HERTFORDSHIRE COUNTY COUNCIL

DEVELOPMENT CONTROL COMMITTEETUESDAY 7 DECEMBER 2010 AT 10.00 AM

STEVENAGE BOROUGH CONSTRUCTION OF NEW SCHOOL BUILDINGS TO ACCOMMODATE THE CO-LOCATION OF THE MARRIOTTS SCHOOL (1600 PUPIL PLACES) AND LONSDALE SCHOOL (84 STUDENT PLACES), WITH WORK TO INCLUDE: DEMOLITION OF EXISTING MARRIOTTS SCHOOL BUILDING (RETENTION OF GYM CENTRE), NEW ACCESS ROAD FROM BRITTAIN WAY, NEW SCHOOL BUILDING, NEW SPORTS HALL BUILDING, NEW LANDSCAPING TO INCLUDE INCREASED PARKING, HARD COURT PROVISION, FLOODLIT ALL WEATHER PITCH AND RELATED WORKS AT MARRIOTTS SCHOOL, TELFORD AVENUE, STEVENAGE

Report of the Director of Environment & Commercial Services

Contact: Chay Dempster Tel: 01992 556252

Local Member: Robin Parker

1. Purpose of Report

1.1 To consider planning application ref 2/0450-10 for full permission for the proposed: Construction of new school buildings to accommodate the co-location of the Marriotts School (1600 pupil places) and Lonsdale School (84 student places), with work to include: demolition of existing Marriotts School building (retention of gym centre), new access road from Brittain Way, new school building, new sports hall building, new landscaping to include increased parking, hard court provision, floodlit all weather pitch and related works at The Marriotts School, Telford Avenue, Stevenage.

2. Summary

2.1 This planning application seeks permission to accommodate the expanded Marriotts School to 8 Forms of Entry (FE) and the co-location of the Lonsdale School.

2.2 This application for full planning permission follows the grant of outline planning permission in November 2008 for the expansion of the Marriotts School to 8FE and the co-location of the Lonsdale School (2/0461-08).

2.3 The application proposes: new school buildings for Marriotts and Lonsdale (including the Lonsdale

residential); new sports hall attached to the retained existing gym centre; new external sports facilities to include: floodlit all-weather pitch and two

separate multi use games areas;

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Agenda No.

2

improved grass playing pitches (grading and drainage works) new access road from Brittain Way; associated parking areas hard and soft landscaping: play space, external dining and learning areas; sub-station and service yard small deliveries and waste collection area new boundary treatments to include fencing and boundary planting

2.4 The site is situated in the Chells area of Stevenage located between Fairlands Valley Park and houses on Priestley Road, Telford Avenue and Nash Close

2.5 The proposed development involves the expansion of the Marriotts School to 1,600 pupils (8FE) and the co-location of the Lonsdale School to the site. The new schools would employ up to 245 full time staff.

2.6 The existing school buildings have an internal floorspace of 9,225m2 with buildings between one and three storeys located in the northern part of the site. The proposed buildings range in height from single to three storeys with a total proposed floorspace of 21,420m2. The outline planning permission would have provided a combined floor area for Marriotts and Lonsdale of 18,000m2.

2.7 The proposed new access from Brittain Way connects with Six Hills Way providing a new site access for vehicles, pedestrians and cyclists.

2.8 Parking would increase from 142 spaces to 249 spaces (including 16 spaces for disabled access), plus 13 minibus spaces for the Lonsdale School.

2.9 New sports facilities include a floodlit all-weather pitch, two separate multi use games areas, and improved/ re-graded existing pitches. The MUGA on the east side of the site would not be floodlit.

2.10 The development is proposed to start in early 2011 and last just over 2 years (114 weeks).

2.11 The principle issues in this application are:

impact on open space, visual and landscape impact, design and layout, impact on residential amenity, impact on school playing fields, sustainable development and energy use, and impact on highway safety and capacity

3. Conclusion

3.1 The expansion of the Marriotts School and co-location of the Lonsdale School within new school buildings and new sports facilities would provide the transformational learning environment agreed in the vision for Stevenage.

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3.2 The proposed development in the Green Link would reduce the size of the open space although the character and function of the Green Link would not be harmed. The development would have a significant visual impact from Priestley Road, and a number of trees would be lost, however the landscape impacts would be mitigated by structural boundary planting.

3.3 The proposed buildings between one and three storeys in height would impact on the openness of the park, however the proposed site layout and building materials are a good standard of development. The orientation of buildings relates well to the surroundings.

3.4 The height and siting of buildings respects the amenities of adjoining properties and minimises the impacts on outlook, loss of daylight and overshadowing.

3.5 The new access from Brittain Way would be the main site access to improve the existing situation with access through narrow streets in the north of the site. The provision of a pupil drop off area within the site and the proposed levels of parking are sufficient to prevent significant traffic impacts on the surrounding area.

3.6 The reduction in playing fields by 1.77 hectares would be mitigated by the provision of new facilities and the qualitative improvements to existing facilities which would be accessible to the community.

3.7 The provision of a biomass boiler generating 95% of heating and domestic hot water requirements and meeting BREEAM ‘very good’ standard (64.02%) for sustainable buildings is a suitable high standard for sustainable construction and energy use.

3.8 It is therefore concluded that the Director of Environment & Commercial Services should be authorised to grant full planning permission subject to conditions to include:

1 Time limit - 3 years 2 Materials – samples of materials for external elevations to be submitted

and approved prior to the commencement of development,3 Accordance – the development shall be carried out in accordance with the

approved plans,4 Parking / access – works shown on the approved plans/ car parking and

traffic management plan shall be completed prior to first occupation of the school,

5 New Access – detailed plans showing the new access works from Brittain Way to the new school buildings shall be provided prior to the commencement no development,

6 Pedestrians/cyclists – measures for safeguarding pedestrian and cyclists in the vicinity of the access road shall be submitted for approval prior to commencement of development,

7 School Travel Plan – to be submitted within 6 months of the first occupation of the new school,

8 Hedgerows – to be protected for the duration of development. Any hedges damaged within 5 first years must be replaced,

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9 Fences – erection of fences shall avoid causing damage to the hedges on the site boundary (Telford Avenue and Fairlands Valley Park),

