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Proposed relocation of The Thomas Alleyne School to land at Great Ashby, Stevenage

Supporting Planning Statement June 2009

prepared by Vincent and Gorbing

SUPPORTING PLANNING

STATEMENT

in respect of

PROPOSALS TO RELOCATE

AND EXPAND THE THOMAS

ALLEYNE SCHOOL

to

LAND AT GREAT ASHBY,

STEVENAGE

RP/4682

JUNE 2009

STERLING COURT NORTON ROAD STEVENAGE HERTS SG1 2JY

T: 01438 316331 F: 01438 722035

E: [email protected]

LAND AT GREAT ASHBY, STEVENAGE

RP/4682/JUNE 2009

LAND AT GREAT ASHBY, STEVENAGE SUPPORTING PLANNING STATEMENT CONTENTS

PAGE

PART 1- INTRODUCTION

1

1.0 BACKGROUND

2

2.0 PLANNING POLICY CONTEXT

4

PART 2- THE GREEN BELT CASE OF VERY SPECIAL CIRCUMSTANCES

3.0 SUMMARY OF CASE 13

4.0 THE PRESSING NEED FOR THE TRANSFORMATION OF SECONDARY EDUCATION IN STEVENAGE

16

5.0 THE NEED FOR ADDITIONAL SECONDARY SCHOOL CAPACITY IN STEVENAGE OVER THE PERIOD TO 2031

20

6.0 THE COUNTY COUNCIL’S STRATEGY FOR EDUCATIONAL TRANSFORMATION

23

7.0 THE NEED FOR A SECONDARY SCHOOL IN NORTH EAST STEVENAGE

28

8.0 LIMITATIONS OF THE EXISTING THOMAS ALLEYNE SCHOOL SITE

31

9.0 SITE SEARCH EXERCISE 34

10.0 GREEN BELT IMPACT 40

11.0 THE URGENT NEED FOR AN EARLY DECISION

42

PART 3 – OTHER MATERIAL PLANNING CONSIDERATIONS

12.0 SUSTAINABILITY APPRAISAL 49


RP/4682/JUNE 2009

13.0 ENVIRONMENTAL IMPACT 53

14.0 TRANSPORT IMPACT 58

PART 4 - IMPLEMENTATION

15.0 IMPLEMENTATION

63

16.0 SUMMARY AND CONCLUSIONS 72

DRAWINGS 1 Site Location Plan

2 Site Identification Plan

3 Local Plan Proposals

4 SNAP Action Plan Study Area

5 Location of existing secondary schools

6 BSF proposals for Stevenage

7 Existing Thomas Alleyne School site

8 Planning Constraints and Site Search Options

9 Relationship between existing and proposed residential

areas

APPENDICES

1 List of Technical Studies


RP/4682/JUNE 2009 PAGE NO. 1

PART 1 - INTRODUCTION



1.0 BACKGROUND

1.1 This Supporting Planning Statement relates to an outline planning

application that has been submitted on behalf of the County

Council’s Children, Schools and Families Service.

The application proposals

1.2 In summary, the application proposal is for the expansion (to 8

forms-of-entry) of The Thomas Alleyne School and its relocation to

a new site on the urban fringe of Stevenage at Great Ashby.

1.3 The application site and the application proposals are described

and illustrated in detail in the accompanying Design and Access

Statement.

1.4 The location of the application site is shown on the attached Plans 1 and 2.

Related applications

1.5 The application is part of a comprehensive package of proposals

that is aimed at providing a better distribution of secondary school

facilities in the Stevenage area whilst providing additional

secondary educational capacity to meet the town’s locally

generated needs over the period to 2021 (and beyond).

1.6 The proposals will be funded as part of the ‘Building Schools for the

Future’ programme and are described in more detail in the report

‘The Overarching Case in Support of Individual Planning

Application Proposals’.

This statement

1.7 In this Supporting Planning Statement, we consider the planning

policy context for The Thomas Alleyne School relocation and



expansion proposal and appraise the proposal in the light of

prevailing planning policies and guidance.

Related documentation

1.8 A number of related documents are referred to in this statement and

have been submitted in support of the planning application, namely

• Design and Access Statement.

• Transport Assessment.

• Environmental Statement.

• Appendices to the Environmental Statement.

1.9 The Appendices to the Environmental Statement contain a number

of detailed technical studies, as itemised at Appendix 1.



2.0 PLANNING POLICY CONTEXT

NATIONAL PLANNING POLICY GUIDANCE

2.1 The Government’s policies on different aspects of planning are set

out in Planning Policy Guidance Notes (PPG’s) and Planning

Policy Statements (PPS’s), which will gradually replace PPG’s over

time. Planning Circulars also contain government guidance on

planning. Both PPG’s and PPS’s are a material consideration in

the determination of planning applications, particularly where they

post-date the development plan, as are planning Circulars.

2.2 PPG’s, PPS’s and Circulars containing guidance of particular

relevance to the Great Ashby site are set out below.

2.3 PPS1 Delivering Sustainable Development sets out the

Government’s national policies on different aspects of planning. It

outlines the overarching planning policies on the delivery of

sustainable development, and other aspects of planning including

high quality and inclusive design. It states that community

involvement is an essential element in delivering sustainable

development and creating sustainable and safe communities. It

promotes economic development to secure higher living standards

while protecting and enhancing the environment, and a more

efficient use of land through higher density, mixed use

development and the use of previously developed land and

buildings.

2.4 PPG2 Green Belts states that the fundamental aim of Green Belt

policy is to prevent urban sprawl by keeping land permanently

open and that the most important attribute of Green Belts is their

openness. It sets out a general presumption against inappropriate

development in Green Belts and states that such development

should not be approved, save in very special circumstances.



2.5 PPG 13 Transport sets out guidance aimed at facilitating the

Government’s main transport objectives, which are

• To promote more sustainable transport choices for both

people and moving freight.

• To promote accessibility to jobs, shopping, leisure facilities

and services by public transport, walking and cycling.

• To reduce the need to travel, especially by car.

DEVELOPMENT PLAN

2.6 Section 38 (6) of the Planning and Compulsory Purchase Act 2004

states that

‘If regard is to be had to the development plan for the purpose of

any determination under the planning Acts, the determination must

be made in accordance with the plan unless material

considerations indicate otherwise’.

2.7 The current development plan framework for the Great Ashby site

is provided by -

• The East of England Plan - The Revision to the Regional

Spatial Strategy for the East of England (Adopted May 2008).

• The North Hertfordshire District Plan No 2 with Alterations

(Adopted April1996).

EAST OF ENGLAND PLAN

2.8 The East of England Plan, which was published in May 2008, sets

out the regional strategy for planning and development in the East

of England to the year 2021 and beyond.



2.9 In the plan, Stevenage is defined as a ‘Key Centre for

Development and Change’ with a strategy for the town defined as

follows

‘To deliver a new vision for Stevenage as a regional employment

and housing growth point twinned with transformational physical,

social and economic regeneration of the original new town to

create a self-contained, sustainable and balanced community’.

2.10 A minimum of 16,000 additional dwellings are proposed within and

on the edges of the town over the period 2001-2021, of which

9,600 are expected to be within North Hertfordshire district.

2.11 A number of generic policies in the East of England Plan contain

advice and guidance of relevance to the application proposals,

including

• Policy SS1 – Achieving Sustainable Development

• Policy SS3 – Key Centres for Development and Change

• Policy SS7 – Green Belt

• Policy SS8 – The Urban Fringe

• Policy H1 – Regional Housing Provision 2001 to 2021

• Policy T1 – Regional Transport Strategy Objectives and

Outcomes

• Policy T2 – Changing Travel Behaviour

• Policy T3 – Managing Travel Demand

• Policy T4 – Urban Transport

• Policy T8 – Local Roads



• Policy T9 – Walking and Cycling and other Non-Motorised

Transport

• Policy T13 – Public Transport Accessibility

• Policy T14 – Parking

• Policy ENV1 – Green Infrastructure

• Policy ENV2 – Landscape Conservation

• Policy ENV3 - Biodiversity and Earth Heritage

• Policy ENV4 – Agricultural Land and Soils

• Policy ENV5 – Woodlands

• Policy ENV6 – The Historic Environment

• Policy ENV7 – Quality in the Built Environment

• Policy ENG1 – Carbon Dioxide Emissions and Energy

Performance

• Policy WAT 2 – Water Infrastructure

• Policy WAT 4 – Flood Risk Management

• Policy WM 6 – Waste Management in Development

• Policy SV 1 – Stevenage Key Centre for Development and

Change



NORTH HERTFORDSHIRE DISTRICT LOCAL PLAN NO.2 WITH ALTERATIONS

Site specific policies and designations (Plan 3)

2.12 On the Proposals Map of the adopted North Hertfordshire Local

Plan, the proposed school site and New Spring Woodland are

identified as being within the Green Belt (Policy 2).

2.13 Policy 2 Green Belt aims to keep the uses of land in the Green Belt

open. Proposals will only be granted permission in very special

circumstances or which would not result in significant visual impact.

2.14 However, the access corridor and the open space replacement land

are identified as part of the North-East Stevenage development

area, which is excluded from the Green Belt (Policy 4).

