HERTFORDSHIRE COUNTY COUNCIL
DEVELOPMENT CONTROL COMMITTEE
TUESDAY, 24th APRIL 2007, AT 10.00 A.M.
Agenda No.
1
BROXBOURNE BOROUGH
APPLICATION FOR A CYCLE SHELTER COMPOUND AT TURNFORD
SCHOOL, MILL LANE, CHESHUNT
Report of the Director of Environment
Author:
Debbie Taylor
Local Member:
David Hewitt
1.
Tel: 01992 556220
Purpose of Report
To consider planning application reference 7/0156-07 (CC0028) for a
proposed cycle shelter compound at Turnford School, Mill Lane,
Cheshunt Hertfordshire. This application is being presented to
committee as a result of concern expressed by local residents about
the current application.
2.
Summary
2.1
Turnford School, is located within the Green Belt on the eastern edge
of Cheshunt.
2.2
The proposal is for a 134m² cycle shelter compound, which would hold
up to 120 cycles. It would be sited in the north-west corner of the
school, adjacent to the new access road at the front of the site.
2.3
The school has an up to date Travel Plan in place, which has been
submitted with the current application.
2.4
The principle issue in relation to the application is the location of the
site behind residents’ properties in Elm Drive and Mill Lane. Concern
has been raised by local residents regarding a change to the details
within approved planning application 7/0567-03 granted on 27/8/2003
and the necessity to locate the cycle shelter compound behind their
properties.
3.
Conclusion
3.1
The school requires a purpose built cycle shelter, which can
accommodate bicycles securely and in an area away from vehicular
conflict of the main school entrance. The visual impact would be
mitigated with more robust landscaping treatment to the boundaries
adjacent to the cycle compound.
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3.2
It is therefore concluded that planning permission should be granted for
this application subject to conditions relating to:
i) implementation time limit;
ii) the landscaping plan 1079/010/L/DRW/A/00/905 to be
implemented in full; to include replacement of failed or diseased
plants within 5 years;
iii) on-site car parking shall be provided for the use of all contractors,
sub-contractors, visitors and delivery vehicles engaged;
iv) hours of delivery between 9.30am to 3pm on Mondays to Fridays
(excluding bank/public holidays) and 9am to 1pm on Saturdays;
v) vehicles shall not deposit mud or debris on the public highway;
vi) updating of the School Travel Plan to include the use of the cycle
shelter, which is to be submitted for approval to the County
Planning Authority and implemented in full.
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4.
Description of the site and proposed development
4.1
Turnford School is a mixed secondary school, situated north east of
Cheshunt. The school is adjacent to Brooklands Junior and Infant
Schools and is set on the edge of a residential area within the Green
Belt. The school site is entirely within the flood plain and it is located
within the Metropolitan Green Belt where there is presumption against
inappropriate development, except in very special circumstances.
4.2
Vehicular access to the school is by a local road, Mill Lane, from the
main north/south route through Cheshunt (B176). The current provision
for the storage of cycles is in stands located outside the main reception
area, which the applicant states is untidy and unsafe; this can only be
accessed from the main school gates, together with the majority of the
vehicular traffic into the school.
4.3
Permission is sought for a cycle shelter compound away from the main
congested access point of the school. The proposed 134m² cycle
shelter compound would hold up to 120 cycles. It would be located in
the north-west corner of the school’s grounds adjacent to the new
access road at the front of the site, which is located next to the main
school entrance. It would be located behind the houses on Mill Lane
and adjacent to the western school boundary and the houses of Elm
Drive beyond.
4.4
The design of this purpose built structure incorporates an arched
covered compound area using a clear polyuthrene cladding material
with curved profile along two sides which covers a powder blue
framework and would have secure metal gates at each end. It would be
sited on a tarmac hardstanding
4.5
No trees would be felled as a result of the development. A School
Travel Plan has been submitted as part of the application.
5.
Consultations
5.1
Broxbourne Borough Council – has no specific comment.
5.2
Historic Environment (Archaeology) – consider that the development is
unlikely to have an impact on significant archaeological deposits,
structures or features.