10 Sports facilities – the permitted hours of use of the AWP pitch and MUGAs are 8am to 10pm Monday to Friday, 9am to 6pm on Saturdays and 10am to 4pm on Sundays,

11 Construction/demolition traffic – shall make no use of Telford Avenue unless otherwise agreed in writing,

12 Green Roofs – the functional green roof (Sedum roof) shall be provided in accordance with drawing ITSFB-MALS-A-004.

13 Landscape scheme – details of a landscape scheme to include compensatory tree planting shall be submitted for approval,

14 Lighting scheme – details of proposed lighting, including height, type and lux levels shall be submitted for approval,

15 Ground conditions assessment - of existing playing fields to be submitted for approval prior to commencement of playing field groundworks,

16 Community Use Scheme - for the new and improved sports facilities shall be submitted for approval,

17 Archaeological Scheme – to include a written scheme of investigation to be submitted for approval prior to the commencement of any groundworks,

18 Construction and demolition – permitted hours of operation are 8am to 6pm Monday to Friday, 9am to 1pm on Saturday, no working on Sundays and bank holidays

19 Construction Method Statement Plan/Management Plan – to be provided prior to the commencement of construction including details of demolition/ construction and dust suppression methods,

20 Acoustic fence – to be provided in accordance with approved plan prior to first use of AWP and retained thereafter,

21 Noise – the level of noise emitted from any plant room, or ventilation system shall not cause an increase in the existing ambient noise level at the boundary of the site,

22 Surface water drainage scheme – to be submitted showing details of (a) greenfield discharge rate from the site not exceeding 38.9l/s (b) attenuation to cope with the 1 in 100 year flood event, and (c) maximisation of SUDS use on site

23 Protected species – any tree felling in the south of the site shall be undertaken in the presence of an ecologist

4. Background

4.1 The background to the need for additional school capacity in Stevenage and details of the selected 8FE option is set out in the document, ‘Stevenage Secondary Schools - Building Schools For The Future, The Overarching Case In Support Of The Individual Planning Application Proposals’, June 2008. The ‘Sports Facilities Needs Assessment’, July 2008 provides details of the sports provision for secondary schools across Stevenage including the consultation with Stevenage Borough and Sport England.

4.2 Hertfordshire County Council has been reviewing secondary school provision across the County for areas where there is current or future predicted shortfall

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in school places. For Stevenage the schools expansion programme was timed to coincide with BSF funding.

4.3 The following options for Stevenage schools were consulted upon:

8 form entry mainstream schools to meet the demand for school places in light of the changing demographic pattern in the town:

9 or 10 form entry schools (should any site prove not to be viable); co-location of special school provision with mainstream schools.

4.4 Following consultation the 8 form of entry (8FE) model was selected as the most appropriate model for Stevenage on the basis that larger schools provide a wider curriculum, more sustainable sixth forms, higher pupil attainment, sharing of school services and facilities, and other economies of scale.

4.5 The overall vision for schools in Stevenage is to provide a wide choice of courses and diplomas and an agreed pattern of specialisms. A key aspect to this is the provision of a full range of extended services to engage with the community and external partners.

Development of the proposals

4.6 As part of the BSF process bidders were required to develop proposals in line with the design brief developed at the Outline Business Case stage. The following key themes were identified in the brief for the development of the Marriotts School:

creation of an integrated and inclusive school through close proximity and shared facilities;

creation of an iconic building with regard to scale and layout; provision of safe and secure environments; creation of a building that is welcoming to the community to encourage

extended use; meeting the special needs for Lonsdale students through provision of

appropriate facilities in a non-institutional environment; provide a home from home for the Lonsdale residential unit; creation of a sports community hub around the existing gym centre; centralised shared facilities (dining, performance arts etc.) to encourage

shared / extended use; realising the potential of shared support facilities; and buildings that are flexible and adaptable to changing needs;

4.7 Advice was provided to bidders by the Commission for Architecture and the Built Environment (CABE) with regard to their own national guidance for well designed schools. CABE provided design reviews by a panel of architects, urban design, and landscape advisors.

4.8 The bid process ended in August 2010 with Balfour Beatty Education announced as the successful bidder.

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5. Description of the site and proposed development

5.1 The site is situated in the Chells area of Stevenage located between Fairlands Valley Park and houses on Priestley Road, Telford Avenue and Nash Close. The application site area is 11.42 hectares and is wholly within the ownership of Hertfordshire County Council.

5.2 The site is located in an established residential area. The surrounding houses are predominately two storeys built at the time of the original Stevenage development. The recent development of Priestley Road adjoins the eastern site boundary and is made up of two storey houses and three storey flats. The southern end of the site adjoins two storey houses on Aylward Drive, Brittain Way, and Kellor Close and four storey flats in George Lighton Court.

5.3 The site is located within the parkland setting of the former Ridgemond Park surrounded by woodland including Abbotts Grove and Ashtree Wood. Blacknell Spring is a narrow band of woodland that runs behind Nash Close and Wren Close.

5.4 On the eastern side of Ridgemond Park is a floodlit playing area and modern pavilion with changing facilities. South east of the pavilion is an attenuation basin for surface water runoff from Priestley Road.

5.5 The western boundary adjoins Fairlands Valley Park, the largest area of public open space in Stevenage.

5.6 The site boundary is marked by metal palisade fencing to Telford Avenue, Nash Close, Wren Close and Fairlands Valley Park, and black metal railings between the playing fields and flats on Priestley Road. The playing fields adjoin woodland of Abbotts Grove and Ashtree Wood.

5.7 The southern tip of the site takes in a narrow section of woodland north of Brittain Way and an of area amenity space associated with George Lighton Court. These areas are required to create the new access road.

5.8 The site is shown on the proposals maps as within the built up area of Stevenage. The southern part of the site including the playing pitches and hard surfaced playing areas are shown within the Green Link that form part of the structural open space of the town.

The existing school use

5.9 The site is occupied by the Marriotts School which has approximately 1,000 pupils and 150 staff. The school has outline planning permission to expand to 1600 pupils (8 forms of entry) with 150 full time staff.

5.10 The existing school buildings have an internal floorspace of 9,225m2 in buildings between one and three storeys in height. The buildings are concentrated in the northern part of the site. The building facades are fully glazed with a horizontal band above the windows of each floor. The external

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appearance is typical of 1960s school buildings. The Gym Centre was added in 2002 (2/0165-99).

