well choose to reduce the number of units provided, make the units larger, etc, if they are of the opinion that this is what the market needs, but this matter will be a choice for the purchaser once the property has been sold.	
33.		Why not build property which will attract people to the Isle of Wight with money to spend, particularly in Freshwater?	Please see 32 above.	
34.		A large proportion of the new residents will be on benefits, and this will not have a positive impact on the local economy.  	There is no evidence to suggest that a large proportion of the new residents will be on benefits.  New development must be planned for across the Island to meet the Council’s annual target of 520 dwellings per annum.	
35.		Crime will increase.
	There is no evidence to suggest that crime will increase.	
36.		The current school site should not be developed for housing if a new school is to be built on green areas (playing fields/recreation ground) nearby.  The new school should be provided on the current school site.	Full details of the outline planning application, when submitted, will be available via the Isle of Wight Council’s Planning Department and also on iwight.com. Statutory consultation notices will be displayed in the vicinity of the site as notification of the application and to invite comment upon it.
Further details on this West Wight Middle School site, and the other surplus school sites for redevelopment, can be found by following this link:
http://www.iwight.com/education/schoolsreorganisation/Surplus_Schools_Redevelopment/
	
37.		A new school cannot be provided on the green areas of Stroud Recreation Ground adjacent to the existing West Wight Sports Centre, as there is a covenant on the land against development.	There is no covenant on the land adjacent to the existing West Wight Sports Centre, preventing development. This can be seen on the land registry documentation, title number IW66893, a copy of which has been made available on iwight.com under “Schools Redevelopment”. This development may be prevented through planning policy, and in particular if approval is needed by Sport England.	
38.		Playing fields cannot be developed as either housing or a primary school.  The Schools Reorganisation Team had previously stated that the playing fields would not be built on (Freshwater Parish Council meeting, 5 April 2011).	The school playing fields at West Wight Middle School are adjacent to the development site and are not included in scope of the outline planning application. Camp Lodge field is not a school playing field.  It was used by the school as an extension to the school playground only.
	
