HSBP - High Leigh Primary School - Hertfordshire...masterplan school. The issue of prominence and...

2716_REF_670001_April_2019

HSBP - High Leigh Primary School A Response to Borough of Broxbourne’s Comments.

Item 1 Appendix 2 B

2 2716_REF_670001_A April 2019 ArchitecturePLBHSBP - High Leigh Primary School - Borough of Broxbourne Response Document

HSBP High Leigh Primary School A Response to the Borough of Broxbourne’s Comments. 2716_REF_670001 2716_08_01 Revision History A. 01.04.19 © ArchitecturePLB Template Rev. C Contributors: ArchitecturePLB Vincent & Gorbing This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party.

Please note this document is designed to be printed double-sided on A3 paper.

32716_REF_670001_A April 2019ArchitecturePLB HSBP - High Leigh Primary School - Borough of Broxbourne Response Document

Contents

0.0 Introduction 1.0 Building Location & Design 2.0 Vehicle / Pedestrian Conflict 3.0 Open Vistas 4.0 Site Strategy 5.0 Public Play Area 6.0 Drainage Strategy


0.0 Introduction

0.0 Introduction Outline planning permission (07/13/0899/O) was granted by the Borough of Broxbourne on 2 April 2015 for a residential/mixed use development on land to the west of Hoddesdon and east of the A10, incorporating land to the north and south of the Dinant Link Road between Hertford Road and Lord Street and Land to the south of Lord Street, This strategic development site is referred to as High Leigh Garden Village (HLGV). Pupil yield from the 485 dwelling development is anticipated to be approximately 1fe. The County Council prefers schools of at least 2fe because it considers that they are financially and educationally more viable in the longer term. Larger schools can also offer a broad curriculum and enhanced opportunities for staff development. A 2fe school would also manage fluctuations in pupil numbers more easily than a smaller school. As such a detailed Regulation 3 planning application to secure the provision of the new 2fe primary school on the HLGV development was made by Hertfordshire County Council/HSBP as joint applicants on 12 December 2018. During the planning determination period the Borough of Broxbourne, as a statutory consultee have raised a number of objections to the planning application namely: ‘... 1.0 Against strong representations to the contrary by Lands Improvement, this Council insisted that the new High Leigh Primary School be located on the very valuable plateau area that is now the application site on the basis that it would be a community and visual centrepiece at the heart of High Leigh and an architectural landmark on the prow of the plateau facing the Westfield area on the opposite side of the valley of the Woollensbrook. The master planning reflected this aspiration. This Council is consequently dismayed that the master plan submitted in support of this application has relocated the school to the western side of the site and that the design of this school is a mundane box with little articulation and is of no architectural merit. 2.0 The master plan had also sited the school on the east side of the plateau with the parking and drop off area to the west to minimise vehicular/pedestrian conflicts. The development that is subject to the submitted application would increase those potential conflicts. 3.0 The master plan had sited the school playing fields alongside the historic Bramble Lane path that traverses High Leigh to enable open vistas across the Woollensbrook valley. The siting of the school to the west of the site will constrain those vistas and the sense of openness; 4.0 It is evident that none of those considerations were in the minds of the designer in relocating the footprint of the school to the west, a decision that was made on the basis that the 2fe school would not “fit” on the eastern side of the site. I have made it clear to the County Council on various occasions that the location of the MUGA that constrains the extent of the potential building footprint on the east side of the site was based upon the original 1fe option for the school and that it would be very straightforward to re-configure the site boundaries to accommodate this. That remains the case and Lands Improvement remains open to such an alteration; 5.0 We are left with a potentially uncomfortable relationship between the school and the MUGA; 6.0 There is no evident recognition within the planning application for the school that it sits at the heart of an outline planning permission for a major new residential community. That is particularly the case in relation to drainage. There is a sustainable urban drainage strategy for High Leigh into which it would very straightforward to plug this development without the need for the awkward trenches on the site. The previous iteration of the development also relied upon underground storage which should not be necessary within this development and that would normally be opposed by the LLFA. I do not know if underground storage remains but that is something that you should c heck. In conclusion, this development represents poor planning and poor design, is not representative of good practice in relation to sustainable drainage, is insufficiently related to the wider planning of High Leigh, will not create a centrepiece of the High Leigh development and should be refused....’ This report considers each of the above objections in turn and is submitted to the County Planning Authority in response to the objection raised by the Borough of Broxbourne.


