Agenda item

Remodeling and refurbishment (with some demolition and new build) of an existing secondary school. Key works to include new forum space, remodeling of hall, dining and Learning Resource Centre (LRC), new landscape proposals and upgrading of building fabric.

RECOMMENDATION: Grant permission subject to conditions.

 

The Committee was informed that Park View Academy was located on Langham Road N15.  The site was situated between Langham Road to the south-west, Downhill’s Recreation Ground to the north-east and behind the shop buildings of West Green Road, to the south.  The surrounding area is predominantly low rise residential, retail and some light industrial facilities.

 

The proposal included remodelling and refurbishment (with some demolition and new build) of the existing secondary school.  Key works would include new forum space, remodelling of the hall, dining and Learning Resource Centre, new landscape proposals and upgrading of the building fabric.

 

The site was already used for education purposes, the principle of the use had been established.  The location of the facilities included improved performing arts spaces and sporting facilities would enable the school to offer these for community use outside of school hours.

 

The materials used in the redevelopment would include an insulated render system on metal framing, insulated render system on existing brickwork, windows replaced with a mixture of translucent insulated panels and double glazing and aluminium projecting sun louvers.  The new landscaping design would improve the student entrance and car parking, create multi-use piazzas and generally create defined spaces and respond to the steep topography at the rear of the site.

 

There were no anticipated issues related to impact on residential amenity.  The site currently provided 27 on-site parking spaces for staff, 10 visitor spaces and 2 disabled spaces.  It was proposed to retain these 39 spaces and improve the configuration and setting of the parking area.  The number of cycle spaces would be increased by 50% from 22 to 44 spaces for use by staff, students and visitors.

 

The officer further informed the Committee that there were two condition 14 in the report.  It was proposed that the second condition 14 would be amended to an informative.

 

The Chair informed the Committee that there were no objectors to the application and asked Members whether they wished to question the officers.

 

Members queried the 50% increase in cycle provision and whether this was a usual figure for a secondary school in comparison to the size of the school.  The transport officer, in response explained that the UDP standard was one space per practitioner.  In this case for 40 teachers, so the provision of 44 cycle spaces was considered adequate and in relation to students, 86% travelled to school by sustainable means.

 

The Chair moved a motion to grant the application subject to conditions.

 

RESOLVED

 

That the application be granted and approved subject to conditions and the amendment of the second condition 14, in the report to an informative.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1377

FOR PLANNING COMMITTEE DATED 08/09/2008

 

Location: Park View Academy, Langham Road N15 3RB

 

Proposal: Remodelling and refurbishment (with some demolition and new build) of an existing secondary school. Key works to include new forum space, remodelling of hall, dining and LRC, new landscape proposals and upgrading of building fabric.

 

Recommendation: GTD

 

Decision: GTD

 

Drawing No’s: (20)A001, 002, 003, 004, 005, 101, 102; (21)A001A, 002A, 003A, 004A, 005A, 101A, 102A, 111, 112, 113; (90)LP001B, A001, A002; (91)A001, 002, 003 & BA2545TS.

 

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. No synthetic turf shall be used (except for sports pitches).

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.       Hard landscaped areas shall be permeable in construction and/or design.

Reason: To allow water infiltration and thus reduce water runoff to the storm water system. 

 

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 n 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.     A BREEAM  Assessment shall be submitted to the Local Planning Authority, prior to the commencement of works, demonstrating compliance BSF Design Brief 2007.

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.     The following water conservation measures shall be implemented:

 

Where sanitary fittings (taps, WC's, showers etc.) are being replaced with new fittings as part of the works, low water use appliances shall be installed. This will include spray taps, dual flush WC's and low flow shower heads with movement sensor control.

 

Automatic shut down in WC areas  incorporated to ensure water is not wasted by taps left running. Movement sensors that close a motorised valve on the water flow pipe to the area when the area is empty shall be installed.

 

Flow restrictors (local control valve) shall be fitted to appliances to ensure that excessive flow rates of water are avoided. Each appliance shall be able to be adjusted at the completion of the works to ensure that water flow rates are correct (not too high).

 

Reason: To ensure the development incorporated water conservation measures, in order to contribute to efficient use of water by the development.

 

16.     The existing School boundary fence is to be maintained in good order and repaired where necessary to ensure proper function. Full details of any proposed boundary treatment shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure access and egress to the site is via the formal points on White Hart Lane. To reduce the taking of short-cuts off the School campus, which has a detrimental impact on residential amenity.

 

REASON FOR APPROVAL:

 

The proposal has been assessed against and found to comply with policies: G1 Environment, G2 Development and Urban Design, G9 Community Wellbeing, UD2 Sustainable Design and Construction, UD3 General Principles, UD4 Quality Design, UD7 Waste Storage, ENV3 Water Conservation, ENV9 Mitigating Climate Change: Energy Efficiency, ENV10 Mitigating Climate Change: Renewable Energy, M4 Pedestrians and Cyclists, M10 Parking and Development, OS5 Development Adjacent to Open Spaces, OS17 Tree Protection, Tree Masses and Spines, CW1 New Community/Health Facilities of the Haringey Unitary Development Plan - Second Deposit (2004).

 

Section 106 No.