5.3
The County Council as Highways Authority does not wish to restrict the
grant of planning permission.
5.4
Local Member – David Hewitt stated that the application could be
determined under delegated powers.
5.5
Neighbours / Publicity – Site notices were erected on 20 February 2007
and an advert was placed in the Herts Mercury on 2 March 2007. A
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total of 192 properties were consulted and 1 combined response from
three neighbours has been received.
The mains points raised in the letter of objection are:
 The previous cycle parking area is adequate for pupils so this
compound would not be needed or it could be located elsewhere;
 The landscaping scheme already approved would be affected;
 The low level lights in this vicinity, approved under the previous
planning approval, have been changed to high level lights without
consultation;
 The concrete for the base of this of this proposed cycle shelter has
been there for a while so the decision to locate the cycle shelter has
already been made before the consultation of this application was
made;
 There would be noise, swearing and general bad behaviour
generated by pupils using this cycle shelter.
6.
Planning Considerations
6.1
The relevant development plan policies are:
.
Hertfordshire Structure Plan 1991-2011 (Adopted April 1998)
Policy 5: Green Belt;
Policy 13: Education and Training.
Borough of Broxbourne Local Plan Second Review 2001-2011
(Adopted December 2005)
Policy GBC1: Revisions to Green Belt boundary;
Policy GBC2: Development within the Metropolitan Green Belt.
6.2
Planning history
Turnford School has had the following planning permissions granted:
7/0777-06:
7/0567-03:
7/0516-03:
7/0249-00:
7/0768-99:
7/0474-97:
7/0072-97:
7/0250-94:
6.3
Two external lifts shafts granted on 12/10/2006
Remodelling of entrance, extension and new internal
roadway granted on 27/8/2003.
Extensions to school buildings, communal use floodlit
astroturf pitch, new internal roadway and use of tennis
court for parking granted on 13/02/2004.
Laboratory and lobby extension granted on 19/5/2000.
Weld mesh and steel palisade security fencing granted on
7/4/2000.
Retain two mobile classroom units granted on 19/9/1997.
Extension granted on 27/3/1997.
Two double mobile classroom units granted on 6/7/1994.
The principle issue in relation to the application is the location of the
site within the Green Belt. Consideration is also given to any noise and
visual impact arising from the development.
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6.4
Policy 5 of the adopted Structure Plan states ‘In the Green Belt there is
a presumption against inappropriate development and permission will
not be given, except in very special circumstances, for purposes other
than those detailed in PPG2’. This is also emphasised in the adopted
Broxbourne Local Plan in GBC1 which states ‘within the Green Belt
there will be a presumption against development other than defined in
Policy GBC2’. In policy GBC2, defined under section 1 part (b) is ‘the
construction of new buildings for…essential small scale facilities
associated with outdoor sport or outdoor recreation’; this cycle shelter
compound could be considered to be associated with an outdoor
activity.
6.5
Policy 13 (education and training) in the adopted Structure Plan states
‘Wherever possible new facilities will be located with particular regard
to the aims of reducing travel need and car usage, and encouraging
walking, cycling and the use of passenger transport’; although Turnford
is an existing school, the proposed cycle shelter would contribute
towards achieving the aims of this policy for the school as a whole.
Also, there is evidence within the School Travel Plan (STP), submitted
with the application, which states that the result of a survey, conducted
with the whole school in February 2004, revealed that only 3.4% of
students travel to school by bicycle. One of the main objectives of the
STP is to encourage students to cycle to school and has set a target to
increase this to 10% by May 2007. The cycle shelter compound would
provide much needed secure structure to facilitate the objective of
higher usage of bicycles to the school; inevitably any facility would be
located in the Green Belt due to the location of the school.
6.6
At present the only cycle storage provision is for a few cycle parking
bars outside the reception area next to the main car park at the front of
the school. The location of the proposed cycle compound is away from
the vehicular congestion of the main car park at the front of the school
and within easy access to the school entrance. Any other location
would be too far from the school entrance, encroaching on the playing
field area or be in conflict with other vehicles using the school; this
would also discourage the use of bicycles and could be less safe for
the cyclists. It is considered that, given the structure of the cycle
shelter compound and its limited impact on openness, the minimal
harm arising is balanced by the need for the development to increase
students cycling to school.