5.11 The site is accessed in the north from Telford Avenue. There are a number of paths which cross the site linking Brittain Way, Pankhurst Crescent, and Priestley Road with Fairlands Valley Park. None of these routes are statutory footpaths. Camphill Lane runs north of the site boundary with footpath / cycle links to Telford Avenue, Fairlands Way and Fairlands Valley Park.

5.12 The car park is located in the northern part of the site providing 142 spaces.

5.13 The playing fields are used by the school for organised games and for informal recreation, notably by dog walkers. The football academy which used the school playing fields has relocated to a facility on Broadhall Way (the former Valley School site). The southern part of Ridgemond Park between Ashtree Wood and Abbot’s Grove is not currently used for school playing fields.

Site history

5.14 Ridgemond Park served as school playing fields for the Nobel School before it moved to its current site on Mobbsbury Way. The vacated school buildings and school playing fields were sold to Stevenage Borough Council and became known as Ridgemond Park Training Centre. Following the closure of Ridgemond Park Training Centre the site was developed for housing (Priestley Road).

5.15 The outline planning permission granted in November 2008 (2/0461-08) allows the expansion of the Marriotts School and the co-location of the Lonsdale School to the site with a combined floor area of 18,000m2. The outline scheme included details of a new access road from Brittain Way.

5.16 The requirement to meet Building Bulletin 98 space standards dictated a larger

floor area than had been envisaged in the outline scheme, hence the submission of a full application to cover the additional floorspace (total 21,420sqm) now proposed.

5.17 The outline permission sets parameters for the development of the site acceptable under that permission. The indicative layout agreed for the outline permission is a material planning consideration although the current proposal should be decided on its merits with regard to the development plan and other material considerations. A decision to grant full planning permission would supersede the outline planning permission.

The Proposed Development

5.18 The proposed development involves the expansion of the Marriotts School to 1,600 pupils (8FE) and the co-location of the Lonsdale School to the site. The new schools would employ up to 245 full time staff.

5.19 The proposed location for the new school buildings is between Priestley Road and Fairlands Valley Park. The existing school buildings in the north of the site are proposed to be demolished. The existing gym centre, caretaker’s house and pavilion would be retained for future use.

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5.20 The proposed floorspace is 21,420m2, including the retained Gym centre (1,830m2). Of this, the new Marriotts School buildings are 13,624m2 (including the sports hall extension) and the Londsdale School buildings are 5,966m2 (including the residential element). The proposed floorspace is in line with standards for new secondary school development set out in Building Bulletin 98.

5.21 The proposed buildings range in height from single to three storeys. The three storey buildings for Marriotts are located on the west side of the site adjacent to Fairlands Valley Park. The two storey buildings proposed for the Lonsdale School are located on the east side of the site adjacent to Priestley Road.

5.22 The new access from Brittain Way south of the site would connect to Six Hills Way providing the main access for vehicles, and serves pedestrians and cyclists. The existing access from Telford Avenue would be retained (and widened) for access to the Gym and staff parking in the north of the site plus service deliveries to the school.

5.23 Parking is proposed for 249 cars (including 16 spaces with disabled access) in the north and south car park areas, plus 13 minibus spaces in front of the Lonsdale School.

5.24 The proposed access to Brittain Way crosses an existing footpath / cycleway (not shown on the definitive map) which links Six Hills Way, Bedwell Crescent and Fairlands Valley Park.

5.25 The existing pedestrian/cycle accesses from Telford Avenue, Priestly Road, and Pankhurst Avenue would be retained. The existing access from Wren Close would be closed. The existing footpath link to Fairlands Valley north of Abbotts Grove would be retained.

5.26 There are no bus stops to the north of the site and potential for new routes is limited by the narrow streets in that area. The closest bus stops are on Six Hills Way. There are number of bus stops on Six hills Way (300metres) and Chells Way/Mobbsbury Way (400 to 500 metres).

5.27 The proposed sports facilities include an all-weather pitch, two separate multi use games areas, new sports hall, and the playing fields would be re-graded and drainage improved. The AWP on the west side of the site adjoining Fairlands Valley Park would be floodlit The MUGA on the east side of the site would not be floodlit.

5.28 The development is proposed to start in early 2011 and last just over 2 years (114 weeks). The detailed logistics/phasing plan submitted with the application shows how the site would be developed. The first stage involves the creation of the new access from Brittain Way. Construction of the new school buildings should be completed by weeks 80-85. The school would decant from the existing buildings which would then be demolished.

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6. Consultations

6.1 Stevenage Borough Council : The Strategic Direct of Planning and Regeneration raises no objection to the proposed development. The following comments are noted:

The proposed development would significantly reduce the open character of the application site and the extensive views in this part of the Green Link, although the retention of a green wedge north of Abbotts Grove should prevent material harm to the integrity of this part of the Green Link. The loss of trees to create the new access is to be regretted, however the impact is outweighed by the benefits of the proposed development to the local community and the extensive landscaping forming part of the proposal.

The proposed flat roof design of buildings ranging in height between single and three storeys, and the location of three storey buildings adjacent to Fairlands Valley Park is noted. The height and siting of buildings from the boundary with Fairlands Valley Park, aided by the landform, would help to minimise the views from the park.

The impact on the amenities of properties on Priestley Road in terms of overlooking, outlook and light pollution should be considered with regards to the proximity of the proposed buildings and games areas, with suitable hours of use imposed for floodlit games areas. Any light spillage should be carefully assessed to ensure no adverse visual impact to the locality caused by the lighting.

6.2 Hertfordshire County Council as Highway Authority does not wish to restrict the grant of permission subject to conditions for (1) access to be constructed to meet highway requirements; (2) parking and access to be provided in accordance with the plans; (3) construction management plan to be submitted for approval; (4) details of safeguarding for pedestrians and cyclists in the vicinity of site access, and (5) school travel plan to be submitted within 6 months of the school first opening. The following comments are noted:

The school is not directly served by bus services and local roads north of the site are narrow and unsuitable for buses. Existing bus services use Six Hills Way and Shephall Way to the south of the site. The catchment area will be greater and consequently the need for good bus services will increase. This need should be addressed as part of the BSF project funding.

