HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
TUESDAY 23 SEPTEMBER 2008 AT 10.00 AM
Agenda No.
8
NORTH HERTS DISTRICT
APPLICATION FOR THE ERECTION OF A SPORTS HALL AND
ANCILLIARY ACCOMODATION TO INCLUDE TWO CLASSROOMS AND
WEATHER SHELTERS AT THE HIGHFIELD SCHOOL, LETCHWORTH.
Report of the Director of Environment
Author:
Conor Guilfoyle
Local Member:
Mike Tucker
Tel: 01992 588 670
1
Purpose of Report
1.1
To consider planning application ref 1/1562-08 for the erection of a
sports hall and ancillary accommodation to include two classrooms and
weather shelters at the Highfield School, Highfield, Letchworth, SG6
3QA.
2
Summary
2.1
The proposed development is located on the site of the existing
Highfield School, in a primarily residential area, adjacent to a number of
residential properties. The site lies within the Green Belt and the
properties on the southern boundary lie within a Conservation Area.
2.2
The proposal would be a standalone building, with a gross external
area of 1226m2, and would be separate from the existing school
building. It would be single storey in design with a maximum external
height of 9.75 metres. The main element of the building would be the
Sports Hall which would comprise of blue smooth fair-faced brickwork
at lower level and timber cedar boarding above. It would feature a
barrel vault roof of aluminium standing seam with a stucco embossed
finish to provide a softer appearance. The lower wrap around section of
the building would have a flat roof behind a parapet and would contain
the changing rooms and two classrooms
2.3
The sports hall would be used for a limited amount of community use
which currently takes place in the school hall or gymnasium. There is
an opportunity for the school to extend this facility to the local cricket
club and North Herts running club if required.
2.4
The proposal includes hard and soft landscaping measures, namely
paving to the front of the building, making good the areas around the
new building which would be disturbed by the construction works, and
a scheme of additional planting to further enhance the setting. A
condition may need to be included to re-gap the existing hedgerow on
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the eastern boundary which screens neighbouring properties.
2.5
The principal issues to be taken into account in determining this
application are:



Location within the Green Belt
Impact on residential amenity
Loss of existing playing field
3
Conclusion
3.1
The proposal is inappropriate development within the Green Belt.
However, it is considered that very special circumstances exist as it
would be located in an area which would have minimal impact on the
openness of the Green Belt and is within an existing school site. The
proposal would have minimal impacts on residential amenity. The
proposal is designed to have no windows which face towards the rear
of the neighbouring properties whose gardens abut the site. The
boundary of the site is screened by trees and vegetation growth which
would shelter the proposal from neighbouring properties, and soften the
appearance of the building.
3.2
The sports hall would involve the loss of a playing field. However it
would provide greater flexibility by providing a range of courts to be
used for different sporting activities by the school and community
throughout the year.
3.3
The report therefore concludes that, subject to no intervention by the
Secretary of State, the Director of Environment be authorised to grant
planning permission, subject to the conditions to include:
1. time limit for commencement;
2. construction working hours scheme - 07.00am - 6.00pm Monday
to Friday and 9.00am till 1.00pm on Saturdays;
3. materials;
4. landscaping including filling in gaps in boundary vegetation;
5. archaeology;
6. restoration of playing fields;
7. Community Use Agreement;
8. School Travel Plan.
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Description of the site and proposed development
4.1
The proposed sports hall and classrooms lie on the site of the existing
Highfield School, on the eastern outskirts of Letchworth in a primarily
residential area. The existing school building was built in 1966 and
extended in the 1970’s. Farmland and a number of residential
properties are situated to the north of the site. To the west and
southwest, on Briar Patch Lane, a block is used by a Key Stage 4
teaching centre and 3 blocks are used for supported living for students
with learning disabilities. This is the nearest residential property to the
proposal, situated at a distance of 52 metres to the west. Beyond the 4
blocks, to the southwest and west, open farmland extends outwards
with views towards Hitchin.
