Agenda item

Redevelopment of Woodside High School, to comprise demolition of part of existing central school block, erection of new two storey block fronting White Hart Lane, new three storey block at rear of site, covered walkways, parking and landscaping, and re-cladding of existing Block C. To incorporate Woodside High School, William C Harvey and Moselle Special Schools.

RECOMMENDATIONS: Grant permission subject to conditions.

Councillor PEACOCK ENTERED THE PROCEEDINGS AND COUNCILLOR DODDS RELINQUISHED THE CHAIR.

 

COUNCILLOR PEACOCK IN THE CHAIR

 

The Committee were advised that though there were no objectors  the Architect was present.  The Chair also advised that a Councillor in attendance as a Governor at the school would address the Committee.

 

In a brief introduction of the report officers advised the Committee that the application was for the redevelopment of Woodside High School, to comprise demolition of part of existing central school block, erection of new two storey block fronting White Hart Lane, new three storey block at rear of site, covered walkways, parking and landscaping, and re-cladding of existing Block C, and to incorporate Woodside High School, William C Harvey and Moselle Special Schools.  The Committee were adviosed that Woodside High School was situated on White Hart Lane. The site was bounded to the north by White Hart Lane, to the east and west by MOL playing fields and to the south by residential properties (Stirling Road). To the north of White Hart Lane was New River Sports Centre and Community Centre. The existing High School campus comprised of a mix of existing buildings, from 1 – 4 stories, with a range of age and condition. The original campus buildings were developed in the 1960’s.

 

The Chair then advised that Councillor Cooke would address the meeting.

 

 

In thanking the Committee for its indulgence Councillor Cooke commented that the planning application was the next process of the inclusive development of the existing schools and the inclusion of two special schools - William C Harvey and Moselle schools.  Councillor Cooke commented on the considerable amount of work undertaken by both the planners, and architect  and all those involved in bringing the proposals to this point and a huge amount of work with the 3 Head teachers, teachers and pupils, especially with the needs of both special schools and their inclusion on one campus, and that all concerned welcomed the proposals before the Committee and hoped that the Committee would grant the application.

 

The Chair thanked Councillor Cooke for his address.

 

The Committee then viewed the plans.

 

The Committee expressed concerns in regard to the new build roofs needing to be pitched, and reiterated the previous concerns in terms of maintenance and costs of the roof repair to the schools. Also the issue of the fencing on the boundary of the school being strengthened and in materials that could not be cut through needed addressing together with the overall  landscaping of the areas, especially around the frontage and the need for tree planting and shrubbery.

 

Officers responded that conditions and informatives could be added in terms of the boundaries.  With regard to the pitch of the new roofs the design of the roofs and their design was not in a sense a planning issue and a matter of design.

 

The Architect advised that there was work currently in hand to ensure the maintenance of the buildings, and they being in good repair for a long term period.

 

Following further points of clarification, on a MOTION by the Chair it was unanimously:

 

RESOLVED 

 

That the application be granted subject to conditions and additional  informatives in relation the proposed roof designs being pitched as opposed to flat, materials for wood cladding, and landscaping of the site, and also design, installation of boundary fencing.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/0655

FOR PLANNING COMMITTEE DATED 09/06/2008

 

Location: Woodside High School, White Hart Lane N22 5QJ

 

Proposal: Redevelopment of Woodside High School, to comprise demolition of part of existing central school block, erection of new two storey block fronting White Hart Lane, new three storey block at rear of site, covered walkways, parking and landscaping, and re-cladding of existing Block C. To incorporate Woodside High School, William C Harvey and Moselle Special Schools.

 

Recommendation: GTD

 

Decision: GTD subject to conditions

 

Drawing No’s: 325-PL-001 - 025 incl., 433-WD-02-D & 433-PL-02

 

Conditions:

 

1.         The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

            Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2.         The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

            Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

3.         Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

            Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

4.         That details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

            Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

 

5.         Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping of the application site with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the completion of the development; such landscaping shall be implemented within 6 months of the completion of the development.

            Reason: In order to ensure a satisfactory setting for the proposed development and in the interests of the visual amenity of the area.

 

6.         Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated , a schedule of proposed materials and samples to be submitted for written approval from the Local Planning Authority. 

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

 

7.         The species, size and siting of the replacement trees shall be agreed in writing by the Local Planning Authority and the trees shall be planted within 6 months (or as otherwise agreed in writing) of the commencement of the approved treatment (either wholly or in part). The replacement trees shall be maintained and/or replaced as necessary until they are established in growth.