6.7
6.8
Other matters raised in response to consultation
Local residents have expressed concern in relation to the planning
history of the school’s redevelopment/expansion because they state
that a previously approved landscaping scheme would be affected by
this proposal and concrete has already been laid for this cycle
compound prior to submission of this planning application.
A previous planning permission ref 7/0567-03 approved extensions to
school buildings and a new internal roadway. This included
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landscaping proposals and a cycle rack area outside the school
reception area. The School Travel Plan has now identified a need for a
larger, more secure type of cycle shelter that was not anticipated in
when the original plans for alterations to Turnford school were
submitted in 2003. The concrete base was originally an area for
parking workmen’s vehicles off the internal roadway.
6.9
The neighbours have raised concerns with regard to potential noise
arising from pupils using this facility and the visual impact. There is an
existing 2m hedge in front of a close boarded wooden fence on
boundary of the school with the residents on Mill Lane and Elm Drive,
together with a few mature trees. Given the structure of the cycle
shelter compound and its proposed location within the school, adjacent
to residential properties, it is considered that additional landscaping
would be required. Revisions to the landscape proposals have recently
been submitted and consulted on separately to the application. It is
considered that the proposed planting scheme would mitigate the
visual impact and some of the noise generated from students parking
and retrieving their bicycles because the proposed planting will prevent
the children congregating between the cycle shelter and the boundary
of the residents.
6.10 Neighbours have also raised concerns regarding the existing lighting of
the internal roadway. This lighting is the subject of a condition imposed
on a previous permission ref: 7/0516-03, which required the submission
of lighting details different to those originally submitted. The lighting
that has been installed has not been approved by the County Council
as Planning Authority, but this is a matter that is separate to this
application.
6.11 The proposal does not conflict with policies GBC1 (Revisions to the
Green Belt boundary) and GBC2 (Development within the Metropolitan
Green Belt) of the adopted Broxbourne Local Plan and also conforms
to policy 5 (Green Belt) and policy 13 (education and training) in the
adopted Structure Plan.
7.
Conclusions
7.1
The proposed cycle shelter compound would provide much needed
secure accommodation for the bicycles belonging to pupils and
teachers cycling to school. Given the school’s location within the
Green Belt, it is reasonable that any cycle compound should be located
within the school boundary in a suitable location. This site is thought to
be acceptable because it is close to the school’s main entrance and is
not in conflict with the main vehicular congestion of the school car park.
It is considered that, given the appearance of the cycle shelter structure
and its limited impact on openness, the minimal harm arising is
balanced by the educational need for the development.
The school’s current School Travel Plan seeks to positively reduce the
reliance of the use of vehicles to travel to school by encouraging pupils
7.2
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to cycle to school; this cycle shelter would be required to help meet this
objective. The visual appearance of the compound would be mitigated
with the existing 2m high closed boarded wooden fence and with
additional landscaping treatment to the boundaries.
7.3
It is therefore concluded that planning permission should be granted for
this application subject to conditions relating to:
i) implementation time limit;
ii) the landscaping plan 1079/010/L/DRW/A/00/905 to be
implemented in full; to include replacement of failed or diseased
plants within 5 years;
iii) on-site car parking shall be provided for the use of all contractors,
sub-contractors, visitors and delivery vehicles engaged;
iv) hours of delivery between 9.30am to 3pm on Mondays to Fridays
(excluding bank/public holidays) and 9am to 1pm on Saturdays;
v) vehicles shall not deposit mud or debris on the public highway;
vi) updating of the School Travel Plan to include the use of the cycle
shelter, which is to be submitted for approval to the County
Planning Authority and implemented in full.
8.
Financial implications
8.1
There are none for this Committee.