2.15 Policy 4 North-East Stevenage allows for the development of a new

neighbourhood north-east of Stevenage, including housing and

other appropriate uses (i.e. Great Ashby). The policy states that

development should relate well to the surrounding countryside and

reinforce the Green Belt boundary.

2.16 The proposed school site and New Spring Woodland are also

identified as being within a Countryside Area (Policy 13) and a

Landscape Conservation Area (Policy 12). However, under

paragraph 1(3) of Schedule 8 to the Planning and Compulsory Act

2004, policies in the Local Plan were due to expire on 27

September 2007, unless the Council requested their extension from

the Secretary of State for Communities and Local Government. By

direction of the Secretary of State, a number of the policies in the

adopted Local Plan have not been ‘saved’, and are therefore no

longer material considerations. These include Policies 12 and 13.



General policies

2.17 Other saved policies containing advice and guidance of relevance

to the application proposals include

• Policy 14 – Nature Conservation

• Policy 16 - Areas of Archaeological Significance and other

Archaeological Areas

• Policy 51 – Development Effects and Planning Gain

LOCAL DEVELOPMENT FRAMEWORK / SNAP ACTION PLAN

2.18 Both North Hertfordshire District Council and Stevenage Borough

Councils are at the early stages of preparing Local Development

Frameworks (LDF). The LDFs will contain a suite of documents

that will take the place of the existing adopted Local Plans.

2.19 In response to the East of England Plan’s strategic proposal for an

additional 9,600 dwellings at north and west Stevenage over the

period 2001-2021, the two are jointly producing the Stevenage and

North Hertfordshire Action Plan (SNAP), which will comprise part

of their respective LDFs.

2.20 A SNAP ‘Key Issues and Options’ consultation document was

published in November 2007. The proposed school site was

included within the SNAP study area boundary (Plan 4) and,

together with extensive areas of similar agricultural land to the

north and east, was included within a possible ‘area of search for

housing development’. It was suggested in the document that this

area could be served by a new strategic road link from the A1(M)

Corey’s Mill junction, running around the northern fringe of

Stevenage.



2.21 The current Local Development Schemes published by the two

local authorities envisage the adoption of the SNAP Action Plan in

July 2011.

2.22 However, this timetable is now out-of-date and we understand that

the next stage of consultation on the SNAP Action Plan will not

take place until Spring 2010 at the earliest. The main reason for

this delay is that a Stevenage Urban Transport Plan (UTP) has

been commissioned, covering the entire Stevenage urban area

together with that part of North Hertfordshire lying within the SNAP

boundary. The UTP is considered to be essential to the testing of

growth options for Stevenage and the final UTP report is not

expected to be completed until September 2009.

2.23 As a result, we would not now anticipate the SNAP Action Plan

being adopted until Autumn 2012 at the earliest and possibly not

until 2013 or even 2014.

DETERMINING PLANNING ISSUES

2.24 Based on our review of the prevailing development plan and national

planning policy guidance, we have identified the following key

planning issue raised by the application proposals, namely

Whether the planning and educational case for the expansion and

relocation of The Thomas Alleyne School constitutes the ‘very

special circumstances’ required to justify the development of a

Green Belt site.

2.25 We consider this key issue in Part 2 of this statement.

2.26 In addition, the following planning issues are considered to be of

material significance to the planning application proposals



• Whether the development proposals are in conformity with the

principles of sustainable development.

• Whether the development proposals would have a harmful

impact on the environment of the surrounding area.

• Whether the existing transport infrastructure of the Great Ashby

area could accommodate the new school development.

2.27 We consider these issues in Part 3 of this statement.



PART 2 – THE GREEN BELT CASE OF VERY SPECIAL

CIRCUMSTANCES



3.0 SUMMARY OF CASE

3.1 Prevailing development plan and national planning policies require

the demonstration of very special circumstances in order to justify

inappropriate development in the Green Belt.

3.2 The very special circumstances that are considered to support the

proposed relocation and expansion of The Thomas Alleyne School

to the application site are set out below.

1. There is a pressing need to transform secondary school

educational provision in Stevenage in order to improve the

attainment of the town’s secondary schools and make them

fit for the 21st century.

2. At the same time, there is a need to increase secondary

school capacity in Stevenage in order to accommodate the

number of pupils forecast to be generated by existing,

permitted and proposed housing in the town over the period

to 2031.

3. Hertfordshire County Council’s agreed strategy for the

transformation of secondary education and the

accommodation of the town-wide mainstream capacity

requirement includes the closure of one existing mainstream

secondary school (Heathcote School) and the expansion to

8 FE of the town’s five remaining non-denominational

mainstream schools.

4. The strategy also includes the relocation of the Thomas

Alleyne School site to the application site at Great Ashby in

reflection of the fact that the north-eastern part of Stevenage,

to the north of Martin’s Way, does not currently contain a



secondary school despite the recent and committed housing

growth in this location.

5. The decision to relocate the Thomas Alleyne School rather

than any other school reflects the fact that there is an over-

provision of secondary school capacity in the Old Town area

of Stevenage. The school’s relocation will thus help to rectify

a geographical imbalance of provision in the town. It also

reflects the limitations of the existing Thomas Alleyne School

site and the consequent difficulties in expanding the school

on its current site.

6. A site search exercise has established that are no suitable,

available or deliverable non-Green Belt sites in the north-

eastern part of Stevenage, to the north of Martin’s Way, on

which to site a relocated and expanded Thomas Alleyne

School. The site search exercise has also indicated that are

no more suitable, available or deliverable Green Belt sites

around the north-eastern fringe of the Stevenage urban area

on which to site a relocated and expanded Thomas Alleyne

School.

7. Whilst it is acknowledged that the new school proposal will

initially represent an urban encroachment into the Green Belt

and will thus have an impact on the openness of the Green

Belt in this location, the Indicative Layout proposals indicate

that the impact of a new secondary school on the subject site

on the openness of the Green Belt can be minimised by

containing built development in the western part of the site

where it will be visually contained by existing woodland

areas.

8. In the medium-term, following the development of the

proposed housing site to the immediate east of the



application site, the site will no longer play a significant role

in maintaining the openness of the Green Belt in this

location.

9. The relocation and expansion of the Thomas Alleyne School

is a key component in the County Council’s transformation

strategy, enabling several other components of the strategy

to be realised, including the expansion of the Barclay School

and its co-location with the North Herts College Skills Centre.

Awaiting the adoption of the SNAP Action Plan before

making a decision on the Thomas Alleyne School’s

relocation and expansion would have undesirable

consequences for the Stevenage secondary schools

transformation strategy as a whole.

3.3 These factors are considered in more detail in the following sections

and are considered to constitute in combination the very special

circumstances required under the terms of prevailing Green Belt

policy to justify the relocation and expansion of the Thomas Alleyne

School to the application site at Great Ashby.



4.0 THE PRESSING NEED FOR THE TRANSFORMATION

OF SECONDARY EDUCATION IN STEVENAGE

4.1 There are currently seven mainstream secondary schools in

Stevenage (Plan 5), namely

• The Thomas Alleyne School

• The Barclay School

• The Nobel School

• Marriotts School

• Heathcote School

• Barnwell School

• John Henry Newman School

4.2 The first six of these schools are non-denominational community

schools whilst the John Henry Newman School is a voluntary-aided

Roman Catholic school. The Barnwell School is currently operating

on a split site basis, utilising the former Collenswood School site

(Collenswood School having closed in July 2006).

Education Support Centre

4.3 In addition to, and in support of, the above mainstream schools, an

Education Support Centre (ESC) is located in temporary premises

within the grounds of Camps Hill Primary School.

Special Schools

4.4 There are also three special schools in the town catering for children

of secondary school age, namely



• Lonsdale School, for children with physical and neurological

impairments (PNI).

• Greenside School, for children with severe learning difficulties

(SLD).

• The Valley School, for children with moderate learning difficulties

(MLD).

North Herts Strategic Area Partnership

4.5 The mainstream schools, special schools and ESC in Stevenage all

work very closely together as part of the North Herts Strategic Area

Partnership. The Partnership also includes the local further

education college, North Hertfordshire College, which offers a

range of post-16 academic and vocational courses from its modern

Stevenage Centre premises in Monkswood Way and from its Skills

Centre located in temporary premises in Fulton Close.

Educational attainment levels

4.6 Notwithstanding the best efforts of the various schools and bodies

involved, educational attainment levels in Stevenage have been

consistently lower than the county average.

4.7 Whilst there are many indicators of educational attainment, the

Department of Education’s Secondary School Achievement and

Attainment tables for 2008 show the following position in terms of

the number of pupils gaining 5 or more grades A* - C including

Maths and English

• The Thomas Alleyne School - 38%

• The Barclay School - 40%

• The Nobel School - 45%



• Marriotts School – 37%

• Heathcote School – 45%

• Barnwell School - 33%

• John Henry Newman School - 71%

4.8 With the exception of the John Henry Newman School, all the

schools are thus currently below the county average (58.0%) and

most are below the national average (47.6%).

4.9 Other indicators indicate a need to transform educational provision

in Stevenage. For instance

• Stevenage has the lowest sixth form stay-on rate in

Hertfordshire (45% compared with the county average of

nearly 60%). This reflects the perceived poor quality of

provision in the schools.

