HERTFORDSHIRE COUNTY COUNCIL · Infrastructure should be authorised to grant planning permission...

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HERTFORDSHIRE COUNTY COUNCIL DEVELOPMENT CONTROL COMMITTEE THURSDAY 24 SEPTEMBER 2020 AT 10:00AM NORTH HERTFORDSHIRE DISTRICT COUNCIL PROPOSED CONSTRUCTION OF A NEW SINGLE STOREY CLASSROOM BLOCK AND FRONT EXTENSION TO THE SCHOOL WITH ASSOCIATED WORKS INCLUDING CAR PARKING, BOUNDARY TREATMENTS AND LANDSCAPING AND THE CREATION OF A NEW PLAYING FIELD TO THE SOUTH OF THE SCHOOL AT CODICOTE (C OF E) PRIMARY SCHOOL, MEADOW WAY, CODICOTE, HERTFORDSHIRE, SG4 8YL. Report of the Director of Environment & Infrastructure Author: Mrs Sharon Threlfall- Principal Planning Officer

[Tel: 01992 555062] Local Member: Richard Thake- (Knebworth & Codicote)

1 Purpose of Report

1.1 To consider planning application reference number 1/2255-19 (PL/0111/19), for the construction of a new single storey classroom block and front extension to the school with associated works including car parking, boundary treatments and landscaping and the creation of a new playing field to the south of the school at Codicote C of E Primary School, Meadow Way, Codicote, Hertfordshire, SG4 8YL.

2 Summary

2.1 This application seeks planning permission for the construction of a new single storey classroom block and front extension to the school with associated works including car parking, boundary treatments and landscaping and the creation of a new playing field to the south of the school at Codicote C of E Primary School, Meadow Way, Codicote, Hertfordshire, SG4 8YL.

2.2 The application area lies within the village of Codicote in North Hertfordshire. The existing school is located within a 1.3 hectare site set in a residential area of north-west Codicote. The school is bounded by residential properties on three sides, and to the south is an agricultural field which is separated from the school by a public right of way; this field is designated as Green Belt within the Local Plan. It is proposed to incorporate the field into the school, to provide playing fields.

2.3 The school has been expanded in 2016 and again in 2018 to introduce mobile classrooms, to cope with ‘bulge year’ increases in demand for primary school places within the village of Codicote. The draft Local Plan has allocated an additional 315 households within Codicote, and

Agenda No.

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the current application to expand the school to accommodate two classes per year on a permanent basis is a response to the on-going increase in demand for primary school spaces from the existing village population and the forecast increase resultant from proposed housing.

2.4 The draft Local Plan has not yet been adopted; the hearings for the Examination in Public were scheduled for March 2020 but were cancelled in response to the Covid-19 pandemic. To date, the hearings have not been rescheduled. The draft Local Plan identifies four housing sites, and applications have been submitted, but not determined on three of the four sites.

2.5 The Proposed Site Plan is included at Appendix 1.

2.6 The main planning issues of the application can be summarised as:-

The Green Belt

Very Special Circumstances

Traffic impact and highway safety

Landscape and Visual Impact

Ecology and Biodiversity

Impact on residential amenity (noise, dust, lighting)

Surface water drainage and flood risk

Change of use, loss of agricultural land

2.7 The report concludes that the Director of Environment & Infrastructure should be authorised to grant planning permission subject to TWENTY-ONE conditions.

1. Time Limit for Commencement 2. Approved Plans and Documents

3. Hours of Operation (Construction)

4. Vehicle Management Proposal

5. Off-site parking and waiting restrictions

6. Advisory 20mph Speed Limits

7. Cycle and Scooter Parking

8. School Travel Plan

9. Construction Management Plan

10. Aboricultural Reports

11. Landscaping Plan

12. Public Footpaths

13. Surface Water Drainage (1)


15. Archaeological Written Scheme of Investigation (1)



18. Landscape and Ecology Management Plan

19. Playing Field Specification (1)


21. External Lighting

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3 Description of the site

3.1 Codicote (C of E) Primary School is located within a 1.3 hectare site set in a residential area in north western Codicote. It is accessed by a series of minor roads, from the B656, and is at the end of a cul-de-sac.

3.2 There is no provision for pupil drop off and pick up within the school; only staff cars are allowed in the parking area which is located adjacent to the existing school playing fields. There are no parking restrictions on Meadow Way, which leads directly to the school.

3.3 Pedestrian access is available at the front of the school, and from a public footpath which runs to the south of the school grounds and links into the local road network and the High Street.

3.4 Residential properties bound the school on three sides, and their gardens abut the school boundary. However, the boundary benefits from mature trees and planting which serve to break up the view of the mass of buildings within the site itself. There are fields immediately to the south of the public footpath.

3.5 The residential properties to the north and east of the school playing field are within the Conversation Area of the village of Codicote, although this designation excludes the school grounds.

3.6 Within the current Local Plan, the land proposed for the extended school playing fields falls within the Green Belt. The emerging Local Plan seeks to redefine the Green Belt boundary, and the land would then form part of the developed area of the village.

3.7 The school is within Flood Zone 1 (low risk of flooding) and Groundwater Source Protection Zone 2.

4 Description of the proposed development

4.1 Planning application reference 1/2255-19 seeks permission for the construction of a new single storey classroom block and front extension to the school with associated works including car parking, boundary treatments and landscaping and the creation of a new playing field to the south of the school at Codicote C of E Primary School, Meadow Way, Codicote, Hertfordshire, SG4 8YL.

4.2 The application proposes to increase the school grounds, to take in an existing agricultural field to the south, which would be converted by a process of cut and fill to provide either two mini soccer pitches or one larger scale pitch at any one time during the winter season. In the summer, the field could be marked out for a running track and a rounders pitch. Taking in this field would increase the school site to a total size of 1.84 hectares.

4.3 It is not anticipated that the provision of the additional formal playing pitches will necessitate the removal of any existing trees and root

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protection measures have been proposed.