39.		The loss of cricket pitch to enable a new school to be built is unacceptable.  This will disrupt children’s lives and the village life of Freshwater.	Any loss of the cricket pitch will be raised with Sport England, and suitable alternative options will be identified and consulted on.	
40.		The loss of playing field is contrary to Government policy.	There is no loss of playing field proposed as part of this application, as set out in 38 above. There is no general Government policy against the loss of green areas, therefore the loss of Camp Lodge field is not contrary to Government policy.  Sport England is in place to protect the loss of playing fields/green spaces across the UK, and any planning application which involves such a loss (if it satisfies the relevant criteria) will be presented to Sport England for their comments and approval as part of the planning process.	
41.		Camp Lodge field is a designated playing field and therefore should not be developed. Sports facilities should not be built over.  Please confirm Sport England’s comments on this matter.  	Camp Lodge field is not a designated playing field.  It has not provided sports pitches in recent years, it has merely been used as an extension to the school playground.  It has been a secure part of the school site for many years, and therefore has not been used for sports use by the community.  If the site qualifies for comment by Sport England as part of the application process, Sport England will comment once the application has been submitted.	
42.		Camp Lodge field should not be redeveloped as it is a greenfield site.	Please see 41 above.  Camp Lodge field will not be required as an extension to the school playground once the school has closed, and therefore will become surplus to IWC’s requirement along with the school site.  As the site lies within the development envelope, there is therefore a presumption in favour of redevelopment.  As noted above, the surrounding uses are predominantly residential and therefore, the local Planning Authority’s preference for this site is residential.  	
43.		Camp Lodge field should not be redeveloped as a vehicular access will cross an established footpath.  	It is acceptable for a vehicular access to cross an established footpath, as long as the footpath remains in existence, fully available for use by the public.	
44.		Camp Lodge field was sold to the Council for educational purposes only, and for no other development.	There is no covenant against Camp Lodge field being used for purposes other than education, or for any other type of developments.  This can be seen on the land registry documentation, title number IW66893, a copy of which has been made available on iwight.com under “Schools Redevelopment”.	
45.		Open spaces must be considered an integral part of the community.  At present Camp Lodge field is locked but it could be a valuable amenity space.  	Please see 42 above.	
46.		Building a new school is a waste of money in a recession when the authority is closing other services.  It would be cheaper to refurbish the old school.  	The Isle of Wight Council’s key objective is to raise educational standards and to provide greater opportunities for young people on the Island. 
The disposal of surplus school sites is to support the future investment in the school improvement project and deliver Phases 4 and 5 of the Schools Capital Programme at schools across the Island.
It also supports the Council’s Strategic Asset Management Plan.	
47.		The existing proposal to redevelop West Wight School should have been considered alongside the proposal for the demolition of the three existing schools and the new school facility.  No information about the new school was provided at the public exhibition for the redevelopment of the West Wight school site.	See 46 above.
Full details of the outline planning application, when submitted, will be available via the Isle of Wight Council’s Planning Department and also on iwight.com. Statutory consultation notices will be displayed in the vicinity of the site as notification of the application and to invite comment upon it.
Further details on this West Wight Middle School site, and the other surplus school sites for redevelopment, can be found by following this link:
http://www.iwight.com/education/schoolsreorganisation/Surplus_Schools_Redevelopment/	
48.		The school closure, selling off public assets and the change of use of publicly owned land is being pushed through too quickly. A full consultation for the proposals has not been held, looking at alternative uses for the site.  A further public meeting/proper consultation for all members of the public is required.	See 46 and 47 above.
The decision to close West Wight Middle School was made on 1 October 2009, see http://www.iwight.com/council/committees/cabinet/1-10-09/minutes.pdf. This decision followed an extensive public consultation, a summary of which can be found at: http://www.iwight.com/council/committees/cabinet/24-11-08/APPENDIX%20B.pdf
http://www.iwight.com/council/committees/cabinet/24-11-08/APPENDIX%20C.pdf
Further details on this West Wight Middle School site, and the other surplus school sites for redevelopment, can be found by following this link:
http://www.iwight.com/education/schoolsreorganisation/Surplus_Schools_Redevelopment/	
49.		There has been no ‘joined up thinking’ within the Council to demolish one school and build another.	The Isle of Wight Council’s key objective is to raise educational standards and to provide greater opportunities for young people on the Island. 
The disposal of surplus school sites is to support the future investment in the school improvement project and deliver Phases 4 and 5 of the Schools Capital Programme at schools across the Island.
It also supports the Council’s Strategic Asset Management Plan.

Meetings have taken place between Officers from SAT, Planning, Highways, and the School Reorganisation Team to discuss the potential alternative uses of the sites deemed surplus to requirements, in order to understand what uses may be appropriate and to ensure that best consideration can be generated by way of capital receipt. 

The outcome of these meetings is a recommendation that those sites with limited or no redevelopment potential should be offered to the market as they stand at present, whilst the sites with redevelopment potential will have schemes prepared and planning applications submitted in order to establish the value of those sites ahead of any marketing.	
50.		Were alternative uses for the school site considered, whereby the existing buildings could be retained?  For example, conversion to nursery, primary/secondary school, adult education/special needs facility, industrial units/offices, or for community use, such as for the Police. These uses would create less traffic movement across the Island as local people could remain local.	See 49 above.	
51.		A community/leisure use would be preferred as an alternative, but if the site must be redevelopment to housing, the current proposal is acceptable. The only other requirement requested might be allotments.	Noted.  This comment will be passed to the local Planning Authority, along with all other comments, as part of the planning application.	
52.		The loss of the school facility will facilitate the need for children to travel outside of the community which affects the children, their families, etc.  The current school is in good structural condition and order for a primary school.  The existing school has sufficient capacity as a primary school, and the option of demolish of existing school and to build a new facility is not a ‘green’ option.	The Council is committed to raising standards of attainment in all schools and believes that the quality of school premises plays a key part in achieving this aim. The size, suitability and condition of school buildings play a major role in determining how effectively schools are able to deliver the curriculum. It is important that the capital resources available are targeted where they will have the greatest impact, particularly in ensuring that the Council provides sufficient and appropriate accommodation. 
Throughout 2009/10 Officers from the School Reorganisation Team assessed asset management plan data and visited school sites to determine the level of investment 
required to ensure that sufficient and suitable accommodation was available to meet the needs of pupils. 
	