4.2
The rear gardens of a number of residential properties abut the east
and southern boundaries of the site. There is established vegetation
and occasional trees along the eastern boundary, however some gaps
exist which would require further planting. Along the southern
boundary, extensive tree growth and vegetation ensure the rear
gardens of adjoining properties are extensively screened from the
proposal. The site is situated within the Green Belt. In addition, the
properties which lie to the south of the site are situated within a
conservation area.
4.3
Relevant planning history includes the grant planning permission in
January 2003 for the erection of a two storey classroom block,
provision of 28 car parking spaces bringing the total provision of car
parking spaces to 102, and the construction of a new coach lay by,
entry and exit points, and new pedestrian footpath. In July 2002
planning permission was also granted for the erection of three mobile
double classroom units for a 2 year temporary period.
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4.4
The application site lies in an area of known Roman activity and
settlement. A Roman settlement is believed to lie to the south west of
High Avenue in the direction of the application site. The site is near
Area of Archaeological Significance (AAS) no.88 which also contains
prehistoric features .This suggests that the application site lies within a
landscape of prehistoric and Roman activity. Therefore the size and
situation of the proposed development site are such that there is a
reasonable likelihood of significant archaeological remains being
present.
Proposal
4.5
Planning permission is sought for the development of a new build
Sports Hall and ancillary accommodation including two classrooms and
the provision of shelters to protect students in adverse weather
conditions. The location of the proposed sports hall is on an area of the
site previously occupied by temporary mobile classrooms at the
southern end of the building complex. The Sports Hall itself would be a
standard Hertfordshire County Council four badminton court size hall
33m x 18m with a clear height of 7.6m. It would be designed for multi
sports use including basketball, netball and volleyball. Other activities
including football and trampolining are anticipated. The proposal would
have a gross external area of 1226 m2. It would be single storey in
design with a maximum external height of 9.75 metres. The roof of the
sports hall would be of a curved design. The proposal has been
designed to ensure there are no windows which face neighbouring
residential properties.
4.6
The proposal would provide for the storage of sports and cleaning
equipment, an external store, two sets of changing rooms, two sets of
showers, two sets of toilets, staff changing and toilets, PE staff office,
two additional classrooms to meet an existing deficiency, an electrical
and plant room, and an Entrance Lobby.
4.7
A sprinkler tank area with a fenced enclosure is included in the
proposal to the southern end of the Sports Hall. A grasscrete fire path
is proposed along the south-western side of the Sports Hall by joining it
onto the existing tarmac access road. There would be an associated
access paving area to the building entrance and a 2 metre wide
perimeter paved footpath for the maintenance route. The proposal
includes hard and soft landscaping measures, namely paving to the
front of the building, making good the areas around the new building
which would be disturbed by the construction works, and a scheme of
additional planting to further enhance the setting.
4.8
There is level access for disabled persons from the existing car park to
the front entrance of the proposed sports hall, which includes an
automatic opening main entrance door at the entrance lobby. This door
would be keypad activated for entry and exit. The main entrance would
have a flush threshold and there would be level access to the building’s
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perimeter paved footpath. The internal floor area would be level
throughout the proposal, with all rooms accessible. In addition, disabled
toilet facilities are included in the proposal. These aspects ensure the
proposal meets the requirements of the Disability Discrimination Act.
4.9
The proposal would be a standalone building, separate from the
existing school building. The existing school buildings have mostly
been built with glazed and clad panels with no particular style, and
therefore are not in keeping with the Letchworth Garden City Design
Principles. As the existing school has no particular or significant
architectural style to emulate, the proposal seeks to provide a
contemporary style building which reflects the proposal’s spatial and
volumetric requirements. The main element of the building would be
the Sports Hall which would comprise of blue smooth fair-faced
brickwork at lower level and timber cedar boarding above. It would
feature a barrel vault roof of aluminium standing seam with a stucco
embossed finish to provide a softer appearance.