4.4 It is proposed to retain the existing public right of way between the existing school site and the proposed playing field. The formal playing fields would be enclosed by a 2.1 metre high mesh weld fencing, to match the existing southern boundary of the original school grounds, and accessed by a high level gate to retain public access to the existing right of way.

4.5 The expansion of the school from 1FE to 2FE would be facilitated by a new teaching block to the north of the existing main school buildings on an informal playing area. The new teaching block would provide eight classrooms; there are seven years of primary education and the school has requested an additional classroom to provide flexibility in the delivery of teaching, rather than provide a group room between each two classrooms. The block also includes office space for the deputy head, who would be primarily based in the new block. The block is proposed to have a total gross floor area of 877 square metres and would be single storey with a raised central atrium over the circulation space to maximise the natural sunlight and facilitate passive heating.

4.6 The new teaching block would be linked to the existing main school building by a cover walkway and would necessitate the relocation of existing small-scale sheds and an outdoor classroom.

4.7 The existing playing field would be reconfigured to provide a formal hardstanding play area suitable for netball, and the rest of the field can be used for informal play while retaining space for pitch markings.

4.8 The proposed development would also require an increase in staff parking provision. It is proposed to increase the number of spaces from 23 to 37 including two accessible parking bays, by removing the existing portacabin and some landscaping (identified as a dense ‘cherry laurel clump’ of limited ecological value) adjacent to the existing car park and reconfiguring the space. There is no provision for a parent drop off and collection area, and but the proposal includes scooter and cycle storage.

4.9 The demolition plan submitted with the application identifies the removal of the cherry laurel clump adjacent to the existing car park, a low quality shrub adjacent to the sheds, a tree at the northern end of the site to be felled, and the low quality hedge to the north east. Two replacement trees on proposed on the northern boundary of the school grounds.

4.10 In response to highway safety concerns raised during the initial public consultation, additional highway measures were submitted in June 2020. It is proposed to reduce the existing speed limit from 30mph to 20mph along Hill Road and Meadow Way approaching the main school entrance, and also along St Albans Road to the south and east of the school grounds. In addition, the applicant has suggested H-bars across existing residential driveways and “No waiting” road markings.

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4.11 The proposed development also includes the internal reconfiguration of the existing main school building. In support of this, there would be a minor external alternation, to allow for the head teacher’s office to be extended to run parallel with the existing office to the front of the school, overlooking the small roundabout. Ramped access is also proposed to the eastern elevation of the existing main school building.

5 Consultations

5.1 A total of 429 properties were consulted in respect of the application. A press notice was placed in the Comet Series, and site notices were erected on 2 October 2019.

5.2 A further consultation took place in June/July 2020 following the receipt of additional supporting documents; this was sent to the neighbouring properties and to all the email and online respondents.

5.3 The updated and additional supporting documents were:-

Revised and strengthened Travel Plan with updated Appendix A and new Appendix B;

Addendum A and x3 associated mitigation drawings (potential speed limit and waiting restrictions);

A supporting statement from Children’s Services;

A supporting statement from the Property Planning Team;

Green Belt Supporting Statement

5.4 North Hertfordshire District Council has no objection to the application.

Their full response is as follows:- “On behalf of North Hertfordshire District Council, I can confirm that there is no objection to the proposed erection of a single storey classroom block, front extension and associated works including the creation of a new playing field. “The proposal would relate to Policy CD5 of The Councils Emerging Local Plan and the requirement for the school to extend to allow for additional pupils arising from allocated sites within Codicote. “It is noted that an objection has been received [to the district council] to the proposed expansion of the school with concerns raised over noise generated from the school, parking and traffic movement along Hill Road and Meadow Way and the public footpath that separates the playing field from the school.”

A further response was received to the re-consultation which advised:

“… there is no objection to the proposed expansion of the school, as this would provide much needed infrastructure and school places to address an existing shortfall and to allow for additional pupils arising from the allocated sites in Codicote.”

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5.5 District Councillor Moody raised concerns that he was not notified of the proposal in advance by the County Council, that the expansion will increase existing parking issues, queried the accuracy and validity of the Transport Assessment and that the housing applications and draft local plan were not approved. No further response was received to the reconsultation.

5.6 Codicote Parish Council objects on the basis that the land is not in the ownership of the county council, that the draft local plan is not approved, that school place forecasts are too low and that there will be traffic congestion from the increase in vehicles. No further response was received to the reconsultation.

5.7 Affinity Water advises that as the proposed site is located within an Environment Agency defined Groundwater Source Protection Zone, corresponding to Fulling Mill Pumping Station, and is a public water supply. Affinity Water refers to the CIRIA Publication C532. No further response was received to the reconsultation.

5.8 Herts Ecology has no objection to the proposed development, subject to a condition requiring a LEMP (Landscape & Ecology Management Plan) to ensure a net biodiversity gain is achieved. No further response was received to the reconsultation.

5.9 The Highways Authority did not provide a formal response to the initial application but advised that there was insufficient information and that there were concerns in respect of the proposed development. Following the submission of the additional information in June 2020, the consultation response was updated to that of no objection subject to the imposition of six conditions. The full consultation response is included at Appendixex 2.

5.10 The Historic Environment team requests the imposition of three conditions to protect the potential heritage assets identified in the desk-based assessment. No further response was received to the reconsultation.

5.11 The Landscape Officer supports the findings and recommendations of the submitted arboricultural reports. Amendments and clarifications are sought in respect of the proposed landscaping, the fencing around the southern playing field, and the treatment of this field’s western boundary with the public right of way. No further response was received to the reconsultation.

5.12 The Lead Local Flood Authority initially objected on the basis of insufficient information, this was later withdrawn, subject to the imposition of conditions. No further response was received to the reconsultation.

5.13 Rights of Way would not want to see Footpath 14 (within the housing application site) enclosed to less than 3 metres and Footpath 15 to the

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north side of the field should not be narrowed by the proposed fencing.

5.14 Sport England initially made a holding objection on the basis of insufficient information. This holding objection was subsequently removed, and there was no objection subject to the imposition of two conditions, relating to a playing field construction specification and playing field phasing. No further response was received to the reconsultation.