A further detailed plan is required to show how cyclists and pedestrians are protected at access locations, particularly for the new southern proposed access where it will be necessary to incorporate some type of control to prioritise the movements of pedestrians, cyclist and motorists e.g. a traffic calming table. Further traffic measures may be necessary depending on the outcome of the detailed design and Safety Audit.

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Any new boundary treatment around the car park areas in front of Keller Close and Aylward Drive could obstruct visibility splays although some new planting beside George Lighton Court can be provided.

6.3 The Environment Agency raises no objections subject to the submission of a detailed surface water drainage scheme (based on sustainable drainage principles) for written approval by the local planning authority. The scheme shall include details of (1) a Greenfield discharge rate from the site not exceeding 38.9l/s; (2) on-site attenuation measures to cope with the critical 1 in 100 year storm event, including an appropriate allowance for climate change; and (3) maximisation of the use of SuDS features. These details are required to prevent an increased risk of flooding, to improve and protect water quality, and to improve habitat and amenity.

6.4 Herts Biological Records Centre . Comments: The site includes an area of woodland (Blacknell Spring) which is identified as a county Wildlife Site; the surveys showed no record of protected species (Badger, Dormouse, reptiles, Great Crested Newt) on the site. The survey recorded no evidence of bats in school buildings - areas of woodland have high bat roost potential. Recommendations: any tress identified for felling or other works should be surveyed by a bat consultant. If any such tree is confirmed as a bat roost a Habitat Regulations Licence will be required from Natural England prior to felling; lighting should minimise light spill to woodland areas; compensatory roof planting should be provided; proposed SUDS (filter strips, swales and wetlands) should be encouraged to develop natural vegetation to enhance biodiversity.

6.5 The Historic Environment Unit confirms the site has a high potential for archaeological remains dating to the medieval, post-medieval and modern periods, mainly in the open central and southern grassed parts of the site, and in the northern previously developed part of the site there may be pockets of archaeological remains. The existing school buildings date from the mid 1960's and therefore the proposal is unlikely to have an impact on heritage assets. A Written Scheme of Investigation (WSI) is required by condition addressing: programme and methodology of site investigation and recording; programme for post investigation assessment; provision for analysis of the site investigation and recording; provision for publication and dissemination of the analysis and records of the site investigation; provision for archive deposition of the analysis and records of the site investigation; and nomination of a competent person/ persons/ organisation to undertake the works set out within the Written Scheme of Investigation.

6.6 Sport England makes no objection, subject to conditions regarding: playing pitch quality – the submission of an assessment of existing ground conditions for the playing fields, community use scheme – to ensure community use of the proposed facilities; hours of use – to balance optimum use of the sports facilities with residential impacts associated with floodlighting and noise. Sport England notes:

The proposed development involves the provision of new and improved sports facilities including:

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a new four court sports hall and activity studio adjoining the existing gymnastics centre

retention of the existing gymnastics centre; new floodlit synthetic (3G surface) turf pitch (96x52m) with viewing terrace

on the site of the existing Marriotts School buildings; two new Multi-Use Games Areas (MUGAs) with different surfaces, one of

which would be floodlit, to replace the existing hard sports court area which is not floodlit (net gain of 540 sq.m);

new hydrotherapy pool in the new Lonsdale Special School; informal sports provision including a sports activity zone and outdoor

gym/trim trail; and qualitative improvements to the remaining school playing fields and the

Ridgemond Park playing fields and the retention of the changing pavilion.

The development would result in a reduction in usable sports pitches from 5.46 to 3.69 hectares (1.77ha), which would be mitigated by: provision of the AWP pitch in an area currently used for buildings; retention of the five-a-side pitch and training grids in the west of the site; using the southern field for sports with improved drainage – this area is

currently unused; more efficient use of the playing fields with a new pitch layout providing

adult rugby pitch, 2 x junior football pitches, 2 x five-a-side pitches, and additional training grids,

improvements to drainage and maintenance, improvements to the pavilion, securing community use of the playing fields through a community use

agreement.

6.7 Herts Fire and Rescue Service make the following comments: Access - roads leading to points of entry for Fire Service use should be at

least 3.7meteres between kerbs and capable of carrying capacity for 14 tonnes. There should be vehicle access for a pump appliance to a building of 16,000 to 24,000 square metres to 75% of the perimeter (The Building Regulations 2000, Approved Document B5). It is noted the intention to provide gates at the entry points to the site. All gate widths should be a minimum of 3.1 metres

Water Supplies - Fire hydrants to BS750 should be provided within 70 M of any part of the complex. The water supply from any single hydrant should be a minimum of 2100 litres/min.

Sprinklers - It is strongly recommended that a Life Safety Sprinkler system to BS12845 is incorporated into school premises.

6.8 Stevenage Environmental Health make no objection and recommend conditions in respect of hours of operation for construction and demolition (8am to 6pm Monday to Friday, 9am to 1pm on Saturdays) , non impacting methods for ground piling works, submission of a construction method statement, no increase in ambient noise related to plant, and siting of floodlighting to avoid residential impacts.

6.9 The application was advertised in the Stevenage Comet newspaper on 07 October 2010 and four site notices were erected in prominent locations around

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the site boundary. 556 properties were consulted. A total of 19 objections have been received raising the following objections:

Telford Avenue is too narrow for construction traffic, refuse collections, trade deliveries, coaches and minibuses; the Telford Road entrance should be limited to pedestrians, cyclists and private cars; there should be a condition to stop construction and demolition traffic using Telford Avenue; the expansion of the school would make congestion worse in Telford Avenue; there should be a restriction on pupil drop off on Telford Avenue.

The AWP is too close to houses on Telford Avenue; evening use of the AWP would floodlight nearby houses and gardens; the floodlight design should light only the area of play; lighting columns should be the minimum height; the hours of use of the AWP/MUGA should be limited to prevent impacts on people/wildlife; an acoustic fence should be erected around the AWP to stop noise; the north of the site should be used for school hours activity only; noise from people/cars in the car park affecting Telford Avenue; noise from the AWP; noise from reversing delivery and refuse vehicles

Traffic calming should be introduced on Brittain Way north of Six Hills Way to reduce traffic speed; there are no improvements proposed to Chells Way; road safety concerns regarding the new access from Brittain Way; roads in the vicinity of Brittain Way will become used as unofficial drop off points,

Lonsdale roof terraces overlook properties on Nash Close.