• In terms of the key indicator of post-16 Level 3 Standards

(essentially A level), Stevenage has the lowest average point

score (APS) of any district in Hertfordshire – 196.1

compared with the county average of 210.1.

• Stevenage has the second highest percentage (6.65%) of

young people not in education, employment or training in the

county. The county average is 4.76%.

• Stevenage has the highest unemployment rate in

Hertfordshire (2.5% compared with 1.7% for the county as a

whole.

4.10 As a result, Stevenage has been prioritised in the County Council’s

submissions to Central Government for funding under the ‘Building

Schools for the Future’ programme. The County Council’s main



Outline Business Case for Private Finance Initiative funds to

transform the provision of secondary education in Stevenage has

now been approved by Partnerships for Schools and the County

Council is in the process of selecting a development partner to

implement the approved scheme.



5.0 THE NEED FOR ADDITIONAL SECONDARY SCHOOL

CAPACITY IN STEVENAGE OVER THE PERIOD TO

2031

Existing capacity

5.1 The seven mainstream secondary schools in Stevenage had a

school roll of 7,514 pupils in 2008, the equivalent of 43 forms-of-

entry (FE). (Note: 1 form-of-entry equals 30 pupils).

5.2 The individual school rolls are set out below

• The Thomas Alleyne School - 776 pupils – 5.5 FE

• The Barclay School - 1,110 pupils – 6.5 FE

• The Nobel School - 1,161 pupils – 6 FE

• Marriotts School - 838 pupils – 5.5 FE

• Heathcote School - 817 pupils – 5 FE

• Barnwell School - 1,442 pupils – 7.5 FE

• John Henry Newman School - 1,370 pupils – 7 FE

Housing forecasts

5.3 The Regional Plan for the East of England (RSS 14) provides for

16,000 new dwellings to be built at Stevenage over the period

2001-2021 and for a continuation of the same building rate over the

period 2021-2031.

Pupil forecasts

5.4 Based on this requirement and a provisional housing trajectory that

has been agreed with Stevenage Borough Council, the County



Council has forecast the number of pupils at the town’s mainstream

secondary schools as follows

• 2008 – 7,514 pupils

• 2011 – 7,380 pupils

• 2016 – 7,668 pupils

• 2021 – 8,318 pupils

• 2026 – 9,027 pupils

• 2031 – 9,686 pupils

Audit Commission allowance

5.5 The Audit Commission recommends that there should be a surplus

of spaces of between 5 and 10% to allow for parental preference to

be met satisfactorily.

5.6 Based on the 10% figure, the number of places required at the

town’s mainstream secondary schools has been estimated as

follows

• 2011 – 8,118 places

• 2016 – 8,435 places

• 2021 – 9,150 places

• 2026 – 9,930 places

• 2031 – 10,654 places

Capacity requirement

5.7 On the basis of this analysis, whilst accepting that it is difficult to be

precise on matters relating to pupil forecasts and school capacities,



the County Council has assessed a need for up to 48 FE of

secondary school capacity in Stevenage by 2021, rising to 54 FE

by 2031.



6.0 THE COUNTY COUNCIL’S STRATEGY FOR

EDUCATIONAL TRANSFORMATION

Public consultation

6.1 In the light of the need to improve educational attainment and

increase capacity, the County Council in May 2007 carried out a

wide-ranging public consultation into the future pattern of

secondary school provision in Stevenage.

6.2 The views of key stakeholders and the general public were sought

(inter alia) upon alternative options for the future distribution and

size of mainstream schools in the town.

Agreed strategy

6.3 Having considered the representations made by interested bodies

as part of this consultation, the County Council agreed to

reorganise secondary school provision in the town to include the

following new and enhanced facilities

• A relocated and expanded (to 8 FE) Thomas Alleyne School on

a new Green Belt site at Great Ashby.

• A refurbished and expanded (to 8 FE) Barclay School on its

existing site plus part of the adjacent Thomas Alleyne School

site.

• A refurbished and expanded (to 8 FE) Nobel School on its

existing site with a detached playing field being provided at the

former Thomas Alleyne School site.

• A relocated and expanded (to 8 FE) Marriotts School on its

existing site plus the adjacent Ridgemond Park site.



• A refurbished and expanded (to 8 FE) Barnwell School on the

existing Heathcote School site with a detached playing fields

being provided on the existing Barnwell School site and at the

former Collenswood School site.

• A refurbished John Henry Newman School on its existing site

with a detached playing fields being provided at Burymead

(formerly part of The Thomas Alleyne School site).

6.4 The agreed strategy also included;

• The closure of the Heathcote School.

• The co-location of the three existing special schools onto

mainstream school sites, with Lonsdale School being co-located

with Marriotts School and Greenside and Valley Schools being

co-located with Barnwell School.

• The relocation of the Education Support Centre to the former

Collenswood School site.

• Provision for the relocation of the North Herts College Skills

Centre onto the residual area of the existing Thomas Alleyne

School site.

• Provision for the East and North Herts Primary Care trust’s

Enhanced Primary Care Centre for the South Stevenage area to

be co-located onto the new Barnwell School site.

• The disposal of the residual areas of the former Collenswood

School, Valley School and Lonsdale School sites with the funds

arising being recycled into the BSF project.

6.5 In the longer term, the strategy also allowed for further capacity to

be provided within the proposed West Stevenage development.



Rationale

6.6 Important considerations in the formulation of this strategy were

• The County Council’s desire to provide a more even distribution

of secondary school facilities in the town in order to reflect the

recent changes in population and housing distribution.

• The County Council’s view that there are clear educational

advantages in expanding existing schools rather than starting up

new schools.

• The County Council’s preference for larger secondary schools

(up to 8 FE) since they are considered to be more cost effective,

more able to sustain 6th forms of a sufficient size to enable a

broad range of options, and provide more flexibility in meeting

changes to the curriculum, including the new system of diplomas

for 14-19 year olds.

• The County Council’s view that there are clear educational and

community advantages in co-locating special schools with

mainstream schools.

• The County Council’s view that there are clear educational

advantages in integrating (wherever possible) secondary

schools with further education facilities and community health

facilities.

Role of new and refurbished buildings in transforming education

6.7 The new and refurbished school buildings to be provided through

the BSF programme will assist in transforming education and

attainment in Stevenage in a number of ways.



• The new and refurbished buildings will allow more money to be

spent on the core activity of teaching rather than on maintaining

buildings. Most of the schools in Stevenage are 50 – 60 years

old and are tired, expensive to maintain and a drain on school

budgets. The buildings are cold in winter, hot in summer and not

conducive to quality learning.

• Most of the existing schools have been enlarged incrementally

and in a piecemeal way since they first opened, leading to a

disorganised structure that is difficult to manage and does not

lead to good organisation or management of students’

behaviour.

• Tired, old, buildings make it hard to attract and retain quality

staff whilst modern, attractive, buildings make attraction and

retention far easier.

• School curricula and understanding about how students learn

has progressed significantly over the last 40 years and it is now

recognised that young people need to have a more independent

approach to learning. This approach requires flexible spaces

that can accommodate a variety of group sizes and the

traditional ‘standard’ classroom is now not considered to be the

most appropriate learning space.

• Modern schools need to be Information Technology rich

throughout and this is difficult to achieve in older buildings.

• Schools are now responsible for much more than subject

knowledge. The ‘Every Child Matters’ policy of central

government now requires schools to work more closely with

other agencies such as PCT’s, social care and the police.

Additionally, schools are expected to take on an extended

community provision and need to be designed to be more



outward looking and facing so that their facilities can be better

accessed by the community to extend learning opportunities

beyond the traditional school day. Schools of the future,

therefore, are likely to have medical centres, community rooms,

sports facilities, libraries etc that are open to the public and need

to be planned accordingly.



7.0 THE NEED FOR A SECONDARY SCHOOL IN NORTH-

EAST STEVENAGE

7.1 As mentioned in the previous section, an important consideration in

the formulation of the County Council’s strategy was a desire to

provide a more even distribution of secondary school facilities in the

town in order to reflect the recent changes in population and

housing distribution.

7.2 As illustrated at Plan 5, the existing mainstream schools in

Stevenage are currently concentrated in the south and central parts

of the town, whilst the more recent developments in the northern

and north-eastern parts of the town are relatively poorly served.

7.3 The County Council’s strategy therefore included the closure of the

Heathcote School in the south of the town and the relocation and

expansion to 8 FE of the Thomas Alleyne School from the Old

Town to a new Green Belt site at Great Ashby.

7.4 As Plan 6 shows, these proposals will ensure a much more even

distribution of schools so that all parts of the town will be within

approximately one mile of a mainstream secondary school.

Existing and committed development in north-east Stevenage

7.5 The area of north-east Stevenage that lies to the north of Martin’s

Way currently comprises

• Some 4,000 dwellings in the St Nicholas and Woodside

wards, built largely in the 1970’s.

• Some 1,700 dwellings at Great Ashby (which falls within

North Hertfordshire district), built or committed since 1999.