5.15 No other consultation responses were received.

Public consultation

5.16 A total of 429 properties were consulted, within 250 metres of the application site. There were 18 responses, which objected or raised concerns in respect of the proposed development.

5.17 The main issues of concern can be summarised as follows:-

Local Plan Issues

The application is premature, as the emerging Local Plan has not yet been adopted

The housing on which the need for an expanded school is predicated has not been approved or built

Green Belt

Proposed development is inappropriate development in the Green Belt

Local residents have had access across the field for many years

Traffic Impact and Highway Safety

The submitted Transport Assessment is inaccurate

The submitted Transport Assessment does not consider the cumulative impact of proposed development, including housing

Residents do not have anywhere to park due to large number of children who are driven to school

There should be drop off/pick up provision within the school for parents and pupils

Local roads are too narrow to cope with existing traffic; emergency vehicle access, damage to parked cars, risk of accident

Increase in traffic and issues arising, including congestion and air pollution

Impact of construction traffic

Impact on the school

Safeguarding risk for pupils to access the playing field separated by the public footpath

Access to outdoor space would be restricted

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The expanded school would have less space per pupils in terms of both teaching space and outdoor play areas

Disruption to the learning of existing pupils during the construction phase

Impact on the residential amenity

Residents will be unable to access and egress their properties during drop off and collection

Air pollution from increase in vehicles, particularly from coaches idling while waiting to collect children

Disturbance and disruption due to out of hours events

5.18 The following comments were made, which are not material planning considerations in respect of the application

Object to the housing development proposed adjacent to the extended playing field

The school should be relocated to a larger, edge of village, site

The school has an ‘outstanding’ OFSTED status

The forecast of school spaces is inaccurate

5.19 During the reconsultation of June/July 2020, 9 representations were received; these largely reconfirmed original objections to the scheme and that the additional information did not satisfy or address those objections.

5.20 A concern was raised with regards to the lack of drainage on the proposed playing field, and the protection of a large oak tree. Both concerns were addressed; with the response from the Lead Local Flood Authority, and the proposed root protection measures.

5.21 It was noted that the red line plan could be interpreted as closing the existing public footpath between the school and the proposed playing field; this is not the case, and a revised red line plan was submitted to reflect this.

5.22 The main objections stated at the second round of consultation can be summarised as follows:-

The submitted school place projections do not address the 5 year growth targets;

Park & Stride and “Avoid Parking” zones are soft measures which are unworkable;

The School Travel Plan will not cause significant behavioural changes;

There is no assessment of the impact of displaced parking or “next closest” parking;

There are no improvements to the wider highway network to support park and stride; e.g. wider footpaths, traffic calming measures;

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There is uncertainty over the deliverability of the 20mph zone and No Waiting Areas, as these elements do not currently have funding;

There has been no cumulative traffic assessment of all the proposed development in Codicote, which is identified as a growth village.

6 PLANNING CONSIDERATIONS

National Planning Policy Framework 2019 (NPPF)

6.1 The revised NPPF was released in February 2019. Enshrined within the NPPF is the presumption in favour of sustainable development. The NPPF stresses that the Development Plan remains the starting point for decision-making and that decisions should be made in accordance with an up to date Local Plan unless material considerations indicate otherwise.

Development Plan

6.2 The Development Plan is the North Hertfordshire District Local Plan adopted in 1996, and the saved policies within it.

6.3 The relevant Local Plan policies are:-

Policy 2 Green Belt Policy 5 Excluded Villages Policy 14 Nature Conservation Policy 39 Leisure Uses Policy 55 Car Parking Standards

6.4 North Hertfordshire District Council has drafted a new District Plan that sets targets for new homes, employment and retail development, and identifies areas of land where these developments should be built. This document was subject to an Examination in Public in 2018.

6.5 Following this, the Inspector has raised a list of draft Main Modifications and questions; the most recent letter dated 9 August 20191 refers directly to the proposed development site. The Inspector seeks to “ensure that the most appropriate strategy is taken to the provision of school places in Codicote, and to have adequate confidence in the delivery of housing proposed.” While the plan process is now on hold, the district council’s response to the Inspector is reliant on the delivery of an expansion to Codicote Primary School2.

6.6 Significant weight can be given to the draft policies within the replacement Local Plan, which seeks to remove the current Green Belt

1 https://www.north-herts.gov.uk/files/ed168-inspector-letter-council-9-august-2019pdf 2 https://www.north-herts.gov.uk/files/nhdc-further-proposed-modifications-response-

inspector-letterspdf

https://www.north-herts.gov.uk/files/ed168-inspector-letter-council-9-august-2019pdf

https://www.north-herts.gov.uk/files/nhdc-further-proposed-modifications-response-inspector-letterspdf

https://www.north-herts.gov.uk/files/nhdc-further-proposed-modifications-response-inspector-letterspdf

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designation of the application site.

6.7 Local Plan 2011 – 2031 (Proposed Submission)

Policy SP1 Sustainable development in North Hertfordshire Policy SP2 Settlement hierarchy Policy SP6 Sustainable transport Policy SP9 Design and sustainability Policy SP10 Healthy communities Policy T1 Assessment of transport matters Policy D1 Sustainable design Policy HC1 Community facilities Policy NE1 Landscape Policy NE5 New and improved public open space and biodiversity Policy NE8 Sustainable drainage systems

6.8 The draft Local Plan also includes a housing allocation for the village of Codicote, and the need for the proposed development is driven by the existing over-subscription of primary school places within the village and the projected increase in household numbers and resultant demand for primary school places. The allocation of 315 households is proposed across four sites; an outline application and two detailed applications have been made on three of the four sites, but none of the applications have been determined at the time of writing.

