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Hertfordshire County Council Development

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Hertfordshire County Council Development HERTFORDSHIRE COUNTY COUNCIL Agenda No. DEVELOPMENT CONTROL COMMITTEE 1 THURSDAY 08 FEBRUARY 2018 AT 10.00 AM ST ALBANS DISTRICT COUNCIL APPLICATION FOR THE CONSTRUCTION OF NEW 6 FE SCHOOL BUILDINGS, VEHICULAR ACCESS/EGRESS ONTO THE LOWER LUTON ROAD, VEHICULAR ACCESS ONTO COMMON LANE, TWO PEDESTRIAN ACCESSES/EGRESSES ONTO COMMON LANE, CAR PARKING, CYCLE STORAGE, COACH PARKING, PLAYING FIELDS, TENNIS COURTS / MULTI-USE GAMES AREA, SURFACE WATER ATTENUATION MEASURES, HARD AND SOFT LANDSCAPING AND OTHER ASSOCIATED DEVELOPMENT AT LAND TO THE NORTH OF LOWER LUTON ROAD, HARPENDEN, HERTFORDSHIRE Report of the Chief Executive and Director of Environment Contact: ChayDempster Tel:01992556308 Local Member: David Williams Adjoining Members: Teresa Heritage/ Annie Brewster Purpose of Report 1.1 To consider application 5/2733-17 for the construction of new 6 FE school buildings, vehicular access/egress onto the Lower Luton Road, vehicular access onto Common Lane, two pedestrian accesses/egresses onto Common Lane, car parking, cycle storage, coach parking, playing fields, tennis courts / multi-use games area, surface water attenuation measures, hard and soft landscaping and other associated development at land to the north of Lower Luton Road, Harpenden, Hertfordshire. 2. Summary 2.1 The application proposes the construction of a new 6 form of entry secondary school, together with sports hall, multi-use games area, playing fields, new vehicular access and egress from the Lower Luton Road, in addition to a service access from Common Lane and pedestrian accesses from Common Lane and the Lower Luton Road. The site is shown on the Ordnance Survey Extract (Appendix 1). 2.2 The application includes a package of off-site highway improvements schemes listed in Appendix 2. The proposed highway works in the vicinity of the site include a toucan crossing to the east of Crabtree Lane, junction modifications to the mini-roundabout at Common Lane/Lower Luton Road junction, a pedestrian footway on the east side Land to the north of the Lower Luton Road, Harpenden 5/2733-17 (CC0978) 1 of Common Lane, and the introduction of a 30mph speed limit between Batford and Wheathampstead.. 2.3 The application site is located within the Metropolitan Green Belt. The proposed development of a new school constitutes inappropriate development in the Green Belt, which should not be permitted except in very special circumstances in accordance with national planning policy. 2.4 The application seeks to justify inappropriate development in the Green Belt on the basis that there is significant unmet demand for secondary school places within the Harpenden Education Planning Area which cannot be met through the expansion of existing school sites, and there are no suitable sites of the required size for a new school within the urban area of Harpenden, and there are no alternative Green Belt sites that would result in less harm to the Green Belt. 2.5 The existing Harpenden secondary schools – Roundwood Park, St Georges, and Sir John Lawes – provide a total combined capacity of 594 places. However, even after accounting for this level of provision there is forecast shortfall of approximately 132 pupil places in 2018, which is forecast to rise to approximately 200 pupil places in 2023. 2.6 The options for meeting the deficit in places first considered the expansion of existing secondary school sites, secondly possible sites of the required size for a new secondary school (2.1ha) within the urban area of Harpenden, Redbourn and Wheathamsptead, and lastly, possible sites within the Metropolitan Green Belt surrounding Harpenden. 2.7 In 2011 feasibility studies for the existing school sites identified the potential for the St Georges site to yield an additional 0.6FE and the Sir John Lawes School site to deliver an additional 2FE. The highway appraisal for Roundwood Park regarded further expansion as likely to have unacceptable highway impacts in combination with the operation of the adjoining primary school. 2.8 Even if this additional level of capacity could be provided at the St Georges and Sir John Lawes sites, the total number of additional places would fall far short of the additional required capacity. In any event, the two schools have indicated that they would be unwilling to expand on a permanent basis. 