The Mesh Paladin fencing would damage the hedge along the boundary of Telford Avenue and Fairlands Valley; Loss of woodland to create the new access; Loss of views across playing fields from Priestley Road; access to green space lost to development,

The close board fences along Priestley Road would affect residents outlook; fencing around the construction site will affect outlook from Priestley Road; boundary planting should be introduced to the east side of Brittain Way;

Priestley Road will be used for pick up and drop off; road safety concerns on Priestley Road; Priestley Road will be used for parking in connection with the use of the playing fields; unofficial use of the playing pitches creates nuisance parking on Priestley Road;pavilion should be relocated to the west side of the site to avoid users of the playing fields parking on Priestley Road.

Noise will impact on resident’s amenity; construction and operation noise; the pitches are too close to houses on Priestley Road;

7. The Development Plan

7.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that ‘If regard is to be had to the development plan for the purposes of any determination under the planning Acts, the determination must be made in accordance with the plan unless material considerations indicate otherwise’.

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7.2 The current development plan framework for the area is provided by the Stevenage District Plan Second Review 1991-2011 (Adopted December 2004) and the East of England Plan May 2008.

7.3 The adopted Stevenage District Plan Second Review 1991-2011 was developed in conformity with the Hertfordshire County Structure Plan Review 1991-2011.

7.4 The main policies of the Stevenage District Plan Second Review 1991-2011 relevant to the consideration of this application are:

TW1 Sustainable Development; TW2 Structural Open Space; TW9 Quality in Design; EN10 Green Links; EN13 Trees in New Developments; L12 Loss of Playing Fields and Other Outdoor Sports Facilities; T15 Car Parking Strategy; SC1 Retention of Social and Community Facilities; SC2 Improvement of Social and Community Facilities

7.5 The full wording of these policies is annexed to this report.

The East of England Plan

7.6The Chief Planning Officer for the Department of Communities and Local Government wrote to local planning authorities on 06 July 2010 giving notice that Regional Strategies are revoked under s79(6) of the Local Democracy Economic Development and Construction Act 2009, pending legislation to abolish them altogether. The letter stated that for the purposes of s38(6) of the Planning and Compulsory Purchase Act 2004 the Regional Strategies no longer form part of the development plan.

7.7The Secretary of State’s decision to revoke the Regional Strategies has been subject to a successful legal challenge. It is understood that the government intends to abolish the Regional Strategies as part of a Localism and Democracy Bill. Members are advised to consider the policies of the East of England Plan in the determination of this application.

7.8Further planning policy considerations are contained in PPS1 (Delivering sustainable development / Climate change), PPG13 (Transport), and PPS9 (Biodiversity and Geological Conservation) should also be part of planning considerations.

8. Planning Issues

8.1The main planning considerations in this case are:

impact on open space, visual and landscape impact, design and layout, impact on residential amenity, impact on school playing fields,

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sustainable development and energy use, and impact on highway safety and capacityOpen space

8.2The existing school buildings are situated within the urban area of Stevenage. The area south of the gym centre including the school playing field is designated Green Link under Policy EN10. The proposed school buildings are within the Green Link as currently defined.

8.3Green Links are recognised components of the urban structure of the town and were incorporated into the original town plan as parks, school playing fields, allotments, informal open spaces and woodlands from the existing natural land forms and landscaping.

8.4As part of the Stevenage LDF Green Links are set to become Green Lungs. The proposals maps for the LDF show the boundary of the Green Lung drawn further south to cover the building area in the outline planning permission.

8.5The proposed development would extend slightly into the Green Lung. The rest of the site would continue to be used as playing fields albeit a band of green space alongside Abbotts Grove would become an access road with associated landscaping. The majority of the site would retain its open character and continue to serve as open space and importantly a green wedge would be maintained north of Abbotts Grove.

8.6Visual continuity would continue to be provided in views east to west across taking in Fairland Valley Park.

8.7While there would be some loss of open space in this part of the site the character and function of the Green Link would not be harmed, and continue to have a role as part of the towns’ structural open space.

Visual and landscape impacts

8.8Policy L11 requires special attention to be paid to the visual impact of any development proposal affecting Fairlands Valley Park. Development that would be detrimental to the open character and appearance of the valley should be refused.

8.9The key impact on landscape will be the change in character from open fields to the proposed school buildings. It is noted that the building has been moved away from houses on Priestley Road compared to the outline scheme. This would reduce the visual impact on properties on Priestley Road and allows sufficient space to create an effective landscape buffer.

8.10 It is acknowledged that there would be a significant visual impact from the development on residents in Priestly Road. The erection of a 1.8m close board fenced would change open views in this area, and buildings would be visible over the fence. Proposed tree planting along the boundary with Priestley Road would help to mitigate the effects of the building and soften views of the fence from the development site.

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8.11 The character of the northern end of Brittain Way would change from a cul-de-sac to a school access road. Further planting is justified in this area to mitigate the impact and help soften views of the access from the adjacent flats.

8.12 In relation to the built development, the building line is set well back from the boundary with Fairlands Valley Park. The upper floors would be visible but the buildings would not dominate views east from the park.

8.13 The proposals involve the loss of 55 trees within the site including several trees within the woodland area, notably a single category A oak tree and 1no category B oak. The category A oak has some degree of prominence from the cycleway within the woodland but from outside the woodland it forms part of woodland and has less prominence.

8.14 The landscape mitigation strategy proposes the retention of the maximum number of trees possible. Mitigation is proposed in the form of structural boundary planting. The landscaping condition should required extensive new tree planting along the boundary of the site using standard tree specimens where appropriate to compensate for the loss of trees.

8.15 The proposed floodlights, fences and surfaces for the AWP and MUGA would have some degree of visual impact, although the columns are slender and light would be directed on the playing surface to avoid side spill. The lights would be switched off after 10pm.

Design, layout, landscape

8.16 Policy TW9 (Quality in Design) requires all development to meet a high standard of design with regards to form, elevations, materials, integration with urban fabric, relationships between buildings and open space, landscape, sustainable design.