4.10 The lower wrap around section of the building would have a flat roof
behind a parapet and would contain the changing rooms and two
classrooms. The materials used in this section would be the same blue
smooth fair-faced brickwork, with a white rendered finish, which would
provide a contrast to the main Sports Hall. This area would also include
a cedar boarding fascia to provide a visual link with the Sports Hall.
4.11 The roof covering would be high performance built up felt roof. The
windows would be of aluminium polyester powder coated and double
glazed.
4.12 The sports hall would be used for a limited amount of community use
which currently takes place in the school hall or gymnasium. There is
an opportunity for the school to extend this facility to the local cricket
club for indoor nets, and North Herts running club, if required. As the
school activities would have ceased in the evenings, the existing
parking facilities would be ample for such evening use.
5
Consultations
5.1
North Hertfordshire District Council has no objection to the proposal.
5.2
Hertfordshire County Council as Highway Authority does not wish to
restrict the grant of permission subject to the following condition:
The existing School Travel Plan shall be maintained and implemented
in full throughout the life of the school.
5.3
The Environment Agency does not object subject to the following two
conditions:
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1. Prior to the commencement of any development, a scheme for this
provision and implementation of surface water drainage shall be
submitted and agreed in writing with the Local Authority. The
works/scheme shall be constructed and completed in accordance
with the approved plans/specification at such time(s) as may be
specified in the approved scheme.
2. Prior to the commencement of any development, a scheme for the
provision and implementation of foul water drainage shall be
submitted and agreed in writing with the Local Authority. The
works/scheme shall be constructed and completed in accordance
with the approved plans/specification at such time(s) as may be
specified in the approved scheme.
5.4
Historic Environment does not object subject to the following condition:
No development shall take place within the proposed development site
until the applicant has secured the implementation of a programme of
archaeological work in accordance with a written scheme of
investigation which has been submitted by the applicant and approved
by the planning authority.
5.5
Sport England does not object subject to the following conditions:
1. Those parts of the school playing field that are to be used during the
construction period shall be restored to playing field use following
the completion of the development.
2. Prior to the commencement of development a Community Use
agreement shall be submitted and approved in writing by the Local
Planning Authority. The plan shall include details of pricing policy,
hours of use, management and maintenance. The plan shall then
be implemented upon commencement of use of the facility.
5.6
A total of 13 properties were consulted on the application and no letters
objecting to the application were received.
5.7
A site notice was erected on 11th July 2008 and an advert placed in the
Comet Series paper on 23rd July 2008.
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Planning considerations
6.1
The relevant development plan policies and national guidance are:
North Hertfordshire District Local Plan No.2 With Alterations 1996
Policy 2 (Green Belt)
Policy 3 (Settlements within the Green Belt)
Policy 16 (Areas of Archaeological Significance and other Archaeological
Areas)
Policy 21 (Landscape and Open Space Pattern in towns)
Policy 39 (Leisure uses
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Policy 58 (Letchworth Garden City Design Principles)
PPG2: Green Belts
PPG16: Archaeology and Planning
6.2
The principal issues to be taken into account in determining this
application are:



Location within the Green Belt
Impact on residential amenity
Loss of existing playing field
Location within the Green Belt
6.3
The proposal for the sports hall and two classrooms is located within
the Green Belt. The existing school also lies within the Green Belt.
6.4
Policy 3 of the North Hertfordshire District Local Plan states that the
Council would not normally permit development in the Green Belt,
except for local facilities and services needs of the settlement in which
the development is proposed. Policy 2 states that except for proposals
which accord to Policy 3, or in very special circumstances, planning
permission will only be granted for new buildings and extensions which
are appropriate in the Green Belt and which would not result in
significant visual impact.
6.5
The proposal is classed as inappropriate development within the Green
Belt. However, the principle for development in the Green Belt has
already been established by the ongoing use of the existing Highfield
School on the site. This school is situated on an established site with
mature vegetation. Its presence does not impact significantly upon
views of the open farmland as it is already screened by the existing
buildings and playing fields on Briar Patch Lane. The proposed height
would not be excessive to surrounding properties. Therefore, the
proposal would be in accordance with Policy 2 as it would be located in
an area which would have minimal impact on the openness of the
Green Belt.