Principal Planning Issues

6.9 The following are the principal planning issues to be taken in account in determining this application:-

The Green Belt


Traffic impact and highway safety



Impact on residential amenity (noise, dust, lighting)

Surface water drainage and flood risk

Change of use, loss of agricultural land

Green Belt

6.10 The extended area of the site, which is currently used as a livestock field, is located within the Metropolitan Green Belt, and is characterised by its openness and permanence. The National Planning Policy Framework (NPPF) sets out at paragraph 133 that the fundamental aim of Green Belt policy is “to prevent urban sprawl by keeping land permanently open”.

6.11 Further guidance is given at paragraph 146 which sets out forms of development which are not inappropriate in the Green Belt, “provided that they preserve its openness and do not conflict with the purposes of including land within it. These are:

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a) Mineral extraction; b) Engineering operations; c) Local transport infrastructure which can demonstrate a requirement

for a Green Belt location; d) The re-use of buildings provided that the buildings are of permanent

and substantial construction; e) Material changes of use of the land (such as changes of use for

outdoor sport or recreation, or for cemeteries and burial grounds); and

f) Development brought forward under a Community Right to Buy Order or Neighbourhood Development Order.

6.12 Therefore, the application, in terms of the expanded site, is considered on the basis of a material change of use for outdoor sport and recreation. This is not inappropriate development in the Green Belt, provided that it can be demonstrated that the openness of the Green Belt is preserved and that the proposed development does not conflict with the purpose of including the land within it. This relates to the development in association with the proposed playing field, and does not include the built development within the existing school grounds.

6.13 The proposed development, in terms of the expanded site, does not include any buildings. It is proposed to level the field using a cut and fill method, to negate the need to import material.

6.14 The proposed playing field is to be enclosed with a 2.1 metre high level mesh-weld fence. Mesh-weld fencing is used on the existing southern boundary of the school with the public Right of Way. The fencing will allow for views of the playing field, and the colour of the fencing can be regulated by condition to ensure it is matched to the existing. However, the addition of fencing will introduce a sense of enclosure and formality that does not currently exist within this Green Belt location.

6.15 Notwithstanding the draft Local Plan, which seeks to remove the area of the extended playing field from the Green Belt, and the application for housing on the field to the west which has not yet been determined, it is considered that the material change of use of the land from an agricultural field to a playing field would have a minor impact on the openness of the Green Belt. Therefore, the proposal is considered to be inappropriate development in the Green Belt.

6.16 It is therefore necessary to demonstrate very special circumstances to justify the grant of planning permission, to clearly outweigh the harm to the openness of the Green Belt and any other harm, in compliance with Policy 2 of the Local Plan.

6.17 Should planning permission be granted it is noted that the change of use from part of the expanded school site from an agricultural field to a playing field is deemed to have a minor impact on the openness of the Green Belt. On that basis, this impact is considered not to be so significant as to require referral to the Secretary of State for

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inappropriate development in the Green Belt.


6.18 The application seeks to facilitate the expansion of Codicote Primary School from a 1FE to a 2FE school on a permanent basis. This expansion is proposed to accommodate a forecast increase in demand for primary school places that would result from the delivery of the housing allocation in the draft Local Plan, in addition to an on-going increase in demand from the existing households within the village of Codicote.

6.19 The original supporting Planning Statement had anticipated the occupation of residential properties on the land to the west of the proposed playing field to commence from mid-2020, and therefore initially sought to expand the school to a 2FE from September 2020. However, while applications have been submitted to the district council in respect of three of the proposed housing sites, but at the time of writing none of the applications have been determined.

6.20 The housing development within the village of Codicote has been delayed by the district council’s response to the Covid-19 pandemic which has reduced Officer capacity, and has also meant the delay of the Examination in Public of the draft Local Plan. It had been anticipated that the next stage of hearings would take place in March 2020, however these were cancelled and a revised timetable has not yet been issued.

6.21 Notwithstanding the delays to the examination of the emerging Local Plan, some weight can be given to the draft policies within it, and that it is proposed to remove the new playing field area from the Green Belt.

6.22 The applicant provided supporting information from the School Planning Team, who have advised that even without the additional housing, there is a demand for primary school places over and above the current school capacity. The school already has two ‘bulge’ years, and there is insufficient space for additional temporary classrooms, without encroaching on the existing playing fields. This unmet demand was estimated at 0.3FE in November 2019.

6.23 Further supporting information on the demand for primary school places was submitted in June 2020, and in attached at Appendix 3. It highlights that in 2019, 11 pupils from the village of Codicote were allocated places outside of the village and restated the unmet demand from existing housing to equate to 0.3FE.

6.24 On that basis, it is determined that the statutory obligation to provide primary school places, and the great weight given to the need to expand and alter schools (paragraph 94 of the NPPF) clearly outweighs the harm to the openness of the Green Belt and any other harm.

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Traffic Impact and Highway Safety

6.25 The main issue consistently raised by residents was that of the traffic impact and highway safety related to the existing school, and that these issues and concerns would be further exacerbated by the expansion of the school. In addition, residents have raised concerns at the cumulative impact of development proposed in the current housing applications and the identification of Codicote as a growth village in the emerging Local Plan.

6.26 Pupils are able to access the school from two locations; the first access is via the residential estate of Meadow Way, a minor road which ends in a cul-de-sac at the main entrance to the school. Pupils can also access the school from the public footpath to the south of the current school grounds, with access to St Albans Road.

6.27 The Highway Authority has no objection to the proposed development and from the resultant increase in overall pupil numbers at the current school, subject to the imposition of conditions.

6.28 It is determined that the introduction of no waiting restrictions and of an advisory 20mph zone will provide a safer highway environment to support and encourage the use of park & stride initiatives to be promoted through the School Travel Plan. The response from the Highway Authority does acknowledge that there is already considerable congestion and limited parking capacity at school drop off and pick up times, particularly in Meadow Way.

6.29 The latest figures show that 61% of pupils travel to school by sustainable methods, and that 79% of current pupils live within 1 kilometre of the school. The expansion of the school is required to meet a demand within the village of Codicote, both now and in the medium term as housing allocations are delivered. It is therefore reasonable to consider that the existing transport patterns will be replicated by the expanded school.