7.6 The County Council’s records show that some 1040 secondary

school pupils currently live in this area, representing some 6FE of

capacity. These children at present travel out to other secondary

schools in the town as follows. Given the distances involved, it is

likely that a significant number travel by private motor car.

• The Thomas Alleyne School – 253.

• Marriotts School – 222.

• The Barclay School – 204.

• The Nobel School – 144.

• John Henry Newman School – 77.

• Barnwell School – 42.

• Heathcote School – 17.

• Special schools – 22.

• Other schools - 59

7.7 Moreover the number is rising. GP records show that 217 children

were born between September 2006 and August 2007 to parents

living in the north-east Stevenage area. These children, who will be

of secondary school age in 2018, will together require 7FE of

capacity.

Additional development proposals

7.8 The Stevenage and North Hertfordshire Councils are currently

preparing an Action Plan (SNAP) in order to define appropriate

locations for the additional 9,600 dwellings required by way of

urban extensions at north and west Stevenage to meet the housing

requirements of the East of England Plan.



7.9 The Strategic Housing Land Availability Assessment (SHLAA)

produced by the two Councils in September 2008 indicates that

some 3,150 of the dwellings required in the SNAP area over the

period to 2021 could be built on ‘suitable, available and deliverable’

land adjacent to the Great Ashby development.

7.10 In addition, sites are defined which could accommodate a further

2,125 dwellings at north-east Stevenage post-2021.

7.11 The land at north-east Stevenage to the north of Martin’s Way is

thus expected to contain some 8,850 dwellings by 2021 and

ultimately some 11,000 dwellings. In quantitative terms, a

development of this scale would generate sufficient secondary

school pupils to support an 8 FE school assuming a net balance of

in and outflows.



8.0 LIMITATIONS OF THE EXISTING THOMAS ALLEYNE

SCHOOL SITE

8.1 The existing Thomas Alleyne School is located in Stevenage Old

Town, immediately to the east of the historic High Street.

8.2 The County Council’s main reasons for proposing to relocate The

Thomas Alleyne School (rather than any other existing school) to

Great Ashby were as follows

• There is an over supply of secondary school capacity in the

Old Town area, with The Thomas Alleyne and Barclay

Schools being located on adjacent sites.

• Whilst The Barclay School is located on a single coherent

site with the potential for an improved access, The Thomas

Alleyne School site is sub-divided into three separate parts.

• The Thomas Alleyne School site is located within the Old

Town Conservation Area and includes a number of listed

buildings / Scheduled Ancient Monuments.

• The Thomas Alleyne School site’s sole vehicular access is

constrained and there is no realistic potential to improve this

access.

• The latter considerations in combination would make the

expansion of the school on its existing site extremely difficult

even if such an expansion were to be considered desirable.

Over supply of capacity

8.3 The Thomas Alleyne and Barclay Schools are located side-by-side

in the Old Town area of Stevenage for historical reasons.



8.4 The two schools currently accommodate some 1900 pupils (12 FE)

which is far in excess of what is required to serve the Old Town

area and surrounding residential areas.

8.5 As a result, The Thomas Alleyne School draws pupils from a wide

catchment, with many pupils living in the residential areas to the

north of Martin’s Way.

Site sub-divisions

8.6 The current Thomas Alleyne School site is sub-divided into 3

separate parts by

• The Avenue, an ancient lane (now a footpath / cycleway)

linking the Old Town with St Nicholas’ Church.

• Martin’s Way, a modern dual-carriageway road.

8.7 The 3 parts of the site comprise

• The main school site (4.76 hectares) located to the south of

The Avenue.

• An area of detached playing fields lying between The

Avenue and Martin’s Way (3.61 hectares).

• A further area of detached playing fields to the north of

Martins Way, accessed by a pedestrian / cycle subway (4.73

hectares).

8.8 The sub-divisions of the site pose operational and safety difficulties

for the existing school and would pose similar problems for an

expanded school.



Conservation Area / Listed Buildings

8.9 The whole of the Thomas Alleyne School main site lies within the

Old Town Conservation Area which was designated in 1969.

8.10 There are two listed buildings within the school site (Plan 7),

located on the site’s High Street frontage, both of which are also

Scheduled Ancient Monuments, namely

• The Old Grammar School building (Grade II), which was listed in 1948.

• The Old Malthouse and Kiln (Grade II), which was also

listed in 1948.

8.11 The White House (No. 1 High Street) which is located between

these two buildings and fronts onto the High Street is also a Grade

II listed building within County Council ownership but is currently

excluded from the school site.

8.12 A gated entrance to the Thomas Alleyne School site located

immediately to the south of the Old Grammar School building is the

school’s own war memorial and is the subject of a veterans march

every 11 November.

8.13 The location of the site within the Conservation Area and the

presence of the listed buildings / Scheduled Ancient Monuments

would pose significant constraints on any proposals to significantly

expand the existing school in situ.

Site access

8.14 The sole existing vehicular access to the Thomas Alleyne School

site is from an access road served by a ‘left in / left out’ junction

with the Old Town High Street, which is part of a one-way gyratory

system at this point.



8.15 The access road is a cul-de-sac and, in addition to the school, the

road also serves a number of modern residential properties in Olde

Swann Court plus garages to the rear of No 3 High Street.

8.16 The current junction of the access road with the High Street has

capacity limitations and physical improvements to the access

would be difficult because the two buildings located either side of

the access are both listed buildings, namely No 3 High Street

(Grade II) and No 5 (The Grange) High Street (Grade II*).

8.17 The only potential alternative access to the school would be direct

from Martins Way. This would involve a new roundabout junction or

‘left in, left out’ arrangement. This option has been tested and

rejected for two principal reasons

• Martins Way is designated as a principal road and, as such,

the highway authority would normally discourage any new

access.

• Additionally, any access road into the site from a new

Martin’s Way junction would also need to cross the school

playing field which is a designated Green Link in the

adopted District Plan in which such development would

normally be discouraged. It would also have to cross the

ancient lane, The Avenue, which would also be

unacceptable in conservation terms.

8.18 Site access considerations would thus pose a further significant

constraint on any proposals to expand the existing school in situ.



9.0 SITE SEARCH EXERCISE

9.1 Having taken the decision to relocate The Thomas Alleyne School

to a new site at north-east Stevenage and expand its capacity to

8FE, a site search exercise was carried out on behalf of the County

Council.

Land use requirement

9.2 For the purposes of the site search exercise, it was assumed

(based upon the guidance set out in DfES Building Bulletin 98

‘Briefing Framework for Secondary School Projects’) that the site

area requirement for an 8 FE school would be in the order of 10

hectares.

9.3 It was recognised, however, that the actual site area required for an

8FE secondary school could vary for a variety of reasons, including

• Physical factors e.g. site shape and topography.

• Planning factors e.g. building heights, car parking provision.

• Whether or not an all-weather pitch is provided.

• The extent to which the school incorporates community

facilities.

• The need to provide a high quality access to the existing

adopted road network.

9.4 Also based on Building Bulletin 98, it was assumed that a ‘school

building zone’ for an 8FE school would be around 4.0 hectares. In

addition to the school buildings themselves, this zone would include

a floodlit all-weather pitch, games courts, informal play areas, car

parks and habitat areas.



Sequential approach

9.5 In accordance with the sequential approach to site selection, urban

brownfield sites were considered first followed by urban greenfield

sites and then urban fringe sites.

Urban brownfield sites

9.6 A review of urban brownfield availability in the north-east

Stevenage area identified no suitable and available sites of the

required size.

Urban greenfield sites

9.7 In June 2006, Stevenage Borough Council published a consultation

document entitled ‘Site Specific Policies: Key issues and Alternative

Options’. In this document, it recognised the pressing need for a

new secondary school in the north-east of Stevenage and

suggested two options

• Use of the Canterbury Way playing fields (with replacement

playing pitches being provided elsewhere in Stevenage).

• Provision of a site at Great Ashby (in the North Hertfordshire

administrative area).

9.8 The Canterbury Way site is owned by Stevenage Borough Council

and is shown as Site A on Plan 8. The site is located within the

Stevenage urban area and, given its identification in the Borough

Council consultation document, was carefully considered as part of

the County Council’s site search exercise.

9.9 However, the site was rejected by the County Council for the

following reasons

• It is only some 5.78 hectares in extent. As such, it would not

be large enough for a new 8FE secondary school.



• It is located on the edge of the north-east Stevenage area,

thus limiting its accessibility by walk and cycle.

9.10 The site search concluded that the only urban greenfield site of

sufficient size for a new secondary school in north-east Stevenage

would be St Nicholas District Park, which is 12.34 hectares in

extent. The site is indicated as Site B on Plan 8 and is located

centrally within the north-east Stevenage area.

9.11 St Nicholas District Park is a very well used public park owned by

Stevenage Borough Council and contains playing pitches, bowling

green, children’s play areas and informal open space. Preliminary

discussions with Borough Council officers indicated a resistance to

the idea of a new school being located on this site (with the park

being reprovided on Green Belt land on the urban fringe) and was

thus not pursued.

Urban fringe sites

9.12 The site search thus turned to greenfield sites on the urban fringe

of north-east Stevenage. Since all the open land on the urban

fringe of north-east Stevenage is located within the Green Belt, this

naturally meant that any chosen site would be in the Green Belt.