53.		There has been recent expenditure in the school, since the decision to close the school has been made, for example replacement windows.  This does not provide value for money.  Why therefore is the school now being demolished?	The Council is committed to raising standards of attainment in all schools and believes that the quality of school premises plays a key part in achieving this aim. The schools on the Island have access to capital funding, known as Devolved Formula Capital, which allows them to bring forward small, minor capital improvements to their buildings. The replacement of window frames to classroom/teaching areas is considered an acceptable use of this funding and will have improved the quality and environmental aspect of these areas for the pupils over the last couple of years.	
54.		There is a memorial to Peter Toms, a former Head Master in the Library.  Please confirm the future of this.	SAT will discuss this memorial with those most recently involved with the running of West Wight Middle School, as well as the Parish Council, to agree a suitable future location.	
55.		Regarding the public exhibition, there was inadequate notice, it was held in a cramped school corridor and there was no disabled access.  	The public exhibition did not form part of the statutory planning process, and was held by SAT as an additional opportunity for the public to see the draft proposals before the application is submitted and to share their views.  When the planning application is submitted, the statutory planning process starts and consultation is undertaken in the normal way when all interested parties can make representations or object.  With regard to the location of the public exhibition, when initial contact was made with the schools, it was requested that the main school hall be made available, but on arrival on the evening of the public exhibition, the school informed the SAT team that the hall was needed for school use, and therefore alternative accommodation needed to be used.  The corridor was accessible to disabled people, and if a wheelchair user had attended, the SAT team would have ensured good access to the information.	
56.		There were no planning officers available at the exhibition to answer questions.	The exhibition was held by the Strategic Asset Management team of the Council, not the planning department.  The Strategic Asset Management team act as landowner for the Council and its property assets, therefore it would have been inappropriate for a planning officer to attend this exhibition, prior to the application being submitted.  Planning officers will be able to answer questions once the application has been submitted.	
57.		All proceeds from redevelopment should be put back into local education.	The council has already decided that all resources realised through the school reorganisation will be reinvested in children’s services, see http://www.iwight.com/council/committees/cabinet/19-3-08/minutes.pdf.
	
58.		If the site is sold and the money goes into the Island educational budget, is this ring fenced for use within Freshwater, or could be used to cover the overrun of building costs elsewhere on the Island?	The council has already decided that all resources realised through the school reorganisation will be reinvested in children’s services, see http://www.iwight.com/council/committees/cabinet/19-3-08/minutes.pdf. This will enable the council to deliver 21st century learning environments for all Island pupils. 
	
59.		Most people would like to see All Saints Primary School expanded and go ecumenical, as they have suggested.  This would not require a new school, would be cheaper and give more space within the centre of the village to be used for employment creation.	The governing body of All Saints Primary School, supported by the Church of England Diocese of Portsmouth and the Isle of Wight Council, have stated their intention to become a foundation school with a foundation (a Trust school). This does not involve either expansion or a change in their religious character (Church of England).  The current consultation for school places in the West Wight is related to Weston Primary School and has now closed.  Education is considering the representations received at the moment and will be publishing the recommendations and options in September 2011.	
60.		The delegated decision report states that the West Wight School redevelopment will enable the Council to develop future stages of the school capital programme, however further into the report it is states that the programme is not dependent on receipts from the sale of surplus schools.  Please clarify.	The Council has identified the need to support a Phase 4 and Phase 5 investment programme to ensure that there are high quality learning environments at schools across the Island. It is proposed that the Council will supplement current and future Government grants with the proceeds of sale from surplus school sites. 
	
61.		The usual statutory consultation period has not been observed: no official notice of a specific development, with provision for objections, has been published in the County Press or on the site itself.	As noted above, the process undertaken so far to seek the view of the public is not a statutory process - the statutory process will commence when the planning application is submitted and the planning process starts.  What has taken place to date, including the exhibition, has been an additional opportunity for the Council as landowners to share its draft proposals with the public and to understand any view points made, prior to the planning application being submitted.