Background information used by the author in compiling this report
Planning application reference;
Consultation responses and representations received in response to planning
application ref. 7/01566-07;
Hertfordshire County Structure Plan Review 1991-2011;
Borough of Broxbourne Local Plan Second Review 2001-2011 (Adopted
December 2005);
Planning applications reference numbers 7/0567-03 and 7/0516-03.
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Appendix 1
Hertfordshire Structure Plan Review 1991-2011 Adopted April
1998
POLICY 5 GREEN BELT (Extract)
A Green Belt will be maintained in the south of the County as part of a Green
Belt about 12-15 miles deep around London with limited extensions along the
main radial corridors and around the towns, as indicated on the Key Diagram.
The Green Belt will also be maintained in the County to the east of Luton, as
part of the South Bedfordshire Green Belt. The precise boundaries of the
Green Belt, as modified in accordance with the following provisions of this
policy, shall be as defined in district local plans.
Development Control and Priorities
In the Green Belt there is a presumption against inappropriate development
and permission will not be given, except in very special circumstances, for
purposes other than those detailed in PPG2. Local plans may list settlements
within the Green Belt where infilling will be permitted under the guidelines
contained in PPG2 and in accordance with Policy 6 of this Plan. Subject to
compliance with the criteria in paragraph 3.8 of PPG2, re-use of existing
buildings within the Green Belt is not an inappropriate form of development,
though the acceptability of re-use in any particular case will also fall to be
considered in the light of other relevant policies and considerations, in
particular traffic impact.
Throughout the Green Belt priorities for the use of land are to:
i) provide opportunities for access to the open countryside for the urban
population;
ii) provide opportunities for outdoor sport, and outdoor recreation near urban
areas;
iii) retain attractive landscapes, and enhance landscapes near to where
people live;
iv) improve damaged and derelict land;
v) secure the nature conservation interest;
vi) retain land in agricultural, forestry and related uses; and
vii) support the objectives of Watling Chase Community Forest.
Development which is permitted within the Green Belt, and management of
land and activities within it, should aim to contribute to these priorities.
POLICY 13 EDUCATION AND TRAINING (Extract)
Development for education and training needs will be supported subject to the
other policies of this Plan. Wherever possible new facilities will be located
with particular regard to the aims of reducing travel need and car usage, and
encouraging walking, cycling and the use of passenger transport.
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Borough of Broxbourne Local Plan Second Review 2001-2011
(Adopted December 2005)
GBC1 REVISIONS TO GREEN BELT BOUNDARY
To provide for the development needs of the borough as set out in policies 5 and
7 of the adopted Hertfordshire Structure Plan Review 1991 - 2011, and to
ensure a clearly identifiable and defensible green belt boundary on the ground,
the council is making revisions to the existing green belt boundary to exclude the
following:
(i) land adjacent to the north bank of the rivers Lynch and Lee at Hoddesdon,
south of Essex Road. (Employment and Education chapter);
(ii) land at Hertford Regional College, Turnford(see Employment and Education
chapter);
(iii) land at Cheshunt School, College Road, Cheshunt. (see Employment and
Education chapter);
(iv) land at Whitehaven, Burton Lane and Primrose Cottage, St James. (to
ensure a clearly identifiable and defensible boundary)
The resultant boundary of the green belt is defined on the proposals map. Within
the Green Belt there will be a presumption against development other than that
defined in policy GBC2.
GBC2 DEVELOPMENT WITHIN THE METROPOLITAN GREEN BELT
In order to preserve openness within the Metropolitan Green Belt, as defined on
the proposals map, permission will not be granted for development other than:
(i) the construction of new building(s) for the following purposes:
(a) agriculture or forestry;
(b) essential small scale facilities associated with outdoor sport or outdoor
recreation and for Cemeteries;
(c) other uses of land which preserve the openness of the green belt and do
not conflict with the purposes of including land within it;
(d) limited extensions to, alteration or replacement of, existing dwellings
subject to the requirements of policies GBC11 and GBC 13
(ii) the re-use of an existing building subject to fulfilment of the requirements of
policy GBC15.
(iii) minerals extraction which accords with the adopted minerals plan.
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