9.13 Only urban fringe sites lying within the SNAP Action Plan area were

considered, all other sites being considered to be too remote. In

order to define possible sites, planning constraints around the

fringe were plotted (see Plan 8). These constraints included

• Major woodland areas.

• Sites of ecological importance.

• Sites of archaeological importance.

• Conservation areas.



• Parkland sites associated with large country houses.

• Areas of public open space.

9.14 Three potential broad locations were identified for further analysis

(Sites C, D, and E) on Plan 8, of which Site D ultimately became

the County Council’s preferred site.

9.15 Whilst all three sites were considered to have advantages and

disadvantages, the major reasons for the County Council’s

preference for Site D were as follows

• As illustrated at Plan 9, Site D is well located relative to

existing, committed and proposed residential development

in the north-east Stevenage area.

• As such, it was considered that this site would best

contribute towards wider sustainability objectives by

maximising the ability of pupils to access the school by non-

car modes including walk, cycle and public transport.

• The vehicular access to Site C would involve school traffic

passing through dense residential areas whereas Site D can

be accessed from the Great Ashby spine road (Great Ashby

Way) via Mendip Way with minimal impact on residential

properties.

• The western part of Site E is crossed by high voltage

overhead power lines and the eastern part is sloping. The

site is also divided in two by the presence of Nine Spring

Wood.

9.16 Initial discussions with the landowner of Site D (Picture Limited)

were thus entered into and the landowner indicated a willingness to

sell the site to the County Council. It was also revealed in these



discussions that Picture Limited was the owner of Site C and was in

advanced negotiations with North Hertfordshire District Council

regarding a planning application for residential development on the

site and would thus be unwilling to sell this site to the County

Council.

Summary

9.17 The application site was chosen by the County Council as its

preferred site for the relocation and expansion of The Thomas

Alleyne School following a sequential site search of the north-east

Stevenage area.

9.18 Subsequent detailed technical studies and preliminary discussions

with Stevenage Borough Council, North Hertfordshire District

Council, Hertfordshire Highways and other statutory bodies have

confirmed that this is the most suitable, available and deliverable

site for the school.



10.0 GREEN BELT IMPACT

10.1 The requirement to provide a new Green Belt boundary at north-

east Stevenage, thereby releasing land for the Great Ashby

development, was set out in the 1986 Hertfordshire County

Structure Plan Review (approved 1988).

10.2 In defining the new Green Belt boundary in the North Herts District

Local Plan Review No. 2 (April 2006), North Hertfordshire District

Council paid great regard to the presence of major woodland areas.

The Great Ashby development is thus largely bounded to the north

and east by established woodland areas, together with more recent

planting belts that link these areas.

10.3 Insofar as the proposed new school site lies outside of the existing

woodland ‘girdle’ surrounding the Great Ashby site, the school

buildings, car parks and hard play areas (together with associated

lighting) will represent an urban encroachment and will inevitably

have an impact on the openness of the Green Belt in this location.

10.4 As indicated on the Illustrative Layout drawing and in the

Landscape and Visual Impact Assessment, however, such an

impact can be lessened (but not eliminated) by locating the built

elements of the school in the western part of the application site

where they will be screened from a number of long views by

existing woodland areas.

10.5 As indicated in Section 9 (above), this situation is expected to

change radically in the medium-term as a result of the proposal in

the East of England Plan for an additional 9,600 dwellings to be

built on the north and western fringes of Stevenage over the period

to 2021.



10.6 Whilst the precise location of the new housing areas has yet to be

finalised as part of the SNAP Action Plan process, the recent

Strategic Housing Land Availability Assessment (SHLAA) produced

jointly by Stevenage and North Hertfordshire Councils has provided

a good indication of likely locations.

10.7 As indicated on Plan 9, the application site lies within a more

extensive area of land that is considered in the SHLAA to be

‘suitable, available and deliverable’ for housing development in the

period to 2021.

10.8 There is thus a very realistic prospect that the land to the

immediate north and east of the proposed relocated and expanded

Thomas Alleyne School will be developed for housing in the period

to 2021. As a result, a new Green Belt boundary will need to be

defined with the current application site becoming part of the

expanded Stevenage urban area.

Summary

10.9 Whist the planning application proposals will inevitably have an

immediate short-term impact upon the openness of the Green Belt,

the potential exists to limit the scale of the impact by careful design.

10.10 In the medium-term, it is likely that the school site and adjacent

land to the east and north will be removed from the Green Belt as a

result of the emerging proposals of the SNAP Action Plan, which

will implement the housing requirements of the East of England

Plan.



11.0 THE URGENT NEED FOR AN EARLY DECISION

11.1 The proposal for the relocation and expansion of the Thomas

Alleyne School to the application site at Great Ashby is a critical

component of the County Council’s BSF strategy for the

transformation of secondary education provision in Stevenage.

11.2 The decision to promote the relocation and expansion of the school

by way of a planning application in advance of an appropriate land

allocation within the SNAP Action Plan has been taken in

recognition of the urgent need for an early decision on the

acceptability of the relocation and expansion proposal.

SNAP Action Plan timetable

11.3 As set out in Section 2 of this statement, the Stevenage and North

Hertfordshire Action Plan (SNAP) is currently being prepared jointly

by the Stevenage and North Hertfordshire Councils as part of their

emerging Local Development Frameworks.

11.4 A primary purpose of the SNAP Action Plan is to make land-use

allocations for the additional 9,600 dwellings required over the

period to 2021 by the East of England Plan at north and west

Stevenage.

11.5 The defined SNAP Study Area includes the planning application

site at Great Ashby area and discussions with planning officers at

the two Councils has established support for a new secondary

school at north-east Stevenage. However, the preparation of the

SNAP Action Plan has been delayed and the next stage of

consultation on the plan is not expected to take place until Spring

2010 at the earliest.

11.6 On this basis, we would not expect the plan to be submitted to

Government Office until mid 2011. Considerable potential clearly



exists for further slippage and we would not now expect the plan to

be adopted until Autumn 2012 and possibly not until 2013 or even

2014.

11.7 As elaborated below, awaiting the adoption of the SNAP Action

Plan would have important implications not just for the Thomas

Alleyne relocation proposal but also for a number of other schemes

within the overall Stevenage BSF ‘package’ and for the ‘package’

as a whole.

Implications for the Barclay School proposals

11.8 The Stevenage BSF Outline Business Case (OBC) comprises

‘main’ and ‘supplementary’ elements in recognition of the current

planning uncertainty in respect of the Thomas Alleyne relocation

proposals.

11.9 The ‘supplementary’ OBC encompasses

• The relocation and expansion of the Thomas Alleyne School

to Great Ashby and

• The refurbishment and expansion of the Barclay School.

11.10 The inclusion of the Barclay School in the supplementary OBC

recognises that

• The expansion of the Barclay School to 8 FE is reliant upon

the expanded school having use of the playing field on the

Thomas Alleyne School main school site.

• There are a number of important inter-relationships between

the existing Barclay School and Thomas Alleyne School

sites in transport, drainage and service terms that require

the future of the two sites to be resolved in tandem.



11.11 Awaiting the adoption of the SNAP Action Plan would thus delay

the BSF proposals for the Barclay School as well as for the Thomas

Alleyne School.

11.12 Under the current terms of the supplementary OBC, the

construction of the new Thomas Alleyne School at Great Ashby is

due to commence in 2013 with completion in 2015. The

refurbishment and expansion of the Barclay School is also due to

take place during 2013.

11.13 Awaiting the adoption of the SNAP Action Plan in 2013 or 2014

would thus set these projects back by 2+ years with the completion

of the new Thomas Alleyne School unlikely until 2017. In its own

right, this would be a major set-back for the County Council’s

proposed transformation of secondary education in Stevenage and

the improvements in educational attainment that are urgently

required.

11.14 More significantly, the delay could result in a loss of Central

Government funding for the supplementary OBC, which is

dependent upon planning permission for the relocation and

expansion of The Thomas Alleyne School being secured by

December 2010 at the latest in order to enable the supplementary

OBC to be approved by the end of March 2011. If this were to

occur, it could be many more years before the necessary funding

could be secured as part of the BSF or any other Government

programme.

Other school expansions

11.15 The County Council’s BSF strategy also includes use (as off-site

facilities) of parts of the current Thomas Alleyne School playing

field by the Nobel, Marriotts and John Henry Newman Schools.



11.16 All these schools upon will require off-site playing facilities in order

to meet their statutory requirements because insufficient on-site

facilities will remain following their expansion.

11.17 Whilst awaiting the adoption of the SNAP Action Plan in 2013 or

2014 would not prevent these expansions going ahead as part of

the ‘main’ OBC, alternative off-site playing fields would need to be

found in the interim. In all likelihood, any such alternative facilities

would be in much less accessible locations.

North Herts College Skills Centre

11.18 The proposed relocation of the North Herts College (NHC)

Technical Skills Centre to the existing Thomas Alleyne School main

school site is a further major part of the transformation proposals

that is dependent upon the early relocation of the Thomas Alleyne

School to Great Ashby.