8.17 The proposed layout provides three storey buildings for Marriotts on the west dropping to single storey for Lonsdale on the east side. The hub connecting the two schools is three storeys. The sports hall is similar in height to the gym centre with a lower section between the two buildings providing a physical break.

8.18 The Lonsdale buildings include accessible roof terraces at first floor between residential areas. These roof terraces are enclosed to avoid overlooking to adjoining properties and from Marriotts.

8.19 The main school entrance is a two storey glass curtain wall. There is a full height canopy over the entrance. Lonsdale has a separate pupil drop off area linked to the main entrance by a canopy providing shelter. The community entrance to the hub from the north has a three storey glass frontage.

8.20 The hub area connecting the schools would be the main focus for community use, incorporating a community café, internet café, and learning resource centre.

8.21 The landscaped areas surrounding the buildings include six courtyards accessible from classrooms.

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8.22 The proposed new school buildings would be prominent within the park. The proposed access and school entrance face south to engage with the parkland setting. The flat roof design and choice of materials (yellow brick, render and glass) to complement the materials used for the housing on Priestley Road (yellow brick with and red pan tiles). The proposed design and layout is considered to be a good standard in relation to the site and surrounding area.

Nature conservation and ecology

8.23 The site is surrounded by woodland areas of Abbotts Grove and Ashtree Wood. Blacknell Spring is a woodland belt south of Nash Close and Wren Close identified as a County Wildlife Site.

8.24 Policy EN17 (Wildlife Sites and Regionally Important Geological Sites) does not permit development that would have an adverse impact on a wildlife site unless satisfactory mitigation is proposed or exceptionally where the benefits of development outweigh the sites wildlife value.

8.25 The ecology survey recorded no protected species (Badger, Dormouse, reptiles, Great Crested Newt) and no evidence of bats using buildings. Areas of woodland adjoining the site are identified as having high bat roost potential. Trees identified for felling must be surveyed by a bat consultant and if a bat roost is confirmed a Habitat Regulations Licence must be obtained from Natural England prior to felling.

8.26 Based on the findings of the ecology reports there is a slight chance of trees suitable for bat roosts being affected by the access works. The protected species condition addresses tree felling in the southern part of the site.

8.27 The potential impact on protected species is likely to be slight given the large area of mature woodland in the vicinity of the site with potential for bat roosts. The public benefits associated with the school improvement works justify the small potential impact on bats. There is no satisfactory alternative site or means of site access to avoid potential impacts. It is therefore considered that the three tests in the provisions of the Conservation of Habitat Species Regulations 2010 are met.

Traffic, access and car parking

8.28 The new southern access from Brittain Way would provide access for cars, coaches, pedestrian and cyclists from Six Hills Way. The pupil drop off facility is proposed in the south of the site close to the site entrance.

8.29 The proposed cycleway and footpath extensions would be provided on the west side of Brittain Way linking to the subway and cycle tracks on Six Hill Way.

8.30 The site is accessible to the surrounding residential areas by sustainable modes of transport. The School Travel Plan records very high numbers of pupils currently walking or cycling to school (82%). The nearest bus stops on

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Six hills Way (300m) and Chells Way/Mobbsbury Way (400 - 500m). The site has good existing links in the north for walking and cycling.

8.31 Policy T15 (Car Parking Strategy) aims to provide parking at or below the

Council’s maximum standards. The maximum number of parking spaces that could be required for a school of this size under the County standard is 292. The development proposes 249 spaces.

8.32 In this accessible location where a very high number of pupils walk or cycle to school this level of parking is considered appropriate to prevent problems with on-street parking in the vicinity of the site.

8.33 The incorporation of a new pick up and drop off area in the southern part of the site is intended to avoid problems associated with cars parking and waiting in surrounding streets to drop off/collect pupils and is suited to this purpose.

8.34 The requirement for traffic calming measures at the entrance to the site, possibly in the form of a raised table, would serve to slow traffic and indicate rights of way in an area where vehicles, pedestrians, and cyclists converge.

Sports provision and community access

8.35 The proposed sports facilities include a new all-weather pitch (AWP), two multi use games areas (MUGAs), a sports hall, and re-grading /improvement works to the existing sports pitches. These facilities are required for schools of this size to meet Building Bulletin 98.

8.36 The proposed extension of the school building zone into the Green Link reduces the area of grass pitches by 1.77 hectares.

8.37 Policy L12 (Playing Fields and other Outdoor Sports Facilities) does not support development that would result in a loss of playing fields or outdoor sports facilities mitigated by provision of alternative provision to an acceptable standard.

8.38 The provision of new facilities and the qualitative improvements to existing facilities (outlined in the Sport England response) are considered sufficient to outweigh the loss of grass playing pitches. Sport England is supportive of the proposals noting that the overall qualitative improvements for sport outweigh loss of sports pitches.

Residential amenity

8.39 The residential amenity considerations relate to noise and light spill from the sports facilities, potential overlooking / loss of outlook, and construction noise and pollution.

8.40 In relation to the sports pitches, the edge of the AWP would be 32 metres from the nearest residential property on Nash Close and 44 metres from the nearest residential properties on Telford Avenue.

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8.41 Noise mitigation is proposed in the form of a 2m high acoustic fence on the boundary with Telford Avenue and restricted use from 8am to 10pm Monday to Friday, 8am to 6pm on Saturdays and 10am to 4pm on Sundays.

8.42 The noise impact assessment shows that the noise levels affecting residential properties adjoining the site would be slightly above the recommended level of the World Health Organisation with the acoustic fence in place. The lighting impact assessment shows that the light spill would be contained within the site.

8.43 The choice of possible alternative locations for the AWP is limited by three factors: (1) the objective to locate the schools side by side; (2) the objective to locate new sports facilities adjacent to existing facilities; and (3) the location of an underground water main in the southern part of the site.

8.44 The northern part of the site is too small to co-locate the two schools and the designation of the southern part of the site as Green Link make it an inappropriate location for school buildings.

8.45 The water main runs south of the proposed school buildings and Priestley Road. It is not possible to build in the vicinity of the water main. The only alternative location would be between Abbotts Grove and Ashtree Wood or opposite Priestley Road. In either location there would be an adverse impact on the Green Link and/or residents of Priestley Road.

8.46 In the far south of the site the AWP would be distant from the existing and proposed sport facilities leading to difficulties in management for school and community use. This would not be a good solution for Marriotts School which is a specialist sports college.

