AGENDA ITEM .......5(a)...............
DR/005/02
committee
DEVELOPMENT AND REGULATION
date
25 January 2002
DEVELOPMENT BY THE COUNTY COUNCIL
Reserved matters submission for a scheme of traffic management measures
pursuant to condition 4 attached to approved application CC/HLW/50/00 at Church
Langley Primary School No. 2 (The Henry Moore School) Kiln Lane, Church Langley.
CC/HLW/50/00.
Report by Development Control Manager
Enquiries to Peter Unthank – Tel: 01245 437525
Reproduced from the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationery Office, Crown Copyright
reserved Essex County Council, Chelmsford Licence LA076619
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1.
BACKGROUND
On 27 October 2000 members of the Development Control and Regulation
Committee considered planning application CC/HLW/50/00 for a proposed new
primary school building (phase 1) for 210 pupils at this site. (Minute 64)
The Committee resolved to approve the application subject to the imposition of
several planning conditions requiring the submission of material samples, details
of the proposed hard and soft landscaping, and a scheme of traffic management
measures. The boundary fence for the school playing field was the subject of a
separate reserved matters application. Condition 3 attached to application
CC/HLW/31/00 for the laying out of a playing field required the submission of
details for fencing around the playing field immediately north of the school site.
This application was considered by Members of the Development Control and
Regulation Committee on the 15 December 2000 (Minute 87). It was reported to
Members that the placing pedestrian gates in the northern and western
boundaries of the site, whilst considered desirable by the Highways Authority, but
was the subject of considerable objection from adjacent residents. This resulted
in these gates being deleted. The neighbours, therefore, has a clear expectation
that there would be no gates in the boundary fence. All the reserved matters for
CC/HLW/50/00 and CC/HLW/31/00 have been discharged save this one
remaining condition for traffic management.
The Committee’s views on the appropriateness of this traffic management scheme
are therefore sought.
2.
SITE
The school opened in September 2001 and is located within the Church Langley
housing development, with an access directly off Kiln Lane. Residential
properties adjoin the site to the north and the east. To the west is a
bridleway/footpath link serving this new housing development. There is an
established landscaped strip separating the flank of the site from the residential
dwellings which face it.
3.
PROPOSAL
The submission is to satisfy condition 4 attached to the approved application
CC/HLW/50/00 which states:
“The development hereby permitted shall not be commenced until a scheme of
traffic management measures for the school access and Kiln Lane has been
agreed by the Highways Authority and subsequently implemented.”
Although the scheme was submitted prior to the implementation of this
development certain issues remain unresolved. This reserved matters application
is, therefore, retrospective in the spirit of the above condition.
The submitted scheme proposes new road markings and signage in Kiln Lane,
and the school access off Kiln Lane, but does not include any additional
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pedestrian entrances to the school site, other than that in Kiln Lane.
4.
POLICIES
There are no policies in the Adopted Essex and Southend Replacement Structure
Plan 2001 (SP), or the Adopted Harlow Local Plan (HP) relevant to this reserved
matters submission.
5.
CONSULTATIONS
HARLOW DISTRICT COUNCIL’S Highways Section initially expressed concern
about the school warning sign and yellow road markings.
Comment
The scheme was consequently amended by changing the position of the signage,
deleting school zig zags from one side of the access road, and replacing the
double yellow lines with single white lines.
HIGHWAYS AUTHORITY – Observations have been received and the following
issues are raised.
No objection to the proposed signage and road markings in Kiln Lane, for the
main school and pedestrian access.
However, the Highways Authority remains concerned that the submitted traffic
management scheme makes no reference to the Council’s “Safer Journeys to
School” initiative. This seeks to improve pupil safety and reduce traffic associated
with the ‘school run’. At present there is only one permitted pedestrian entrance
to the school, off Kiln Lane, which the Highways Authority consider is
unacceptable. In order to promote walking and cycling to the school, and reduce
congestion in Kiln Lane, the Highways Authority advocates that additional
pedestrian access gates be provided in the western and northern boundaries of
the school site. As the proposed does not include these gates, the Highway
Authority objects to the scheme.
Comment
This is fully discussed in the following Appraisal section.
6.
REPRESENTATIONS
Reserved matters application are not advertised.
received.)
7.
(No responses have been
APPRAISAL
This reserved matters application seeks to satisfy condition 4 attached to
approved application. The scheme was submitted before the school opened in
September 2001. However, as discussions have continued this application is
retrospective.
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The application can be split into two distinct parts, the physical works proposed by
the application, and incentives to encourage greater pedestrian use of footpaths
serving the school’s catchment area in the interests of pupil safety.
a.
PHYSICAL WORKS
In respect of the proposed physical works, which includes signage and road
markings the scheme, as amended, is considered wholly acceptable.
b.
PEDESTRIAN ACCESS
In respect of the position and number of pedestrian gates to serve the school, the
following points are considered pertinent.
The Highways Authority has confirmed that the physical works are acceptable but
cannot agree to the application in part as all issues relating to traffic management,
particularly the pedestrian access gates need to be resolved.
In response the agent acting for the applicant, the Director of Learning Services,
requests that this application be considered without the pedestrian gates. This is
because they are of the opinion that this goes beyond what can be agreed under
the planning condition and would need to be the subject of further detailed
consideration by other parties that are not directly related to the current
permission.
Therefore, the situation has arisen where the Highways Authority require
additional pedestrian gates to encourage sustainable methods of transport to this
school. The applicants are reluctant to provide these gates and Members have
previously agreed that no gates should be placed in the fence. This view has
been passed to concerned neighbours, who have a clear expectation that gates
would not be installed.
In advising Members to decide whether to approve this submission officers
considered that the following points are pertinent. The issue of pedestrian gates
around the school has already been considered and, due to neighbour objection,
has been dismissed. Improving existing pedestrian access to the school would
decrease congestion along the Kiln Lane frontage and could, if approved,
introduce more sustainable methods of transport in the school.
However, the school is, at the moment, only half its intended size, with extensions
to increase the occupancy to 420 pupils by September 2003. At this time data
available on current pedestrian flows around the site can be used to assess where
the best location for additional gates might be. This would also enable the
applicants, their agents, and the school to properly consider this issue, in light of
the Safer Journeys to School initiative, and liaise with affected local residents to
enable a mutually acceptable package to be put forward.
RECOMMENDED
That approval be given for this reserved matters application which excludes any
additional pedestrian accesses.
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BACKGROUND PAPERS
Consultation responses and correspondence.
Ref: P/DC/Mark Woodger/CC/HLW/50/00.
LOCAL MEMBER NOTIFICATION
HARLOW
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Harlow Common
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