11.19 The NHC Technical Skills Centre opened in May 2008 in temporary

industrial premises at Fulton Close in the Gunnels Wood Road

Employment Area. The centre provides construction, technology

and engineering training and is managed and funded through North

Hertfordshire College and the Learning Skills Council. The centre

houses state-of-the-art training facilities and offers a wide range of

courses, including apprenticeships and diplomas, in areas

including; automotive technology; brickwork; carpentry;

engineering; electrical installation plastering; and plumbing.

11.20 Whilst adequate in the short-term, the existing premises (given their

industrial environment) are not able to offer the wider student

support and college experience that is an integral part of the

learning process. As student numbers grow, the conflicts with

adjoining users are likely to increase.



11.21 It has thus been agreed that, in the longer term, a more appropriate

permanent home would be on the Thomas Alleyne School site,

once vacated. On this site, the centre will be highly accessible from

the whole of the town by sustainable modes (walk, cycle, bus) and

will complement the adjacent Barclay School, which is leading on

the Engineering Diploma. The Barclay School’s links with its

sponsor (MBDA) are already providing opportunities for students to

learn about robotics. It is intended that Barclay School and the NHC

Skills Centre will share expertise in developing this area and

encourage links with Hertfordshire University.

11.22 Working in collaboration, North Hertfordshire College and the six

schools will provide a range of vocational and diploma courses

available to all young people in the 14 to 19 age range across the

town. In educational terms this is an exciting and innovative plan,

unique in its vision and boldness and will serve to drive up

standards of attainment in the area to meet the very challenging

targets the schools and college have agreed for themselves.

11.23 Awaiting a move of the Skills Centre until the Thomas Alleyne

School has been vacated in (say) 2017 would not be a practical

proposition for North Herts College. It would thus be faced with

taking long-term investment decisions in respect of its current

temporary site or finding an alternative site.

11.24 Whichever is the case, the educational benefits of a side-by-side

location with the Barclay School would have been lost for good.

Summary

11.25 A decision on the Thomas Alleyne School’s relocation is thus

urgently required and significant undesirable educational

consequences are likely to flow from any requirement to await the

adoption of the SNAP Action Plan.



PART 3 – OTHER MATERIAL CONSIDERATIONS



12.0 SUSTAINABILITY APPRAISAL

12.1 The Government’s Planning Policy Statement 1 (Delivering

Sustainable Development) states at paragraph 3

‘Sustainable development is the core principle underpinning

planning. At the heart of sustainable development is the simple

idea of ensuring a better life for everyone, now and for future

generations.’

12.2 In recognition of this fact, most local planning authorities now

require planning applications to be accompanied by a

demonstration of how the development proposals would achieve

sustainable development.

12.3 Accordingly, we set out below a Sustainability Appraisal of the

planning application proposals.

Building and site layout / design

12.4 Whilst the detailed design of the new school will be the

responsibility of the County Council’s development partner, it is

anticipated that the development will incorporate

• The use of low and zero carbon technologies.

• A building design and orientation to allow for the maximum

use of natural daylight and solar gain.

• Solar shading to key elevations to avoid mechanical cooling

requirements.

• The use of renewable energy sources such as solar water

heating systems, wind turbines, biomass boilers and ground

source heat pumps.



• High standards of heat and noise insulation for all buildings

including (where appropriate) green roofs.

• The use of Sustainable Urban Drainage Systems (SUDS)

including soakaways, swales, permeable pavements and

balancing ponds.

• Rain water recycling and water conservation e.g. low flush

WCs.

• A design of building and playing field levels so as to minimise

the amount of imported and exported fill material.

• The use of locally sourced, environmentally friendly, low

embodied energy materials including recycled materials.

• The use of low maintenance construction components.

• On-site central refuse recycling.

12.5 A high standard of environmental design will be ensured by the fact

that all new school building projects funded under the Building

Schools for the Future (BSF) programme are required to achieve a

BREEAM Schools ‘very good’ rating.

12.6 BREEAM (the Building Research Establishment’s Environmental

Assessment Method) is the world’s most widely used environmental

assessment method for buildings. It sets out standards for best

practice in sustainable development and demonstrates a level of

achievement. It has become the de facto measure of a buildings

environmental performance.

12.7 BREEAM Schools was supported and funded by the Department

for Education and Skills (DfES) and assesses school buildings

against a diverse range of environmental issues covering the



impacts of buildings on the environment at global, regional, local

and indoor levels.

12.8 For each issue there are ‘credits’ available where specific levels of

performance or process are achieved. Overall, more than 100

credits are available covering a wide range of environmental

impacts. The levels of performance required to achieve credits is

generally above the regulatory minimum. No credits are mandatory

although compliance with statutory requirements under Part L of

the Buildings Regulations is necessary before a BREEAM rating

can be awarded.

Energy performance

12.9 Whilst energy performance is an important part of the BREEAM

process, it is recognised that Policy ENG 1 of the East of England

Plan (Carbon Dioxide Emissions and Renewable Energy) sets a

specific target for large schemes such as the application proposals

of securing ‘at least 10% of their energy from decentralised and

renewable or low-carbon sources, unless this is not feasible or

viable’.

12.10 This minimum target – which is expected to be exceeded at the

new school – may be secured by planning condition.

Accessibility by sustainable modes of transport

12.11 As set out in Section 7 above, the north-east Stevenage area to the

north of Martin’s Way is expected to contain some 8,850 dwellings

by 2021 and ultimately some 11,000 dwellings once the Regional

Plan requirements have been implemented. The large majority of

the secondary school pupils living in the north-east Stevenage area

are expected to attend the relocated and expanded Thomas

Alleyne School.



12.12 The majority of the pupils attending the school will thus live within a

one to two mile radius (see Plans 6 and 9). Accessibility to the new

school by walk / cycle will be enabled by

• The existing network of footpath and cycleways in the north-

east area of Stevenage that already provide good linkages

to Great Ashby Way / Mendip Way (see Transport

Assessment Appendix D).

• The complementary linkages proposed as part of the

application proposals, particularly the new footpath /

cycleway to the school entrance from Botany Bay Lane via

Mendip Way.

• A proposed improvement to the off-site footpath / cycleway

link through St Nicholas Park to Great Ashby Way.

• Further linkages to be incorporated into the proposed new

housing areas to the north and east of the school site once

they come on stream.

12.13 The main bus service currently serving the north-east Stevenage

area is route SB 7 (formerly 17) which is a circular service that runs

anti-clockwise along Great Ashby Way. Whilst the present service

will be only be of limited assistance to pupils attending the new

school, the potential exists to enhance this and other services in the

future as the new school and additional housing development come

on stream.

Use of previously-developed land

12.14 Insofar as the planning application proposals will result in the

irreversible loss to development of some areas of land currently in

agricultural and woodland use, the proposals could be considered

to be contrary to the principles of sustainable development.



12.15 In recognition, however, that the loss of some greenfield land will

always be justified by development requirements, national and local

planning policy guidance sets out a requirement for a sequential

approach to site selection in which the availability of previously-

developed (‘brownfield’) in urban areas is thoroughly explored

before the use of greenfield sites is contemplated.

12.16 In seeking a site at north-east Stevenage on which to meet the

urgent requirement for a secondary school, the County Council has

followed the sequential approach to site selection.

12.17 As set out in Section 9 above, this site search has indicated that

there are no suitable or available previously-developed sites within

the north-east Stevenage urban area capable of accommodating a

secondary school.

12.18 The site search has also indicated that there are no more

preferable greenfield sites on the north-east Stevenage urban

fringe on which the urgent educational need can be met.

Conclusion

12.19 Overall, therefore, despite the application site’s greenfield location,

we consider that the application proposals are generally in

accordance with the aims and objectives of sustainable

development since the BREEAM ‘very good’ rating will ensure that

the school will be built to high environmental standards and the

location of the new school will be within walk / cycle distance of the

majority of its pupil catchment.



13.0 ENVIRONMENTAL IMPACT

13.1 In accordance with the response of the County Council’s

Development Unit to a submitted request for a Screening Opinion,

an Environmental Impact Assessment has been carried out of the

application proposals.

Technical investigations

13.2 The results of the Environmental Impact Assessment are contained

in the accompanying Environmental Statement and draw upon a

large number of detailed investigations carried out by a team of

specialist consultants.

13.3 These investigations have assessed the environmental conditions

and features present on the site and its surroundings and have

assessed the impact of the proposed development on these

conditions and features. They have also assessed the impact of

these conditions and features on the development proposals.

Mitigation measures

13.4 As part of the iterative Environmental Impact Assessment process,

the application proposals have been designed and adjusted to take

account of the findings of the detailed investigations and

incorporate a range of measures to help minimise the impact of

development on the environment, including:

• Limiting the height of the proposed school building to 2

storeys.

• Positioning the school building between existing woodlands

to minimise its impact on the more open countryside.



• Retaining most of the existing trees and hedges on the site

and on the boundaries of the site and incorporating

measures to help ensure that they can be retained.

• Setting back the building, parking areas, multi-use games

area and all-weather pitches (including lights) away from

footpaths, hedges and woodland.

• Incorporating new tree and hedge planting to help screen

and soften the impact of development as well as enhancing

its wildlife interest.