8.47 The proposals to control noise (acoustic fence and hours of use) would limit the noise impact. Further mitigation could be provided by the school avoiding simultaneous use of the AWP and MUGAs for extended periods and late in the evening.

8.48 Given the lack of alternative options and the measures to control noise (acoustic fence and hours of use) the proposed location is considered to be acceptable.

8.49 The single storey Lonsdale building would be 22 metres from the boundary with houses on Priestley Road. The distance between two storey Lonsdale buildings and houses on Priestley Road is approximately 44 metres. It is therefore considered that the outlook for residents would be an acceptable one. The residents would not experience loss of daylight or overshadowing from the buildings.

8.50 Stevenage Environmental Health recommend conditions regarding construction/ demolition working hours (8am to 6pm Mondays to Fridays and 9am to 1pm on Saturdays), use of low impact construction techniques, and dust suppression measures.

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Energy efficiency and Sustainable development

8.51 Policy TW1 Sustainable Development requires all activities and development to be carried out consistently with the principles of sustainable development.

8.52 The proposed biomass boiler provides 95% of the heating and domestic hot water requirements. The proposals include Photovoltaic roof panels to supplement energy consumption. The large flat roof area provides opportunities for further PV panels in future. A functional green roof (Sedum roof) is proposed for the hub and parts of the Lonsdale flat roofs.

8.53 Rainwater harvesting is proposed to capture rainwater from the roof of the main buildings and the sports centre providing flushing water for WCs and watering points where potable water is not required.

8.54 Further energy reductions measures are incorporated into the building design through good insulation values and use of low energy lighting, ICT and heat recovery from mechanical ventilation units. The provision of an integrated building energy management system will control all building services and plant performance to improve building performance and controllability.

8.55 The proposal would achieve the BREEAM ‘very good’ standard (64.02%) demonstrating a high standard of sustainable building construction.

8.56 The school is located surrounded by housing and 61.5% of pupils currently walk to school and 16.6% of pupils cycle to school.

8.57 The use of sustainable travel modes and the high standards of sustainable building construction demonstrate good standards for sustainable development.

9. Conclusions 9.1 The expansion of the Marriotts School and co-location of the Lonsdale School

within new school buildings and new sports facilities would provide the transformational learning environment agreed in the vision for Stevenage.

9.2 The proposed development in the Green Link would reduce the size of the open space although the character and function of the Green Link would not be harmed. The development would have a significant visual impact from Priestley Road, and a number of trees would be lost, however the visual and landscape impacts would be mitigated by structural boundary planting.

9.3 The proposed buildings of between one and three storeys in height would impact on the openness of the park however the site layout and materials proposed for the buildings are a good standard of development. The orientation of buildings relates well to the surroundings.

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9.4 The height and siting of buildings respects adjoining properties and minimises the impacts on outlook, loss of daylight and overshadowing.

9.5 The proposed new southern access to Brittain Way would improve access to the site for vehicles, pedestrian and cyclists. The provision of a pupil drop off area within the site and the proposed parking are sufficient to prevent significant affects of traffic and parking in the surrounding area.

9.6 The reduction in playing fields (1.77 hectares) would be mitigated by the provision of new facilities and the qualitative improvements to existing facilities which would be accessible to the community.

9.7 The provision of a biomass boiler generating 95% of the buildings’ heating and domestic hot water requirements and meeting BREEAM ‘very good’ standard (64.02%) is a suitable high standard for sustainable building construction and energy use.

9.8 It is therefore concluded that the Director of Environment and Commercial Services should be authorised to grant full planning permission subject to the following conditions.

a) Time limit - 3 years b) Materials – samples of materials for external elevations to be submitted and

approved prior to the commencement of development,c) Accordance – the development shall be carried out in accordance with the

approved plans,d) Parking / access – works shown on the approved plans/ car parking and

traffic management plan shall be completed prior to first occupation of the school,

e) New Access – detailed plans showing the new access works from Brittain Way to the new school buildings shall be provided prior to the commencement no development,

f) Pedestrians/cyclists – measures for safeguarding pedestrian and cyclists in the vicinity of the access road shall be submitted for approval prior to commencement of development,

g) School Travel Plan – to be submitted within 6 months of the first occupation of the new school,

h) Hedgerows – to be protected for the duration of development. Any hedges damaged within 5 first years must be replaced,

i) Fences – erection of fences shall avoid causing damage to the hedges on the site boundary (Telford Avenue and Fairlands Valley Park),

j) Sports facilities – the permitted hours of use of the AWP pitch and MUGAs are 8am to 10pm Monday to Friday, 9am to 6pm on Saturdays and 10am to 4pm on Sundays,

k) Construction/demolition traffic – shall make no use of Telford Avenue unless otherwise agreed in writing,

l) Green Roofs – the functional green roof (Sedum roof) shall be provided in accordance with drawing ITSFB-MALS-A-004.

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m) Landscape scheme – details of a landscape scheme to include compensatory tree planting shall be submitted for approval,

n) Lighting scheme – details of proposed lighting, including height, type and lux levels shall be submitted for approval,

o) Ground conditions assessment - of existing playing fields to be submitted for approval prior to commencement of playing field groundworks,

p) Community Use Scheme - for the new and improved sports facilities shall be submitted for approval,

q) Archaeological Scheme – to include a written scheme of investigation to be submitted for approval prior to the commencement of any groundworks,

r) Construction and demolition – permitted hours of operation are 8am to 6pm Monday to Friday, 9am to 1pm on Saturday, no working on Sundays and bank holidays

s) Construction Method Statement Plan/Management Plan – to be provided prior to the commencement of construction including details of demolition/ construction and dust suppression methods,

t) Acoustic fence – to be provided in accordance with approved plan prior to first use of AWP and retained thereafter,

u) Noise – the level of noise emitted from any plant room, or ventilation system shall not cause an increase in the existing ambient noise level at the boundary of the site,

v) Surface water drainage scheme – to be submitted showing details of (a) greenfield discharge rate from the site not exceeding 38.9l/s (b) attenuation to cope with the 1 in 100 year flood event, and (c) maximisation of SUDS use on site

w) Protected species – any tree felling in the south of the site shall be undertaken in the presence of an ecologist

Background information used by the author in compiling this report

Planning application reference 2/0461-08 Consultee responsesThe East of England Plan (May 2008). The Stevenage District Plan Second Review 1991-2011 (Adopted December 2004).