1.1 Applicant’s response : The site slopes from west to east. The high point is in the NW corner at approximately +61.25m AOD. The low point is in the SE corner at approximately +54.25m AOD. Just south of the centre of the site is a broadly level plateau at approximately +56.75m AOD. The 1FE school shown in the masterplan is located towards the SE corner of the site, on the eastern edge of the plateau, with its entrance facing west. The site level at the building entrance is approximately +56.5m AOD. The proposed 2FE school is also located on the plateau but is positioned slightly further west than the masterplan school. As the ground rises to the west, the proposed ground floor is slightly higher than the masterplan building, at +57.00m AOD. The proposed 2FE school is also 2-storey, in contrast to the single storey 1FE school shown in the masterplan. It is therefore more prominent, not less prominent than the masterplan school. In the masterplan arrangement, the front of the building faces west onto the carpark, not east toward the Woollensbrook valley. The building entrance would be concealed when approaching along the access road from the east. In contrast, the proposed school building faces directly onto the road. The entrance is highly visible and clearly denoted by a double height glazed screen. For this reasons too, we believe the school to be more prominent within the local community than the masterplan school. The issue of prominence and the reasons for relocating and re-orientating the building were clearly identified in Clauses 5.7 and 5.8 of the Planning Design and Access Statement. “The front of the masterplan building and its main entrance face west, away from the street and residential areas, with consequent concern regarding its prominence within the new community.” “The front of the [proposed] building and the main entrance could face directly onto the road, increasing legibility and making the school more prominent within the wider community.” “The [proposed] building would be located on a slightly higher part of the site, also improving its prominence.” With regard to the design quality of the school, this is of course subjective. The proposed scheme has been developed in close consultation with HCC as client, as well as Westfield Primary School as the future occupants, in order to meet both their functional requirements and design preferences. Details of this consultation are clearly set out in clause 5.10 of the Planning Design and Access Statement. Prior to submission we also liaised with both the County Planning Authority and Borough of Broxbourne. Details of the Pre-App consultations are clearly set out in clauses 5.11 and 5.12 of the Planning Design and Access Statement. Details of the design rationale are set out in clauses 6.8 to 6.44 of the Planning Design and Access Statement.

External Materials - Context External materials need to respond to the identity of High Leigh Primary school and its setting within the wider High Leigh Garden Village community. Materials should be high quality, affordable, low maintenance and robust. We propose that the new school is clad predominantly in brick, which will be selected to complement the surrounding residential areas. Controlled use of colour to key elements, such as the entrance and windows on highly visible corners, will identify the school as a community building distinct from the neighbouring residential areas.

High Leigh Primary School External Materials 2716_SKE_500020_B

18.10.17

Primary school as shown in the wider masterplan

External Materials - Joy and Delight In order to add some creativity, joy and playfullness, which we believe should be key to architecture for young children, we proposed to highlight the pods at the front of the school which define the nursery and reception external areas. A similar treatment will also be used to the main school hall which is a key space defining the heart of the school community.

colour to group room and circulation window reveals

durable high-quality brickwork colour and large recessed opening to define the main entrance

shaped cladding panels with flashes of colour used to define nursery, reception and main hall

External Materials - C

ontext External m

aterials need to respond to the identity of H

igh Leigh Primary school and its setting w

ithin the w

ider High Leigh G

arden Village comm

unity. Materials

should be high quality, affordable, low m

aintenance and robust. W

e propose that the new school is clad predom

inantly in brick, w

hich will be selected to com

plement the

surrounding residential areas. C

ontrolled use of colour to key elements, such as the

entrance and window

s on highly visible corners, will

identify the school as a comm

unity building distinct from

the neighbouring residential areas.