• Balancing the cut and fill necessary to create level areas for

the building, car park, hard playing surfaces and playing

fields, including avoiding artificial retaining walls.

• Limiting the school access road, footway/cycleway and

services to a restricted corridor through New Spring Wood

and incorporating measures to minimise the impact on trees,

dormice and other importance features.

• Incorporating measures to minimise the potential impact on

wildlife, in particular bats, badgers, farmland birds, and

dormice, and incorporating measures to enhance the wildlife

interest of the site.

• Incorporating measures to minimise the risk of

contamination, including during the construction period.

• Minimising the risk of flooding of the site and surrounding

area through a sustainable drainage system (including

minimising the risk of pollutants entering water courses).

• Minimising the impact on the listed buildings at Tilekiln Farm

by locating the school buildings, access, car park, all-



weather pitch and multi-use games area outside of the

immediate setting of the buildings.

• Mitigating the impact of development on archaeology by the

carrying out of a geophysical survey and evaluation

trenching.

• Minimising the impact on adjoining properties in Merrick

Close by the retention of the recently planted boundary

screening.

• Minimising the impact of traffic and use of private cars by

incorporating measures to encourage more environmentally

friendly (or sustainable) modes of transport.

• Minimising the impact on the rights of way network by

devising a network of retained, diverted and new footpaths

within green footpath corridors.

• Incorporating measures to minimise the impact of

development during construction, minimise the use of natural

resources and encourage the re-use of materials.

Residual impacts

13.5 Notwithstanding these mitigation measures, the application

proposals will still have an impact of the application site and its

surroundings, as set out below.

• The proposed development will significantly change the

visual character of the existing site. The visual changes

relate to the change in land use, quality and character of the

existing landscape against the proposed building mass.



• The proposed development will be a moderate to significant

new feature within the existing landscape as viewed from

existing properties and by users of public footpaths.

• The proposed new floodlighting will be a new visually

intrusive source of lighting when viewed from the north and

east.

• The proposals will result in the loss of a section of New

Spring Wood (Local Wildlife Site / County Wildlife Site) to

create an access to the school, which will affect dormouse

habitats and possibly dormouse themselves, as well as

bluebells.

• The proposals will have an indirect impact on other nature

conservation interests, including bats, badgers and farmland

birds.

• The proposals will have a direct and an indirect impact on

the footpath network and on individual footpaths on the site.

• The proposals will have an indirect impact on the wider

settings of a number of listed buildings at Tile Kiln Farm.

• The proposals will result in the loss of some archaeological

features on the site, due to changes in site levels and

groundworks.

• The proposals will result in the loss of some agricultural land.

• The proposals will inevitably have an effect on adjacent

residential properties in terms of noise and disturbance,

particularly during the construction phase.



Conclusion

13.6 With the implementation of the mitigation measures described in full

in the accompanying Environmental Statement, we consider that

the overall impact of the development proposals can be

successfully contained.

13.7 To the extent that residual impacts will inevitably remain, we

believe that these are more than outweighed by the wider

educational benefits of the application proposals.



14.0 TRANSPORT IMPACT

14.1 The Transport Assessment carried out by Wormald Burrows has

considered the impact of development proposals on the local

transport infrastructure of the area and has made proposals for a

number of mitigation measures.

Vehicular access

14.2 The Transport Assessment contains a detailed appraisal of the

impact of the relocated / expanded Thomas Alleyne School on the

existing highway infrastructure of the Great Ashby area.

14.3 The two main recommendations in the assessment in respect of the

highway network have been incorporated into the application

proposals, namely

• The construction of a new roundabout on Mendip Way to

serve the development.

• The construction of a car and coach set-down / pick-up area

immediately to the east of the roundabout.

14.4 In respect of all the other existing junctions and local infrastructure

in the vicinity of the site, Wormald Burrows has concluded that they

have sufficient spare capacity to accommodate the proposed

school without the need for further improvements.

Car parking

14.5 The adopted North Hertfordshire District Plan No. 2 does not

contain car parking standards for new schools. However, in 2006,

the District Council adopted a draft Supplementary Planning

Document on Vehicle Parking at New Development. On the basis

of this standard, it has been estimated that an 8 FE school would

be permitted a maximum of around 250 car parking spaces.



14.6 The planning application proposals make provision for some 150

spaces on the school site itself, intended largely for staff and

visitors (including mini-bus and disabled spaces). This represents

around 60% of the maximum that would be allowable under the

standards.

14.7 In addition to this provision, Wormald Burrows has recommended

the provision of additional spaces within the vicinity of the car and

coach set-down / pick-up area. It has been assessed that some 67

car parking spaces could be accommodated in this area. Wormald

Burrows considers that such provision would reduce the likelihood

of on-street parking by school pupils. This provision would still fall

within the maximum standard.

Public transport

14.8 Wormald Burrows has also recommended improvements to public

transport provision, including

• The provision of improved scheduled bus services to Great

Ashby and the possible detour of services via the proposed

school facility during start and finish times in order to help

minimise the number of pupils travelling by car.

• The modification of existing school bus services in the north-

east Stevenage area so as to include the new school site.

• The provision of bus shelters at existing bus stops in the

area.

Footpath / cycleway provision

14.9 In order to maximise the number of pupils and staff choosing to

walk or cycle to work, Wormald Burrows has recommended a

number of improvements to the local footpath / cycleway network.



14.10 Most of these improvements have been incorporated in the

application proposals, including the new segregated footpath /

cycleway from Botany Bay Lane to the site entrance, with links to

the existing footpaths and cycleways in Mendip Way and Great

Ashby Way.

14.11 In addition, however, Wormald Burrows has proposed the

improvement of the existing off-site footpath / cycleway link through

St Nicholas Park to Great Ashby Way by

• Improving the condition of the path, which is currently wet

and muddy.

• Increasing the width of the path to enable pedestrian and

cycle use simultaneously.

• Increasing the overall corridor width to improve visibility.

• Improving lighting to increase the safety of the link.

School Travel Plan

14.12 In order to maximise the use of the improved walk, cycle and public

transport facilities, Wormald Burrows has recommended the

preparation, implementation and monitoring of a School Transport

Plan incorporating targets for the use of these facilities.

Conclusions

14.13 Assuming the implementation of the recommended mitigation

measures, Wormald Burrows has concluded that the planning

application proposals can be accommodated by the local transport

infrastructure of the Great Ashby area.

14.14 The Children, Schools and Families Service have accepted the

Wormald Burrows’ recommendations with one proviso. In respect of

the additional 67 parking spaces in the car and coach set-down /



pick-up area, it is willing to make this extra provision if required by

the highway authority and it forms part of the planning application

proposals. However, it recognises that car parking provision can

actually encourage car use, which is contrary to the aims of

sustainable development. It has thus proposed that the land for the

additional car parking area be held in reserve, as open grassland

and landscaping, and only developed for car parking if monitoring

of the School Travel Plan indicates a need for additional car parking

spaces.



PART 4 – IMPLEMENTATION



15.0 IMPLEMENTATION

DEVELOPMENT PROGRAMME

15.1 The County Council’s current Building Schools for the Future

development programme for Stevenage is structured into two

phases as follows

• The first phase, for which an Outline Business Case has now

been approved by central government, comprises the

proposals for the Nobel, Marriotts, Heathcote / Barnwell and

John Henry Newman school sites.

• The second phase, for which an Outline Business Case has

yet to be submitted to central government, comprises the

relocation and expansion of The Thomas Alleyne School to

Great Ashby and the expansion in situ of The Barclay

School.

15.2 The programme has been structured in this way in the light of the

planning risks and uncertainties in respect of the Great Ashby and

Barclay School sites.

15.3 The current outline planning application is part of the process for

reducing this uncertainty and proposals are also in hand (involving

the submission and approval of a Planning Brief) aimed at reducing

the planning uncertainty in respect of the Barclay School site.

15.4 In parallel to these planning submissions, two other procedures are

in hand to enable the implementation of the development proposals

for the Great Ashby site, namely

• The promotion of a Compulsory Purchase Order in respect

of the land and rights required to implement the planning

application proposals.



• The submission of applications under the terms of the

Highways Act to divert the public rights of way that currently

run through the site.

15.5 Upon the completion of all these procedures, a Supplementary

Outline Business Case will be submitted to central government in

respect of the Great Ashby and Barclay School sites. This is

provisionally programmed for December 2010 with approval by

central government anticipated in April 2011.

15.6 Implementation of the Great Ashby proposals will be the

responsibility of the County Council’s development partner, who will

be chosen following the completion of the necessary P.F.I.

procurement procedures. At the present time, it is anticipated that

the development partner will be appointed towards the end of 2010.

15.7 In respect of the Great Ashby site, one of the first tasks of the

development partner will be to prepare and submit a detailed /

reserved matters planning application for approval. This application

is likely to be submitted towards the end of 2011, with approval in

early 2012. Other approvals (e.g. Building Regulations) will then be

sought.

15.8 Assuming all goes well, construction of the new Thomas Alleyne

School is currently programmed to begin in early 2013 and take 24

months to complete. The new school will thus be ready for

occupation by the start of 2015.