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Annex 1: Development Plan policies

POLICY TW1: SUSTAINABLE DEVELOPMENT

All activities and development in Stevenage will be required to be carried out consistently with the principles of sustainable development and the general aims set out in policy 1 of the Hertfordshire County Structure Plan Review 1991 - 2011.

POLICY TW2: STRUCTURAL OPEN SPACE

Development proposals which have an unacceptable adverse impact on the structural open spaces of the town will not be permitted. When assessing the impact that a development proposal may have, the following criteria will be used:

(a) the size, form, function and character of the structural open space affected by the development proposal; and the impact of the development proposal on the structural open space.

For the purposes of this application the following areas/policies are relevant:Fairlands Valley park (policy L11), Green links (policy EN10), Wildlife sites (policy EN17), Woodlands (policy EN12), Ancient lanes and hedgerows (policy EN15), River corridors and water meadows (policy EN32), School playing fields (policy L12 and L13)

POLICY TW9: QUALITY IN DESIGN

All forms of development will be required to meet a high standard of design including:(A) Form of built development; and(B) Elevational treatment; and(C) Materials; and(D) Integration with the urban fabric of the town and surrounding countryside; and(E) Relationship between buildings and open space; and(F) Other aspects of landscape design; and(G) Relevant aspects of sustainable design.

Developers will be encouraged to submit a design statement in accordance with Annex A to Planning Policy Guidance Note 1 (PPG1), which should include an assessment of the proposal against the sustainable development checklist in appendix f) of this plan.

Supplementary Planning Guidance will be prepared on sustainable design and development proposals will be considered in relation to it.

POLICY EN10: GREEN LINKS

Development proposals which would be harmful to the character of Green Links will not be permitted. They are an essential part of the urban structure of the town. When assessing the impact that a development proposal may have on a green link the following criteria will be used:

(a) the size, form, function and character of the green space directly affected by the development proposal; and(b) the role of the green space within the Green Link; and(c) the impact of the development proposal on the green space and Green Link; and(d) the integrity of the Green Link.document.doc - 23 -

For the purposes of this policy the character of a Green Link is defined as visual continuity of green spaces, accessible green routes and wildlife corridors.

The following area(s) in the vicinity of the site are defined as Green Links:3. From Gresley Way through Collenswood School and Ashtree Wood northwards

through Pescotts Spring to Campshill JMI School with a western spur to Fairlands Valley.

POLICY EN13: TREES IN NEW DEVELOPMENTS

Development proposals will be expected to protect and retain individual trees or groups of trees within development sites and should include new planting where appropriate. An arboricultural report will be required where development affects or is liable to affect trees. Where necessary trees will be protected by Tree Preservation Orders.

Where the loss of trees is considered unavoidable, development proposals should ensure that sufficient land is reserved for replacement planting and landscaping. Existing trees and replacement planting will be required to be sensitively incorporated into the development and protected during construction.

Replacement trees will be required to be of at least equivalent quality to the trees that are lost. Attention will be given to new planting proposals to ensure that where appropriate, locally native species are selected and tree maturity is not prejudiced.

POLICY EN17: WILDLIFE SITES AND REGIONALLY IMPORTANT GEOLOGICAL SITES (RIGS)

Development proposals within or adjacent to the wildlife sites and “RIGS” shown on the Proposals Map which would have an adverse affect on their nature conservation or geological value will not be permitted unless the following criteria can be met:Adverse affects could be prevented or satisfactorily minimised through mitigation measures which accord with Policy EN20; or in exceptional circumstances it can be clearly demonstrated that there are reasons for the development that would outweigh the need to safeguard the substantive nature conservation or geological value of the site.

POLICY L11: FAIRLANDS VALLEY PARK

Within and adjacent to Fairlands Valley District Park particular attention will be paid to the visual impact of any development proposal. Any development which is detrimental to the open character and appearance of the valley will be refused

POLICY L12: LOSS OF PLAYING FIELDS AND OTHER OUTDOOR SPORTS FACILITIES

Development proposals which would involve the loss of, or prejudice the use of, playing fields or other outdoor sports facilities (including ancillary facilities which support the main facility), will not be permitted unless the following criteria can be met:

(a) the loss of a facility does not create or add to a quantitative or qualitative deficiency of outdoor sports provision; or(b) the development would be for a sports facility which would improve the range and quality of sports facilities available in Stevenage and would outweigh the detriment

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caused by the loss of the playing field or other outdoor sports facility; or(c) the playing field or other outdoor sports facility is replaced with a new facility of equivalent or greater size and quality in an appropriate location or in exceptional circumstances, it is considered that a financial contribution towards new or improved facilities would be acceptable; or(d) it can be demonstrated that the loss of existing facilities through the development of a small part of the site would be fully mitigated by enhancements to the remaining facilities which would secure their long term viability for community use.

POLICY T15 – CAR PARKING STRATEGY

Car parking provision will be made at, or below, the maximum provision specified in the Borough Council’s adopted car parking standards. Developments with significant transport implications will be expected to demonstrate the measures that will be taken to minimise the need for car parking.

For non-residential developments, operational, staff, and customer parking provision on-site will be kept to a minimum. Parking will only be provided for servicing, dropping off, delivery and, where communal public parking is not available nearby, for customers or visitors that the Borough Council accepts as being essential to the operation of the development.

Redevelopment of existing car parking areas will be permitted where this is in conformity with the car parking strategy.

Where appropriate, accessibility contributions will be sought, to improve the accessibility of a development by alternative modes of transport.

POLICY SC1: RETENTION OF SOCIAL AND COMMUNITY FACILITIES

The retention of existing social and community facilities will be expected unless:

(a) the existing facility can be satisfactorily relocated within the development proposal; or(b) it can be demonstrated that there is no demand or need for the facility or that the facility is not needed for any alternative social, community or leisure use; or(c) the facility has been or will be replaced in an appropriate alternative location.

POLICY SC2: IMPROVEMENT OF SOCIAL AND COMMUNITY FACILITIES

The improvement, extension, redevelopment or replacement of existing social and community facilities will be considered favourably.

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