High Leigh Prim

ary School

External Materials

2716_SK

E_500020_B

18.10.17

Primary school as

shown in the w

ider m

asterplan

External Materials - Joy and D

elight In order to add som

e creativity, joy and playfullness, w

hich we believe should be key to architecture for

young children, we proposed to highlight the pods at

the front of the school which define the nursery and

reception external areas. A

similar treatm

ent will also be used to the m

ain school hall w

hich is a key space defining the heart of the school com

munity.

colour to group room and

circulation window

reveals

durable high-quality brickwork

colour and large recessed opening to define the m

ain entrance

shaped cladding panels w

ith flashes of colour used to define nursery, reception and m

ain hall

High Leigh Primary School 3D Entrance View 2716_SKE_500046_A

11.01.18

1.0 BoB’s comments : ‘Against strong representations to the contrary by Lands Improvement, this Council insisted that the new High Leigh Primary School be located on the very valuable plateau area that is now the application site on the basis that it would be a community and visual centrepiece at the heart of High Leigh and an architectural landmark on the prow of the plateau facing the Westfield area on the opposite side of the valley of the Woollensbrook. The master planning reflected this aspiration. This Council is consequently dismayed that the master plan submitted in support of this application has relocated the school to the western side of the site and that the design of this school is a mundane box with little articulation and is of no architectural merit.’

1.0 Building Location & Design

A diagram to compare the proposed footprints of: 1) Broadway Malyan’s 1fe school (outlined in Pink) 2) ArchitecturePLB’s proposed 2fe school (outlined in Blue)

Sketch view of proposed 2fe school from main entrance.

Precedent image of potential external materials for the proposed 2fe school.

61.25

54.25

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2.0 Vehicle / Pedestrian Conflict

2.0 BoB’s comments : ‘The master plan had also sited the school on the east side of the plateau with the parking and drop off area to the west to minimise vehicular/pedestrian conflicts. The development that is subject to the submitted application would increase those potential conflicts’

Broadway Malyan masterplan with 1fe school, edited to demonstrate the ‘bottleneck’ between the main outdoor play spaces and the school building caused by the siting of the carpark.

Pedestrian access point

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Car parking

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Nursery play

Recep on play

Games court - hard surface

Drainage Swales / basins

Ar cial grass

Grass pitches

Emergency / service access

Habitat area

Screen plan ng on boundary to adjacent site

Ornamental shrub plan ng

Bin store

LEGEND

HIGH LEIGH PRIMARY SCHOOL | GRAPHIC MASTERPLAN | SCALE 1:250@A0 FOR PLANNING | 13/06/18 7a Wintex House, Easton Lane Business Park, Easton Lane, Winchester SO23 7RQ | 01962 856008 | [email protected] | www.ubu-design.co.uk

Covered bicycle stand

1.8mHigh fence and gates

1.2m High fence and gates

Application proposal for 2fe school, edited to show the close relationship between the school building and its external play areas and the separation of pupils from the carpark.

2.1 Applicant’s response : We do not understand or agree with this statement, in fact we believe the opposite to be true. The masterplan building is sited in the SE ‘leg’ of the site with the school playground and playing field to its north west. The width of the frontage between the building and the external play areas is restricted by the carpark to around 7m. By swapping the building and carpark our proposal greatly improves the connection between the school building and the external play spaces. The proposed carpark is contained in the SE ‘leg’ of the site. In this location it is naturally isolated from pupil areas, providing discrete, safe and secure access for kitchen deliveries and refuse collection as well as for drop-off and parking. These benefits were specifically identified in Clause 5.8 of the Planning Design and Access Statement: “There would be a much closer relationship between the internal accommodation and the external play areas, now directly to the north of the building.” “The car parking and drop-off would be accommodated in the south-eastern leg of the site, providing a defined and secure area away from the main pupil spaces and efficiently segregating vehicular and pedestrian movements.” In reviewing the masterplan proposals, our highways consultant identified that the pedestrian crossings shown to the SE of the school are too close to the bend in the road and provide inadequate visibility. For this reason, they have been moved further away from the corner, as shown in submission drawing No. ST-2597-04. For these reasons, we believe that the proposed arrangement reduces the risk of pedestrian/vehicle conflict when compared to the masterplan scheme.