DEVELOPMENT SEQUENCE

15.9 Whilst it will be for the development partner to determine the

construction sequence, it is anticipated that the first construction

activity will be the relocation of the existing children’s play area and

open space area within the access land to the land on the opposite

side of Mendip Way.



15.10 Construction of an access road to the main school site will then

follow, with a construction compound probably being established on

the access land to the east of Mendip Way.

15.11 Thereafter, the development proposals will be implemented as a

single contract, with the full 8FE school and related facilities being

constructed in one phase, save for the contingent car parking area

within the car and coach set-down / pick-up area.

PLANNING CONDITIONS

15.12 It is acknowledged that a large and complex development proposal

such as this will need to be carefully regulated by planning

conditions in order to ensure that the community and environmental

impacts are successfully mitigated and that the overall educational

and community benefits of the proposals are fully realised.

15.13 Planning conditions are anticipated dealing with the following

matters

• The submission and approval of all reserved matters prior to

the commencement of development.

• A requirement for the approved access to be in accordance

with the approved access drawing E/1678/18/G.

• A requirement for the remainder of the development to be in

accordance with the Development Parameters set out in the

Design and Access Statement.

• A requirement for the construction of the replacement

children’s play area / open space area prior to the

commencement of the main school development.

• A requirement for the construction of the approved access

roundabout on Mendip Way and associated highway works,



access roads and parking areas prior to the occupation of

the development.

• A requirement for a scheme of off-site footpath and

cycleway improvements to be implemented in the vicinity of

the site, including an improvement of the existing footpath /

cycleway link through St Nicholas Park, prior to the

occupation of the development.

• A requirement for a scheme of public transport

improvements to be implemented prior to the occupation of

the development.

• A requirement for the preparation and implementation of an

agreed School Transport Plan prior to the occupation of the

development.


agreed Car Parking and Traffic Management Plan for the

site prior to the occupation of the development.

• A requirement for all buildings to achieve (at least) the

Building Research Establishment’s BREEAM ‘very good’

standard.

• A requirement for at least 10% of the energy used by the

new buildings to be from decentralised and renewable or

low-carbon sources.


agreed Community Use and Management Agreement in

respect of the sport and recreation facilities on the site in a

form acceptable to Sport England.




agreed lighting scheme, including the floodlighting of the all-

weather pitch and games court areas.

• A requirement for the implementation of an agreed

Biodiversity Conservation Management Plan prior to the


• A requirement for an Arboricultural Method Statement

relating to the protection of trees and hedgerows during

construction.

• A requirement for the implementation of a detailed

landscaping scheme within the first available planting

season.

• A requirement for the implementation of an agreed

programme of archaeological works prior to the

commencement of the development.

• A requirement for a detailed ground investigation prior to the

commencement of the development.

• A requirement for the implementation of an agreed strategy

for the discharge of foul and surface water (including the

use of Sustainable Urban Drainage Systems such as green

roofs, soakaways and balancing ponds) prior to the



agreed scheme for the attenuation of noise from buildings

and mechanical service plant prior to the occupation of the

development.



• A requirement for the preparation and implementation of a

scheme for the provision of fire hydrants prior to the



agreed Construction Code of Conduct.


agreed Environmental Management Plan to provide a

methodology for managing environmental protection during

the construction process.

School Transport Plan

15.14 It is anticipated that the School Transport Plan will cover items

including

• Details of the person(s) responsible for the monitoring and

updating of the Plan.

• Details of the walking, cycling and public transport facilities to

be provided prior to the opening of the new school.

• Details of the measures to be implemented to encourage use

of the walking, cycling and public transport facilities.

• Targets for staff and pupil use of the walking, cycling and

public transport facilities.

• Further measures to be introduced if targets are not achieved

within the anticipated timescales.

Car Parking and Traffic Management Plan

15.15 It is anticipated that the Car Parking and Traffic Management Plan

will cover items such as



• Use of the main school car park by staff, visitors and

disabled pupils during school hours.

• Use of the main school car park by community users outside

of school hours.

• Access by service vehicles during and outside of school

hours.

• Parking and unloading of school buses and coaches.

• Waiting and unloading of parents’ cars.

• Off-site parking of students’ vehicles.

15.16 It is also envisaged that the Car Parking and Traffic Management

Plan will set out the criteria that will trigger the provision of the

contingent car parking area within the car and coach set-down /

pick-up area.

Community Use and Management Agreement

15.17 It is anticipated that the Community Use and Management

Agreement will be developed in consultation with Sport England

and will cover items including

• The school facilities to be made available for use by the

general public.

• The management arrangements for the community use of

the school facilities.

• The hours of use that these facilities will be made available

for use by the general public.

• The conditions of use of the school facilities by the general

public.



Biodiversity Conservation Management Plan

15.18 It is anticipated that the Biodiversity Conservation Management

Plan will be developed in consultation with the Hertfordshire

Biological Records Centre, the Hertfordshire and Middlesex Wildlife

Trust and Natural England and will cover items including

• Avoidance of tree and shrub removal or pruning at an

inappropriate time of year for resident wildlife populations.

• Removal (translocation) of protected and other species

affected by construction and development, particularly those

located in the proposed access corridor.

• Avoidance of indirect construction and development impacts

e.g. light spillage adjacent to woodlands.

• Compensation for the direct and indirect impacts on important

ecosystems with the aim of achieving an overall net increase

in biodiversity.

• Measures to encourage the retention and spread of the

dormice population including a program of coppicing and

thicket encouragement in New Spring Wood, provision of

nesting boxes and construction of a ‘green bridge‘ over the

school access road.

• Provision of badger gates in the school perimeter fencing to

allow for the continued access to foraging and feeding

habitat.

Construction Code of Conduct / Environmental Management Plan

15.19 It is anticipated that the Construction Code of Conduct /

Management Plan will cover items including



• Details of a single point of contact for local residents.

• A scheme of working hours for construction and other site

works, including deliveries.

• A scheme of traffic management at the site access from

Mendip Way.

• Details of construction compounds, material storage areas

and haul routes and provision for their reinstatement once

construction is completed.

• A scheme of chassis and wheel cleaning for construction

vehicles and cleaning of affected public highways.

• A scheme of parking for contractors’ vehicles.

• A routing scheme for large construction vehicles.

• A scheme for the monitoring and control of noise, air and

water pollution.



16.0 SUMMARY AND CONCLUSIONS

16.1 This report contains background and supporting information in

respect of a proposal by the Children, Schools and Families

Service for the relocation of the Thomas Alleyne School to a new

greenfield site at Great Ashby in Stevenage.

16.2 The proposal forms an integral part of the County Council’s

proposals for a reorganisation of secondary school provision in

Stevenage, funded through the Building Schools for the Future

programme.

16.3 In summary, it is proposed that -

• The new school will be expanded in size to accommodate

around 1,600 pupils (8 forms-of-entry) compared with 776

currently.

• The school buildings will be two storeys in height and will have a

maximum floorspace of 14,500 square metres GEA.

• The buildings will be supported initially by 150 car parking

spaces with contingent provision for a further 67 spaces.

• The new school will contain a range of facilities that will be

available for use by the local community, in accordance with the

government’s extended schools agenda. These facilities will

include the school’s sports hall, multi-use games area and grass

playing pitches.

• The school will be accessed via a new road link running from

Mendip Way which will pass over an area of unused land

underneath overhead power lines before swinging through New

Spring Wood.



16.4 Given that the proposed school site is located within the Green

Belt, it is acknowledged that very special circumstances will need to

be demonstrated for its development. Such a case of very special

circumstances is set out in this statement.

16.5 The planning, transport and environmental impact of the proposals

has also been carefully considered in this statement. It has been

concluded that, with appropriate mitigation measures, the proposals

will not result in any significant harm to interests of acknowledged

importance. Any harm that does arise will be more than outweighed

by the educational and community benefits arising from the

proposals.

16.6 The planning application is commended to the County Council’s

Development Control Committee for approval, subject to referral to

the Government Office for the East of England.



APPENDIX 1



LIST OF TECHNICAL STUDIES

TECHNICAL STUDY

CONSULTANT

DATE

Landscape and Visual Impact Assessment

Plincke May 2009

Extended Phase 1 Habitat Survey

Elmaw Consulting October 2007

Ecological Baseline Surveys Report

Elmaw Consulting December 2008

Ecological Impact Assessment

Elmaw Consulting April 2009

Arboricultural Report

Tree:Fabrik April 2009

Archaeological Desk Based Assessment

CgMs Consulting September 2007

Geophysical Survey

Stratascan November 2007

Archaeological Evaluation Report

Oxford Archaeology November 2008

Transport Assessment

Wormald Burrows May 2009

Geo-Environmental Desk Study Report

Faber Maunsell April 2009

Geotechnical and Geo-Environmental Interpretive Report

Faber Maunsell April 2009

Flood Risk Assessment


Technical Investigations for Drainage and Services


Noise and Air Quality Constraints Report

Gifford April 2009

Noise and Vibration Impact Assessment

Gifford April 2009

Vincent and GorbingSterling CourtNorton Road

Stevenage SG1 2JY

t: 01438 316 331f: 01438 722 035

www.vincent-gorbing.co.uk

Richard Parsons associate director

[email protected]

Documents

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