6.30 The school is best placed to promote initiatives to promote sustainable modes of transport for its pupils, through an enhanced School Travel Plan, in line with the County Council’s adopted strategy in Local Transport Plan 4.

6.31 The response from the Highway Authority also shows that the cumulative impact of traffic including the local four development sites had been assessed. The results of such assessments show that the cumulative impact of these sites does not cause key local junctions to exceed their operational capacity or are likely to result in a severe impact on the local highway network.

6.32 The predicted net increase in pupils could however generate additional 28 vehicles in the AM and PM peak periods respectively. The Highway Authority considers that with the promotion of more sustainable modes

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of travel to school together with the implications of introducing proposed mitigations (parking and waiting restrictions), the residual increase in vehicle trips are unlikely to be severe. Such an approach is in line with the Highway Authority’s LTP4 Policies 1, 3, 5, 7, 8, 9 and 10, which promotes non-car modes of travel and supports school travel plans respectively. The emerging Local Plan Policies SP6 and T1 support the overarching polices of the adopted Local Transport Plan 4.

6.33 In considering the highway impacts of any development, the NPPF is clear, and states at paragraph 109 that:

“Development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.”

6.34 Therefore, the proposed development cannot be refused on highway grounds, as the highway impact is not predicted to be severe.


6.35 The Landscape Officer supports the findings of the submitted aboricultural reports, and that the reports’ recommendations should be implemented in full. This can be secured through the imposition of a suitable condition.

6.36 In submitting the plans, the applicant has split the application site into three zones. Broadly speaking, these are Zone 1 (existing playing field), Zone 2 (existing school buildings) and Zone 3 (proposed formal playing pitches).

6.37 The proposed development requires the removal of one tree (cherry laurel clump) to facilitate the extension of the car park; the plans show two proposed trees at the north of the site on Proposed Site Plan, although this has not been carried through on the submitted Proposed Landscape Plan. Updated plans should be submitted for approval, which include the location of the replacement trees and the area for the deposit of the soils from the land bank ‘bund’.

6.38 It is also proposed to remove two rowan trees which have died; there is no provision in the landscaping scheme to replace these trees. A condition can be applied to secure the replacement of these specimens, on a two for one basis.

6.39 There is limited landscape value of existing amenity grassland and low level ornamental shrub planting which would be displaced through the expansion of car park.

6.40 The proposed teaching block, to the north of the existing main school building is of a scale consistent with those existing buildings. The proposed building incorporates a raised central atrium, with a seeded green roof. The atrium will maximise natural lighting to the teaching block, and assist passive heating. The raised atrium is to be clad with

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“chameleon” blue, green and purple panels, and this colouring is to be carried through to the ground floor panels and door frames. The brickwork can be matched to the existing main school building to deliver a coherent design across the whole school site.

6.41 It is therefore compliant with the overarching good design principles of the National Planning Policy Framework, Policy 5 of the North Herts District Local Plan and draft Policies NE1 and SP9 of the replacement Local Plan.

6.42 The main areas of concern, in respect of landscaping and visual impact relate to Zone 3, where it is proposed to change the use of the existing livestock field to provide formal playing pitches.

6.43 The applicant had originally proposed to enclose the extended playing field with palisade fencing, but in response to concerns in respect of visual intrusion at a sensitive urban edge location, has agreed to use a mesh-weld fencing as currently used on the existing school boundary with the public footpath. This will maintain a sense of openness at the urban fringe.

6.44 Concern has been expressed at the potential for a tunnelling effect along the footpath between the existing school grounds and the proposed playing field. While it is recommended that the fencing should be kept low, and ideally should not exceed 1.2 metres, this has to be balanced against the need to safeguard the pupils. It is considered that the use of mesh-weld fencing will provide an appropriate balance between the overriding need to safeguard pupils, while maintaining as open as environment as possible along the footpath.

6.45 It is also recommended that the existing hedgerow, on the western boundary of the proposed playing field, is retained and planted with additional trees to provide landscape enhancement and visual mitigation, as well as provide a landscape buffer to any future development on the fields to the west. This will help to deliver the ‘green corridors’ envisaged in draft Local Plan Housing Allocation site CD5, which seeks to connect the existing village to the wider countryside.

6.46 Therefore, with the additional landscaping mitigation as recommended by the Landscape Officer which can be secured through condition, it is deemed that the proposed development is acceptable in visual impact and landscaping terms.


6.47 It is acknowledged that the application site is of low ecological value, with limited potential for protected species. Notwithstanding, the proposed development is required to demonstrate a net biodiversity gain, and to mitigate the loss of local ecological function associated with the grazing animals on the southern field. In order to ensure this is achieved, a condition can be applied to any subsequent planning

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permission requiring the submission, approval and implementation of a Landscape and Ecology Management Plan, thereby satisfying the overarching principles of the NPPF, Local Plan Policy 14 and draft Local Plan Policy NE5.

Impact on Residential Amenity (noise, dust and lighting)

6.48 The application seeks to expand an existing school, and therefore it is reasonable to expect some level of noise from children during the operational phase of the proposed development. While there is the potential for impact from lighting on neighbouring properties which abut the school boundary, this can be regulated by condition to control the splay, direction and timing of any external lighting.

6.49 The primary impact on residential amenity in respect of the operational phase of the school is in respect of car parking, at the drop off and pick up times which is addressed above.

6.50 The impact on residential amenity from the construction phase can be regulated through the imposition of a Construction Management Plan, to manage issues including, but not limited to, the deposit of debris on the road from construction traffic, the hours of construction, contractor parking, construction compound, etc.

Surface Water Drainage and Flood Risk

6.51 The Lead Local Flood Authority initially objected to the proposed development on the basis that there was insufficient information to assess the protect risk of flooding, both on site and off site, associated with the proposal. This objection was removed, subject to conditions to secure appropriate sustainable urban drainage systems to mitigate against the risk of flooding, compliant with the NPPF and draft Local Plan Policy NE8.