3.0 Open Vistas 3.0 BoB’s comments : ‘The master plan had sited the school playing fields alongside the historic Bramble Lane path that traverses High Leigh to enable open vistas across the Woollensbrook valley. The siting of the school to the west of the site will constrain those vistas and the sense of openness’ ;

A

B

160m

C

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45m

Broadway Malyan’s masterplan with 1fe school. Edited to demonstrate potential views across the site from Bramble Lane towards the Woollensbrook Valley.

Application proposal for 2fe school. Edited to demonstrate potential views across the site from Bramble Lane towards the Woollensbrook Valley.

3.1 Applicant’s response : We do not understand or agree with this statement. In the proposed scheme, the playing fields are also sited alongside Bramble Lane. As the proposal is for a 2FE rather than a 1FE school, they are much larger than in the masterplan and the visual gap between the school and the nearest houses to the north is much increased. In the masterplan, this gap is approximately 45m wide. In the proposed scheme the gap is increased to approximately 160m The views east across the Woollensbrook valley are therefore much improved, as are those in the opposite direction, towards Bramble Lane.


60yds x 40yds U9/U

10 (7v7)

80yd

s x

50yd

s U

11/U

12 (9

v9)

Yr.2

Nurs.Rec.

Kit.

Hall

Mainentrance

Yr.1

Staff / admin.

Project:

ArchitecturePLB

Drawing:

Number:

Date: Scale:

High Leigh Primary School

Site Capacity: 2FE School

2716_SKE_500003_A

18.07.17 1:000 @ A3

N

0 10 20 30 40 50 m

Key:

1. Primary School building footprint shown c. 1,330m2 to reflect HCC minimum GIA of 2,420m2 in 2-storey building with allowance for single storey elements, double-height hall etc.

2. MUGA to accommodate 22m x 33m paying area with overruns as BB103 Primary School guidance.

3. Grass playing fields, shown marked out to accommodate 1 x U11/U12 pitch, overlaid with U9/10 pitch and 6-lane 100m running track.

4. Area for swales as part of site-wide SUDS.5. Parking / drop-off. 62 bays shown plus

informal drop-off for 11.6. Deliveries / refuse area.

HardOutdoor PE 1,3481,030

Soft Informaland Social 2,1601,500

Soft OutdoorPE 12,70012,600Hard Informal

and Social 893650

HabitatAreas 866210

Hard / Softnon-net areas

SiteArea 24,23016,166

1,031

3,806

12,700663

1,071

20,044

SoftOutdoor PE

Proposed(m2)

BB103min. (m2)

12,7138,400

Primary School2FE + 30FTE Nursery

As drawn(m2)

8,435

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4.0 Site Strategy

4.1 Applicant’s response : The assertion that the designers have not considered the issues raised is fallacious. In addressing this project our starting point was to locate the school in the SE corner of the site, as shown in the masterplan. This is clearly stated in clause 5.7 of the Planning Design and Access Statement, which also explains the perceived drawbacks of the masterplan siting: “ . . . the designers’ starting point was to locate the new school building in a similar position to that shown in the Broadway Malyan masterplan, i.e. in the south-east corner of the site. In developing the proposals, however, they also sought to address a number of perceived disadvantages of the masterplan solution, namely:

1) The front of the masterplan building and its main entrance face west, away from the street and residential areas, with consequent concern regarding its prominence within the new community. 2) Delivery and refuse access to the kitchen (presumably sited in the north-west corner of the building where it could be serviced via the carpark) would be directly adjacent to the main building entrance. This does not appear to be a beneficial adjacency, leading to potential conflict between catering deliveries / refuse collection and visitors approaching the school. 3) Pupil movement between the building and the external play spaces appears to conflict with the direct connection between the kitchen and the central hall i.e., pupils would need to pass through the hall, in front of the kitchen servery, to reach the external play spaces. 4) The arrangement shown in the masterplan locates the classrooms in the south-eastern corner of the site, furthest from the main external play areas to the north- west. 5) The masterplan building is located very tight to the northern boundary, with consequent concern regarding the quality of the narrow space created to the north of the hall, particularly if it is to provide a pupil route between external learning and play areas. 6) The building would overshadow the adjacent children’s play area directly to its north. 7) The external learning areas to the east of the building are sited very close to the nearest houses with consequent risk of disturbance. 8) The location of classrooms close to the south-east corner of the site would necessitate a high security fence, possibly solid for reasons of privacy. This would offer a poor face to the neighbouring residential community. 9) The building is located at the lowest point on the site, reducing its prominence and limiting options for accommodating on-site Sustainable Urban Drainage Systems (SUDS) in this corner. 10) The south-eastern leg of the site, in which the masterplan building is located, is relatively steeply sloping. To achieve a level floor slab within the building and sufficiently level external learning spaces would therefore require significant re-grading and/or retaining structures close to the boundary which would require further DDA accessibility considerations. 11) Insufficient and unsafe visibility around the road corner at the pupil crossing points shown to the south-east of the site.

4.0 BoB’s comments : ‘It is evident that none of those considerations were in the minds of the designer in relocating the footprint of the school to the west a decision that was made on the basis that the 2fe school would not “fit” on the eastern side of the site. I have made it clear to the County Council on various occasions that the location of the MUGA that constrains the extent of the potential building footprint on the east side of the site was based upon the original 1fe option for the school and that it would be very straightforward to re-configure the site boundaries to accommodate this. That remains the case and Lands Improvement remains open to such an alteration’;

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Broadway Malyan’s masterplan with 1fe school. Early capacity study by the applicant exploring a SE location for the 2fe school


4.0 Site Strategy

The next clause, Clause 5.8, explains the contrasting benefits of the proposed siting: “As part of the Feasibility stage of the design process a preferred site arrangement was therefore identified in which the locations of the new building and carpark were swapped, with the former to the west and the carpark to its east. This alternative site arrangement was favoured for a variety of reasons, including: 1) The front of the building and the main entrance could face directly onto the road, increasing legibility and making the school more prominent within the wider community. 2) The building would be located on a slightly higher part of the site, also improving its prominence. 3) There would be a much closer relationship between the internal accommodation and the external play areas, now directly to the north of the building. 4) The car parking and drop-off would be accommodated in the south-eastern leg of the site, providing a defined and secure area away from the main pupil spaces and efficiently segregating vehicular and pedestrian movements. 5) The alternative location for the carpark would reduce the need for high fencing between it and the secure school areas, thus reducing visual impact compared to the masterplan scheme. 6) The alternative location for the carpark and the school entrance would reduce the requirement for 1.8m high security fencing along the southern and eastern boundaries. Instead, a low 1.2m high demarcation fence is proposed around the south-east corner of the site, providing a more welcoming aspect than the security fencing which would be required in the masterplan scheme. 7) Free of the building and external hard play, the south- eastern leg of the site could also be used as part of the SUDS, for which it is naturally suited being the lowest part of the site. 8) The building would no longer overshadow the adjacent children’s play area and could, instead, be sited well away from all boundaries. 9) The building would be sited on a flatter part of the site, requiring less re-grading and less requirement for retaining structures which would in themselves have visual impact 10) The kitchen could be located to one side of the building, rather than at the front, with separate and more discreet delivery / refuse access via the carpark.

Broadway Malyan’s masterplan with 1fe school. Annotated to show requirement for retaining wall.


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Bin store

LEGEND





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Application proposal for 2fe school, overlayed on to BM’s masterplan.

11) The external hard play areas would be located further from residential neighbours and shielded by the building, thereby reducing potential disturbance. 12) All classrooms could face either north or south, as favoured by the Education Funding Agency (EFA) as higher-angle south sunlight is easier to control with respect to glare than East or West lower-angle sunlight and the classrooms overlooking the playing fields to the north and woodland to the south will have a better outlook for pupils”