6.6
In addition, such a facility is needed to cater for existing school pupils,
as demonstrated by the ‘Statement of Need’ included in the planning
application. The proposal would also cater for community use.
Accordingly, the proposal meets the criteria in Policy 3 which permits
such development in the Green Belt which functions as a local facility
and serves the needs of the settlement. In summary, whilst the
proposal is classed as inappropriate development within the Green
Belt, there is a need to balance this with the need for the facility.
Impact upon residential amenity
6.7
The proposal aims to provide a contemporary designed building which
would be built to a high standard finish. The proposal is designed to
have no windows which face towards the rear of the neighbouring
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properties whose gardens abut the site. Therefore no overlooking of
neighbouring properties would take place. The boundary of the site is
screened by trees and vegetation growth which would shelter the
proposal from neighbouring properties, and soften the appearance of
the building. Noise from traffic parking and people entering and leaving
their cars is not envisaged to be an issue as cars would park in the
existing car park, and the number of people parking is not envisaged to
significantly increase.
6.8
The proposal would not result in over-development of the school’s
playing fields, and much green space would be left untouched. It would
therefore accord with Policy 21 (ii) of the Local Plan as the grounds
would still maintain much of their open character.
6.9
The proposal should not cause an increase in traffic levels which could
pose a threat to the amenity of neighbouring properties as the proposal
is required to meet an existing deficiency in the school to serve existing
pupils. The lack of windows facing the neighbouring properties ensures
that sound and light impacts would be kept to a minimum.
Loss of existing playing field
6.10 The proposal would be built on an area of the site which currently forms
part of the school playing fields, and which has also contained
temporary mobile classrooms in the past. The sports hall would involve
the loss of a playing field. However it would provide more flexibility by
providing a range of courts to be used for different sporting activities by
the school and community throughout the year. Together with the
associated facilities and additional classrooms, and in accordance with
policy 39 of the Local Plan, this would override the small loss of green
area and playing fields at the school.
7
Conclusions
7.1
The main constraint on the proposal is its location within the Green
Belt. However, the proposal would be located in an area which would
have minimal impact on the openness of the Green Belt. The proposal
also meets Policy 3 which permits such development in the Green Belt
which functions as a local facility and serves the needs of the
settlement. Whilst this proposal constitutes inappropriate development
within the Green Belt, this should be balanced against the
demonstrated need for the proposal and the presence of the existing
school in the Green Belt which causes minimal harm to the openness
of the Green Belt.
7.2
The proposal would have minimal impacts on residential amenity. The
proposal is designed to have no windows which face towards the rear
of the neighbouring properties whose gardens abut the site. Therefore
no overlooking or noise intrusion should take place on neighbouring
properties. The boundary of the site is screened by trees and
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vegetation growth which would shelter the proposal from neighbouring
properties, and soften the appearance of the building. As the proposal
is designed to meet existing school needs, there is no increase in traffic
levels anticipated.
7.3
The proposal would be built on an area of the site which currently forms
part of the school playing fields, and which has also contained
temporary mobile classrooms in the past. The sports hall would involve
the loss of a playing field. However it would provide more flexibility by
providing a range of courts to be used for different sporting activities by
the school and community throughout the year. Together with the
associated facilities and additional classrooms, this would override the
small loss green area and playing fields at the school.
7.4
It is therefore concluded that, subject to no intervention by the
Secretary of State, planning permission should be granted, subject to
conditions to include:
1. time limit for commencement;
2. construction working hours scheme - 07.00am - 6.00pm Monday
to Friday and 9.00am till 1.00pm on Saturdays;
3. materials;
4. landscaping including filling in gaps in boundary vegetation;
5. archaeology;
6. restoration of playing fields;
7. Community Use Agreement;
8. School Travel Plan.
8
Financial Implications
8.1
There are none for this Committee.
Background information used by the author in compiling this report
Planning application reference 1/1562-08
Consultee responses from Sport England, Hertfordshire County Council
as Highway Authority, Environment Agency, and Archaeology.