Change of Use, Loss of Agricultural Land

6.52 Paragraph 146 of the NPPF advises that the material change of use in the Green Belt (including material changes of use for outdoor sports or recreation) may not necessarily be inappropriate in the Green Belt, provided that it preserves openness and does not conflict with the purposes of including land within the Green Belt. It has already been acknowledged that the means of enclosure required to safeguard pupils will bring a sense of development and enclosure to an open area that does not currently exist. The very special circumstances in terms of the need for additional primary school places has been discussed earlier in this report.

6.53 The existing agricultural land is used as rough grazing, and therefore has a limited agricultural value. Biodiversity gains can be delivered through the landscaping enhancements on the boundary of the proposed sports ground.

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7 Conclusion

7.1 The proposed development seeks to expand an existing primary school in a central location in the village of Codicote, from a 1FE school to a 2FE school. In order to compensate for the loss of playing fields within the original school grounds, it is proposed to change the use of an existing agricultural field within the Green Belt to playing field.

7.2 The need for an enlarged primary school within the village is driven by the demand for school spaces from the existing population of Codicote, and the growth that is anticipated during the plan period on the basis of forecast housing growth.

7.3 There are currently two “bulge” years at Codicote Primary School, and there is insufficient space within the existing school to find further temporary solutions to address the shortfall in spaces which is forecast at 0.3FE.

7.4 At present, the emerging Local Plan is on hold, and therefore any application must be judged against the extant planning policies which have been saved from the Local Plan. It is therefore acknowledged that the proposed development is within the Green Belt; however, the use of land for recreation is not necessarily inappropriate development as set out in the NPPF, although the boundary fencing that is required to safeguard the pupils will bring a sense of formality and enclosure that does not currently exist.

7.5 It is therefore necessary to demonstrate that very special circumstances exist to clearly outweigh the harm to the Green Belt, and any other harm.

7.6 The County Council has a statutory obligation to provide primary school places for all children in the county, and this obligation, in hand with the great weight that the NPPF places on the need to create, alter and expand schools, clearly outweighs the limited harm to the openness of the Green Belt that the fencing will create.

7.7 Residents have expressed concern that there will be unacceptable impact on their amenity from the increase in private vehicle trip generation which will result from doubling the size of the school. While it is acknowledged that there is congestion during school drop off and collection, this is for a limited period of time during the school day. Furthermore, the school expansion is required to serve those children within the village, and the majority live, or will live, within 1 kilometres of the school for which the expectation of sustainable transports modes would be reasonable. The proposal includes enhanced soft measures to support sustainable travel, in line with the County Council’s adopted policies, and it has been modelled that the trip generation would not result in a severe traffic impact.

7.8 While residents have requested that the school be relocated to an edge of town location, the County Council can only consider the proposal that

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has been submitted. No alternative sites have been identified by the applicant.

7.9 On balance, great weight is given to the need fulfil the statutory obligation to provide primary school spaces, and to alter and expand schools. The benefits of the proposal clearly outweigh the harm to the openness to the Green Belt and any other harm including the impact on residential amenity and the highways, when considered with the proposed mitigations measures which can be secured by condition.

8 Recommendation

8.1 It is therefore recommended that the Director of Environment & Infrastructure should be authorised to grant planning permission subject to TWENTY-ONE conditions.

1. Time Limit for Commencement 2. Approved Plans and Documents

3. Hours of Operation (Construction)

4. Vehicle Management Plan

5. Off-site parking and waiting restrictions

6. Advisory 20mph Speed Limits

7. Cycle and Scooter Parking

8. School Travel Plan

9. Construction Management Plan

10. Aboricultural Reports

11. Landscaping Plan

12. Public Footpaths






18. Landscape and Ecology Management Plan



21. External Lighting

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Background information used by the author in compiling this report Planning application reference PL/0111/19 including supporting documents, and revisions to these documents Consultee responses Relevant policy documents: National Planning Policy Framework 20193 North Hertfordshire District Local Plan No2 with Alterations April 1996 4 Emerging North Hertfordshire District Council Local Plan 2011 – 20315 Appendices 1. Proposed Site Plan 2. Full Consultation response from the Highway Authority 3. Supporting Statement from School Planning (submitted June 2020) 3 https://www.gov.uk/government/publications/national-planning-policy-framework--2 4 https://www.north-herts.gov.uk/planning/planning-policy/local-plan-current-policy/district-

local-plan-no2-alterations/district 5 https://www.north-herts.gov.uk/home/planning/planning-policy/local-plan

https://www.gov.uk/government/publications/national-planning-policy-framework--2

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DRAFT CONDITIONS

Time Limit for Commencement 1. The development hereby permitted shall commence within three

years of the date of this permission. Reason: To comply with the terms of the Town and Country Planning Act 1990.

Approved Plans and Documents

2. The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise modified by the discharge of conditions detailed in this planning permission:

Existing Site Plan – CODCOT-IW-XX-XX-DR-A-2002 Rev P1 dated 14/07/2020

Demolition Site Plan – Zone 1 – CODCOT-IW-01-XX-DR-A-2015



Demolition Existing School – CODCOT-IW-XX-XX-DR-A-2018

Proposed Site Plan – CODCOT-IW-XX-XX-DR-A-2020

Proposed Capacity Plan – CODCOT-IW-XX-XX-DR-A-2021 Rev P1 dated 14/07/2020

Proposed Landscape Plan – CODCOT-IW-XX-XX-DR-A-2022

Proposed Site Plan – Zone 1 – CODCOT-IW-XX-XX-DR-A-2023



Proposed Site Plan – Zone 3 (Summer Layout) – CODCOT-IW-XX-XX-DR-A-2025a

Proposed Site Parking – CODCOT-IW-XX-XX-DR-A-2026

Proposed Main School Floor Plan – CODCOT-IW-XX-XX-DR-A-2030

Proposed Main School Roof Plan – CODCOT-IW-XX-XX-DR-A-2031

Proposed Heads Office Elevations – CODCOT-IW-XX-XX-DR-A-2032

Proposed GA Level 00 – CODCOT-IW-01-XX-DR-A-2040

Proposed Roof Plan – CODCOT-IW-XX-XX-DR-A-2042

Proposed Site Elevations North – East CODCOT-IW-XX-XX-DR-A-2050

Proposed Site Elevations South – West CODCOT-IW-XX-XX-DR-A-2051

Proposed Elevations North – East – CODCOT-IW-XX-XX-DR-A-2052

Proposed Elevations South – West – CODCOT-IW-XX-XX-DR-A-2053

Proposed Site Sections – CODCOT-IW-XX-XX-DR-A-2060

Proposed Sections 01 – 02 – CODCOT-IW-XX-XX-DR-A-2061

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Proposed Drainage CODCOT-IW-XX-XX-DR-A-6000 Rev P4 dated 11.10.19