12In particular, we would emphasise the point regarding site topography. The masterplan shows the school building in the SE leg of the site where there is a significant fall from the level at the building entrance (c. +56.5m AOD) down to the corner (+54.25m AOD). To achieve the external play spaces shown in the masterplan would require a retaining wall along the boundary of up to 2m high, above which would be the 1.8m high secure perimeter fence. Being directly opposite residential dwellings, this very high boundary would be visually overbearing, not the ‘good neighbour’ imagined by BoB. We therefore believe that the siting of the school building in the masterplan is based on a significant misunderstanding regarding the nature of the site. We have successfully addressed this issue by relocating the building further west. With regard to the ‘MUGA’, we understand BoB to be referring to that sited within the ‘Children’s and young people’s play area’ shown in Broadway Malyan’s masterplan drawing ref. 29019-(02)103-B. The 2FE school boundary was defined by others however and is beyond the control of the applicant.


5.1 Applicant’s response : We understand that BoB are referring to the MUGA sited within the ‘Children’s and young people’s play area’, as shown in Broadway Malyan’s masterplan drawing ref. 29019-(02)103-B. Play area outlined in red opposite. We do not understand or agree with this statement, in fact we believe the opposite to be true. The DfE requires the ceiling within a Primary school assembly hall to be minimum 4.5m high. This means that the eaves will be higher. Bearing in mind that the hall is shown in the masterplan directly to the south of the children’s play area, with only a narrow path between, it will cast significant shade over the MUGA. This disadvantage of the masterplan scheme was specifically identified in Clause 5.7 of the Planning Design and Access Statement: “The building would overshadow the adjacent children’s play area directly to its north.” In contrast, the proposed school is sited entirely west of the ‘Children’s and young people’s play area’. In its place is the secure car parking area. In the proposed arrangement, the MUGA will therefore enjoy an open southerly aspect rather than the high wall of the school hall.


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LEGEND





5.0 Public Play Area 5.0 BoB’s comments : ‘We are left with a potentially uncomfortable relationship between the school and the MUGA’;

High Leigh Primary School 3D Playground View 2716_SKE_500047_A

11.01.18

Broadway Malyan’s masterplan with 1fe school. Edited to demonstrate potential overshadowing of play area.

Application proposal for 2fe school Edited to demonstrate the open southerly aspect.

View of proposed 2fe school from playing fields


6.0 Drainage Strategy 6.0 BoB’s comments : ‘There is no evident recognition within the planning application for the school that it sits at the heart of an outline planning permission for a major new residential community. That is particularly the case in relation to drainage. There is a sustainable urban drainage strategy for High Leigh into which it would very straightforward to plug this development without the need for the awkward trenches on the site. The previous iteration of the development also relied upon underground storage which should not be necessary within this development and that would normally be opposed by the LLFA. I do not know if underground storage remains but that is something that you should check.

Surface Water Infrastructure Strategy Plan - Brookbanks - 09.02.2016

6.1 Applicant’s response : The approved LIH drainage strategy identifies a restricted outfall from the site (Drawing 10396/120/001 attached). Therefore, we are required to store surface water on the development either through the use of detention basins (awkward trenches) and/or cellular storage. In addition, the LIH FRA included the Conceptual SuDS Drainage Strategy (Drawing 0594-D-23-E) which indicates that cellular storage and porous paving are provided on the school site. It is acknowledged that the wider LIH development has an approved SuDS strategy, but, in accordance with LLFA guidance, the development proposals will need to include SuDS in order to provide source control. The requirement for source control SuDS is also stated within the LIH Surface Water and SuDS Design Statement which was submitted as part of the planning application, extract as follows: 3.4 Source Control Measures 3.4.1 A number of source control measure have been proposed across the Site including; lined permeable paving, extensive green roofs and lined bio-retention planters. These will help provide initial attenuation at source as well as providing water quality benefits prior to discharging surface water into the proposed traditional drainage network. For the management/ maintenance of these devices refer to Appendix F and Section 3.1. It is also worth noting that, were the school building to be located to the SE corner of the site, then the surface water storage required on-site would need to be located ‘uphill’ of the school building, resulting in deep infrastructure and storage systems (basin or cellular).

50 Southwark StreetLondon SE1 1UNTelephone 020 7940 1888

www.architectureplb.com

St Thomas StreetWinchester SO23 9HDTelephone 01962 842 200

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