North Hertfordshire District Local Plan No.2 With Alterations 1996
PPG16: Archaeology and Planning
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Appendix 1 – Relevant development plan policies
North Hertfordshire District Local Plan No.2 With Alterations 1996
Policy 2 (Green Belt)
In the Green Belt, the Council will aim to keep the uses of land open in
character. Except for proposals within settlements which accord with
Policy 3, or in very special circumstances, planning permission will only
be granted for new buildings, extensions and changes of use of buildings
and of land which are appropriate in the Green Belt, and which would not
result in significant visual impact.
Policy 3 (Settlements within the Green Belt)
In settlements within the Green Belt, the Council will not normally permit
development proposals except for:
(i) that strictly necessary for the housing and employment needs of
agriculture, forestry, leisure and local services in the rural areas that
cannot practicably be met outside the Green Belt; or
(ii) the local facilities and services needs of the settlement in which the
development is proposed; or
(iii) the meeting of an identified rural housing need in compliance with
Policy 29; or
(iv) a single dwelling on a small plot located within the built core of the
settlement, which will not result in the outward expansion of the
settlement or have any other adverse impact on the local environment or
other policy aims within the Green Belt.
Policy 16 (Areas of Archaeological Significance and other Archaeological
Areas)
For archaeological Areas, the Council may require a preliminary
evaluation of any potential archaeological remains before deciding to
permit or to refuse development proposals. For Areas of Archaeological
Significance, a preliminary evaluation will be required as part of the
application for development proposals which could disturb any possible
archaeological remains. To assess the archaeological value of specific
sites, the Council will seek expert advice. If the site is judged to be
nationally important, and the remains should be left undisturbed, the
Council will normally refuse development proposals which adversely
affect the site or its setting.
On other sites, the council may permit development proposals with
conditions and/or a formal or informal agreement, depending on the
archaeological value, to provide:
(i)
(ii)
an excavation before development; and/or
facilities and an agreed period of time for access to the site for an
investigation and/or for ‘observation’ of the groundworks as
development progresses by someone appointed by the council;
and/or
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(iii)
(iv)
other measures as necessary; and/or
A contribution from the developer towards the funding of any
relevant investigation.
Policy 21 (Landscape and Open Space Pattern in towns)
In towns, the council will maintain a general pattern of landscape
features, and of public and private open spaces, as shown on the
Proposals map:
(i)
by normally refusing development proposals which would have a
significantly detrimental effect on the character, form, extent and
structure of the pattern;
(ii)
if development is acceptable in these terms, by requiring the
character, form and layout of the development proposals to retain
and/or reinforce the pattern through appropriate landscape and
open space provision and quality of design;
(iii)
by managing appropriate land for open spaces;
(iv)
by encouraging their positive use and management for formal and
informal recreation, for amenity and nature conservation; and
(v)
by undertaking and encouraging small scale environmental
improvements where they will reinforce the pattern of landscape
features and open spaces. In addition, the Council will seek to
reinforce the pattern in areas for consolidation of open space and
landscape pattern as shown on the Proposals Map.
Policy 39 (Leisure uses)
For leisure uses, the Council will normally permit development proposals
which are acceptable in land use and environmental terms, and
according to the following criteria:
(i) high intensity leisure uses (such as facilities for the arts, dance, health
and fitness, or cinemas, theatres and hotels) area acceptable in town
centres with good accessibility where this would strengthen the role of
the town centres;
(ii) medium and low intensity leisure uses (such as sport and limited
ancillary buildings) will normally be permitted within towns outside town
centres, between towns and exceptionally within rural settlements in
other rural areas to meet only rural community needs; and
(iii) low intensity leisure development will normally be permitted between
towns where it would improve the rural environment or it would prevent
coalescence between towns.
Policy 58 (Letchworth Garden City Design Principles)
The council will only consider development proposals in Letchworth if
they are in sympathy with the traditional buildings of Letchworth and if
they clearly show that the Garden City Design Principles --have been
taken into account.
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