2.9 The comparative site assessment 2015 and 2017 identified potential sites large enough for a new secondary school within the urban areas of Harpenden, Redbourn, Wheathampstead. The assessment, which covered land within HCC ownership, commercial sites and areas of open land, concluded that there are no suitable, available and deliverable sites. Land to the north of the Lower Luton Road, Harpenden 5/2733-17 (CC0978) 2 2.10 The site search report (2014) identified 11 potential sites on the edge of Harpenden, which was later reduced to 9 sites (2015). 2.11 The 9 potential sites were considered against a range of environmental criteria, and an assessment of the effect upon the purposes of the Green Belt, and a town planning appraisal. The site search process generated a shortlist of 3 sites (Site A: Land to the East of Luton Road, Harpenden; Site D: Land east of Lower Luton Road; and Site F: Land to the north of the Lower Luton Road (the application site). 2.12 Viability reports were produced for the 3 shortlisted sites. The site selection process identified Site A as the site having the least significant adverse effects upon the purposes of the Green Belt, and the least number of adverse environmental effects, however, Site A is regarded as being undeliverable as a school site having been already promoted as a housing site, and the associated hope value.. 2.13 Site F was regarded as the least favourable in terms of construction considerations, however, it ranked first in terms of acquisition cost. Following completion of the comparative site assessment in January 2015, the County Council entered into negotiations to purchase Site F and completed the purchase on 25 August 2017. 2.14 Having assessed the planning merits of the application, the report concludes: ▪ The application demonstrates the existence of a clear and pressing need for a significant level of additional secondary school capacity within the Harpenden EPA (until at least 2028); ▪ The forecast level of demand exceeds 5FE until 2024 ▪ The options to expand capacity at St Georges and Sir John Lawes schools would not be able to meet the forecast level of demand within the required timescales; ▪ The potential to expand capacity at Roundwood Park is regarded as unlikely to be acceptable in highway terms, and therefore, undeliverable within the required timescale; ▪ There are no more suitable or available sites of sufficient size (2.1ha) for a new secondary school within the urban areas of Harpenden, Redbourn, Wheathampstead; and ▪ There are no more clearly suitable sites within the Green Belt on the edges of Harpenden 2.15 The development of a new secondary school represents inappropriate development in the Green Belt, which is by definition harmful to the Green Belt, and should not be approved except in very special circumstances. When considering any application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. Land to the north of the Lower Luton Road, Harpenden 5/2733-17 (CC0978) 3 2.16 The proposed development would conflict with the purposes of the Green Belt and adversely impact upon the openness of the Green Belt. The proposed development would also result in long term adverse impacts affecting landform, landuse, landscape character areas and affecting some visual receptors, and is likely to increase traffic flows on this section of the Lower Luton Road. 2.17 The report concludes there are relevant considerations which weight in favour of the proposed development, notwithstanding the identified and potential harm to the Green Belt: ▪ The wider benefits of providing the level of additional secondary school capacity required within the area of need; ▪ the lack of suitable, available and deliverable sites within the urban areas of Harpenden, Redbourn, Wheathampstead; and ▪ the lack of available sites within the Green Belt (which potentially could result in less harm) deliverable within the required timescales 2.18 The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a positive, proactive and collaborative approach to meeting this requirement, and to development that would widen the choice in education. They should: give great weight to the need to create, expand or alter schools. 2.19 The report concludes that the relevant considerations in paragraph 2.17 above, amount to very special circumstances, which clearly outweigh the harm to the Green Belt and the other identified harm to the Green Belt. Recommendation 3.1 For the reasons set out above and in the main body of the report, it is recommended (a) that planning permission should be granted subject to the conditions set out below, which are necessary to make the development acceptable, relevant to planning and the development to be permitted, enforceable, precise and reasonable in all other respects, in accordance with the NPPF (Paragraph 206), subject to (b) the application
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