            Reason: To maintain the visual amenities of the area.

 

8.         An Arboricultural Method Statement, including a tree protection plan, shall be prepared in accordance with BS.5837:2005 ‘Trees in relation to Construction’ and submitted to and approved in writing by the Local Planning Authority prior to any works commencing on site.

            Reason: To safeguard the health of existing trees which represent an important amenity feature.

 

9.         Details including the type, specification and location of external lighting shall be submitted to and approved in writing by the Local Planning Authority.

            Reason: To prevent adverse light pollution to neighbouring properties.

 

10.       Prior to the commencement of the development herby permitted a construction method statement shall be submitted to and approved in writing by the Local Planning Authority. The development thereafter shall be implemented in accordance with the approved details. The statement shall include:

(i)                  Sequence of construction activity throughout each phase;

(ii)                Location and specification of acoustic barriers;

(iii)               Details showing how all vehicles associated with the construction of the development hereby approved are properly washed and cleaned to prevent the passage of mud and dirt onto the adjoining highway;

(iv)              Details of construction lighting and parking;

(v)                The methods to be used and the measures to be undertaken to control the emission of dust, noise and vibration arising from construction works;

(vi)              Details of boundary hoardings and measures to ensure they are maintained in a secure and tidy condition.

            Reason: To ensure that the development does not give rise to unacceptable impacts, upon neighbouring residential amenity and does not have an adverse impact upon the Metropolitan Open Land.

 

11.       The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

            Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

12.       No development hereby approved shall commence until details of surface water drainage works and source of control measures have been submitted and approved in writing by the Local Planning Authority.

            Reason: To ensure water discharge from the site shall not be prejudicial the amenities of the area.

 

13.       No development hereby permitted shall commence until a Demolition Method Statement has been submitted to and approved by the Local Planning Authority. The statement shall include a methodology for demolition, mitigation for impacts arising from demolition (including dust and noise) and the named contractor(s). Thereafter, all demolition shall be undertaken in accordance with the approved statement unless otherwise agreed with the Local Planning Authority.

            Reason: In order to minimise the impact of the works on the amenities of neighbouring occupiers.

 

14.       An Energy Assessment shall be prepared demonstrating compliance with The London Plan (Consolidation with Alterations Since 2004) Policy 4A.4.

            Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in carbon dioxide emissions generated by the development.

 

15.              Details of the southern boundary fence of the school adjoining the rear gardens of properties in Stirling Road, shall be submitted to and approved by the Local Planning Authority prior to commencement of development; such details to show the fence of sufficient height and strength to prevent footballs and other balls from crossing the boundary.

Reason; In order to protect the amenity of adjoining residential properties.

 

16.              A School Travel Plan, to include proposals to encourage the use of non-borne modes of transport for journeys to and from school, shall be submitted to the Local Planning Authority within three months of the commencement of any part of the development hereby permitted.

Reason; In order to encourage use of more sustainable means of transport.

           

INFORMATIVE:

 

1.                  You are requested to ensure that the design of any ‘flat’ roofs on the new blocks Y and Z are carried out to provide low maintenance structures and prevent water penetration.

 

2.         Further to condition 5 and 7 above, the landscaping scheme should include additional tree planting of extra heavy standards on the frontage to the site to White Hart Lane and at the rear boundary of the site with properties in Stirling Road. 

 

REASONS FOR APPROVAL

 

The proposal will replace the dated and deteriorated school facilities with new accommodation, allowing the consolidation of Woodside High School, William C Harvey and Moselle Special Schools, within the one campus. This is consistent with policy CW1 of the Haringey UDP (2006). Due to the proposed scale, layout and siting of the proposed new blocks, it is not considered there shall be a detrimetnal impact on the adjacent MOL. The scale and design of the new blocks are considered to be appropriate in the context of the site, the retained buildigns, and the surrounding area. Specifically, Block Z is considerd to approptiately address White Hart Lane and retains the build line of the retained office block. Consideration has been taken of the potenital impact of Block Y on the residents of Stirlign Road. It is considered the proposed setback and structure landscaping is sufficient to avoid any detrimental impact of this building on residential amenity. Although a number of trees are proposed for removal, it is considered the proposed landscape strategy, (which includes significnat replanting) shall compensate for this loss and shall enhance the environment of the campus and have associated biodiversity benefits.

 

Section 106 No