External Levels/Hardstanding CODCOT-IW-XX-XX-DR-A-6001 Rev P4 dated 14.10.19

Proposed Drainage – Sports Pitch CODCOT-IW-XX-XX-DR-A-6002 Rev P2 dated 14.10.19

Topographical Survey TS19-84\1 Sheet 1 of 4 dated March 2019




Underground Survey TS19-84\5 Sheet 1 of 4 dated March 2019




Arboricultural Survey ref: 5177/19-01 dated 29/04/19

Aboricultural Impact Assessment ref: 5177/19-02 dated 29/04/19

Aboricultural Method Statement ref: 5177/19-03 dated 29/04/19

School Travel Plan ref: ST2845/TP-1908 Revision 1 dated August 2019

Potential 20mph Speed Limit ST-2845-05 dated 30.04.20

Potential Waiting Restriction Sheet 1 of 2 ST-2845-06 dated 30.04.20

Potential Waiting Restriction Sheet 2 of 2 ST-2845-07 dated 30.04.20

Reason: For the avoidance of doubt.

Hours of Operation (Construction)

3. The construction works relating to this permission shall not be carried out on any Sunday or Bank Holiday nor before 07.30 hours or after 18.00 hours on any days nor on any Saturday before 08.00 hours or after 13.00 hours.

Reason: In the interest of residential amenity. Vehicle Management Plan - Highways

4. Prior to first occupation of the new school building a Parking, Delivery, Servicing & Emergency Vehicle Management Plan shall be submitted to and approved in writing by the County Planning Authority, in consultation with the Highway Authority, to illustrate how vehicle parking, servicing, deliveries, and emergency vehicle access associated with the development will be operated and managed. The Plan must be implemented and adhered to in full following occupation of the building.

Reason: To ensure all vehicles accessing and using the site do so safely and conveniently, causing no conflict with other vehicles or site users in accordance with Policy 5 of Hertfordshire’s Local Transport Plan (adopted 2018).

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Off-site parking and waiting restrictions - Highways 5. Detailed plans shall be submitted to and approved in writing by the

County Planning Authority, in consultation with the Highway Authority, for the off-site parking and waiting restrictions shown in-principle in Drawings Nos. ST-2845-06 & ST-28450-07 shall be approved in writing by the County Planning Authority, in consultation with the Highway Authority. The measures identified in the drawings and approved in writing shall be implemented prior to occupation and complied with throughout the life of the development. Reason: To keep clear of stationary vehicles in the interest of highway and pedestrian safety in accordance with Policies 5 and 7 of Hertfordshire’s Local Transport Plan (adopted 2018). Advisory 20mph Speed Limits - Highways

6. Detailed plans shall be submitted to and approved in writing by the County Planning Authority, in consultation with the Highway Authority, to introduce Advisory 20mph speed limits outside the school along Meadow Way, Hill Road and St. Albans Way, as shown on in-principle Drawing No. ST-2845-05. The approved details must be implemented prior to the first occupation of the new school building and maintained for the life of the development.

Reason: In the interests of highway and pedestrian safety in accordance with Policies 5 and 7 of Hertfordshire’s Local Transport Plan (adopted 2018). Cycle and Scooter Parking - Highways

7. Prior to the first occupation of the new school building, a scheme for the parking of cycles and scooters shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.

Reason: To ensure the provision of adequate cycle parking that meets the needs of the school and in the interests of encouraging the use of sustainable modes of transport. in accordance with Policies 1, 5 and 8 of Hertfordshire’s Local Transport Plan (adopted 2018)

School Travel Plan – Highways 8. Not less than three months prior to the first occupation of the

extended school development, the School shall submit details of the Modeshift STARS Accreditation Framework for approval by the County Planning Authority. The approved framework shall be implemented in full, as approved, for the lifetime of the development.

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Reason: To ensure that sustainable travel options associated with the development are promoted and maximised to be in accordance with Policies 3, 5, 7, 8, 9 and 10 of Hertfordshire’s Local Transport Plan (adopted 2018).

Construction Management Plan – Highways 9. Construction of the development hereby approved shall not

commence until a Construction Management Plan has been submitted to and approved in writing by the County Planning Authority in consultation with the Highway Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Traffic Management Plan shall include details of:

a. Construction vehicle numbers, type; b. Construction and storage compounds (including areas

designated for car parking); c. Construction access arrangements; d. Siting and details of wheel washing facilities; e. Cleaning of site entrances, site tracks and the adjacent public

highway, and f. Timing of construction activities to avoid school pick up/drop

off times.

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policies 5, 12, 17 and 22 of Hertfordshire’s Local Transport Plan (adopted 2018).

Aboricultural Reports – Landscape Officer 10. The development shall be carried out in accordance with the

submitted documents:- Arboricultural Survey (AS) 26 April 2019 (PJC ref: 5177/19-01 Rev-) Arboricultural Impact Assessment (AIA) 29 April 2019 (PJC ref: 5177/19-02 Rev-) Arboricultural Method Statement (AMS) 29 April 2019 (PJC ref: 5177/19-03 Rev-) and industry standard BS5837:2012 ‘Trees in relation to design, demolition and construction – recommendations.’ Any tree removed on site following the date of this permission shall be replaced within the site on a 2 for 1 basis (i.e. two trees planted for every one removed), in locations to be agreed in writing by the County Planning Authority. This includes the four replacement trees required to offset the removal of two existing trees to facilitate the development. All planting required by this condition shall be carried out at the earliest opportunity and within the first planting season following

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the first occupation of the development hereby permitted. Any planting which dies or fails to grow on satisfactorily within the first five years after planting shall be replaced with a suitable replacement to be agreed first with the County Planning Authority Reason: To ensure all landscaping is appropriate, in the interests of amenity, ecology and to properly mitigate the loss of any established landscape features.

Landscaping Plan – Landscape Officer 11. Prior to the commencement of development, a detailed

landscaping plan shall be submitted to and approved in writing by the County Planning Authority, in consultation with the Landscape Officer.

The landscaping plan shall include, but not be limited to:-

Details of the maintenance and enhancement of hawthorn hedgerow H16

Details of replacement trees, in terms of species and location, including for the two Rowan trees which have died

Clarification as to where soil from the land bank bund will be deposited

The treatment and management of the western boundary of the new school playing field

Details of the height, colour and material to be used in the boundary fencing

The approved landscaping plan shall be implemented in full and maintained for the life of the development. Reason: To ensure all landscaping is appropriate, in the interests of amenity, ecology and to properly mitigate the loss of any established landscape features.

Public Footpaths – Rights of Way 12. Prior to the commencement of the development, a survey shall be

carried out to record the existing width Footpath 15 between Footpath 14 and St Albans Road. Footpath 14 shall not be enclosed by fencing to less than 3 metres wide on the west side of the site boundary. The proposed fencing shall not encroach on the existing width of Footpath 15.

Reason: To prevent encroachment onto the public footpath. Surface Water Drainage (1) – LLFA 13. The development permitted by this planning permission shall be

carried out in accordance with the approved surface water drainage assessment carried out by Ingleton Wood, job number

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812049, dated 1st June 2019 and the following mitigation measures detailed within the FRA: 1. Limiting the surface water run-off generated by the critical

storm events so that it will not exceed the surface water run-off during the 1 in 100 year event plus 40% of climate change event;

2. Providing storage to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event providing a minimum of 96m3;

3. Providing SuDS management and treatment through swale/trench filled with aggregate and perforated collector pipe for the revised car park and hardstanding play area and through rainwater pipes and surface water sewer for the proposed teaching block before infiltrating via soakaway;

4. Discharge of surface water from the private drain to the soakaway to infiltrate.

Reason: To prevent flooding by ensuring the satisfactory disposal and storage of surface water from the site, and to reduce the risk of flooding to the proposed development and future occupants.

Surface Water Drainage (2) – LLFA 14. No development shall take place until a detailed surface water

drainage scheme for the site based on the approved drainage strategy and sustainable drainage principles, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including 1 in 100 year + climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. 1. Detailed infiltration tests conducted to BRE Digest 365

Standards at the exact locations and depths where soakaways are proposed.

2. Detailed engineered drawings of the proposed SuDS features including cross section drawings, their size, volume, depth and any inlet and outlet features including any connecting pipe runs.

3. Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

4. Exceedance flow paths for surface water for events greater than the 1 in 100 year including climate change allowance.

Reason: To prevent the increased risk of flooding, both on and off site.

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Archaeological Written Scheme of Investigation – Historic Env. 15. No demolition/development shall take place/commence until an

Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and: 1. The programme and methodology of site investigation and

recording

2. The programme and methodology of site investigation and recording as suggested by the evaluation

3. The programme for post investigation assessment

4. Provision to be made for analysis of the site investigation and recording

5. Provision to be made for publication and dissemination of the analysis and records of the site investigation

6. Provision to be made for archive deposition of the analysis and records of the site investigation

7. Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

Reason: To protect the archaeological interests of the site. Archaeological WSI (2) – Historic Env. 16. The demolition/development shall take place/commence in

accordance with the programme of archaeological works set out in the Written Scheme of Investigation approved under condition 15.

Reason: To protect the archaeological interests of the site.

Archaeological WSI (3) – Historic Env. 17. The development shall not be occupied/used until the site

investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition 15 and the provision made for analysis and publication where appropriate.

Reason: To protect the archaeological interests of the site. Landscape and Ecology Management Plan – Ecology 18. Prior to the commencement of development, a detailed Landscape

and Ecology Management Plan shall be submitted to and approved in writing by the County Planning Authority, in consultation with Hertfordshire Ecology.

The LEMP should identify biodiversity gain in addition to the provision of bat and bird boxes, although there is scope to

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achieve this around the outside of the proposed playing pitches on the former meadow. Any biodiversity enhancements should potential conflict with any external lighting plans which should be designed to minimise light spill, in particular directing light away from vegetation to ensure dark habitats / corridors remain for use by wildlife as well as directing lighting away from potential roost / nesting sites. Reason: To ensure that the development delivers a net biodiversity gain.

Playing Field Specification (1) – Sport England 19 Prior to any works commencing on the replacement playing field

hereby approved, a construction specification for the detailed design of the playing field area prepared in accordance with the approved Feasibility Report for Sports Pitch Development Work at Codicote Primary School (prepared by Oolong Sports Pitch Consultancy, dated May 2019), which includes a construction programme, shall be submitted to and approved in writing by the County Planning Authority [after consultation with Sport England and then the Lead Local Flood Authority]. The playing field shall be implemented in accordance with the approved specification. Reason: To ensure that the playing field is prepared to an adequate standard and is fit for purpose.

Playing Field Specification (2) – Sport England 20. The replacement playing field hereby approved shall be

completed and made available for use within 24 months of construction commencing on the school’s existing playing field area unless otherwise agreed in writing with the County Planning Authority following consultation with Sport England.

Reason: To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use.

External Lighting 21. Prior to the commencement of the development hereby permitted

details of the lighting (including location, lux and splay) shall be submitted to and approved in writing by the County Planning Authority.

Reason: To protect residential amenity, and protect the habitat of nocturnal animals.

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