Agenda item

Erection of a Secondary School arranged over three to five floor levels (gross floor area 10,930 sq metres), for approx. 1,100 students; formation of pedestrian access in wall facing Wood Green Common, and vehicular access from Western and Station Roads; provision of 39 car parking spaces, 80 cycle spaces, hard and soft landscaping, multi-use games areas, 1 roof-mounted wind turbine, new fencing to Station Road and Wood Green Common; installation of LED media screen to North elevation of South wing.

RECOMMENDATION: Grant permission subject to conditions; noting that the application will have to be referred formally to the Greater London Authority (GLA)

 

The planning officer addressed the Committee and stated that there were changes to some of the conditions outlined in the report as follows:

 

Condition 2.      The development approved plans should have included that   the dwellings would be in accordance with remedial sites.

Condition 12.    The level of noise emitted from the wind turbine should read as singular as there was only one.  The air handling units should be 10 decibels as detailed in the noise consultant’s report which they confirmed that could be achieved.

Condition 19.    The Green Travel Plans should be submitted three months after the school was occupied.

Condition 20.    The Highway works would be done at the entry of the site.  Traffic signal installation would be carried out  within three months of the date of this submission.

An extra condition. The advertising hoarding along the site should be removed before the occupation of the school building.

 

The Committee was informed that this site was located in the northern part of Haringey.  The site was bounded on the west side by the main east coast railway line.  The site was 2.5 hectares in size and had a mix of current uses which included; commercial use (storage, builders yard/scaffolding), a wooded scrub section and an access road along the west boundary of the site.  There was limited built structures on the site, with over 50% of the site consisting of hard surfacing.

 

The application was accompanied by an Environmental Impact Assessment which covered a wide range of areas.  The applicant had also carried out a consultation over a nine month period before submitting the planning application.  There was an identified need for a new secondary school in the centre of the Borough, to accommodation a growing school population; the proposal met the Heartlands Policy Framework.  The school would cater for 11 – 16 year olds.

 

The design concept was to provide a  main core building parallel to the railway, effectively three storeys high, containing a main assembly hall, sports hall, dining area, resource centre and circulation space (The Forum).  The two wings on the eastern side, separated by a landscaped courtyard were respectively four and five storeys high when viewed from Wood Green Common. 

 

The building would be flat roofed with green roofs.  The staircase towers would be clad in terracotta rendered panels, stock brick to both sides of the elevated wings and white render to the main core building.  The rear wall of the main building facing the railway would be an acoustic wall of concrete with insulation, but clad with trellis and climbing plants to form a Green Wall.  The embankment would be punctuated by new buildings and there would be the need to remove a number of trees however, this would be mitigated by the provision of new landscaped areas and by the planning of 176 new trees in different parts of the site.

The Committee was asked to grant permission subject to conditions; noting that the application would have to be referred formally to the Greater London Authority (GLA).  

 

Members drew the Committee’s attention to page 191 of the agenda and enquired whether the applicant had answered the questions raised by Mr Fadida.  In response the officer replied that the applicant had responded and that the energy would be provided by a wind turbine.  Parking permits would be covered in the travel plan, floodlights were covered in condition 15 and all other enquiries had been replied to.

 

A local resident addressed the Committee to object to the proposal due to the scale and size of the development which was recognised would have an impact on its surroundings.  It was felt that the development would not enhance the character of the Conservation Area and would impact on the properties along Station Road.  The traffic investigation was further considered to have been widely under estimated as Station Road was already a rat run for cars.  The proposed floodlights would also impact on the dwellings on Station Road.

 

An objector raised concerns regarding the significant loss of day light due to the games buildings to be provided.  There would be no need to have the multi use games areas and therefore running the risk of destruction of nature that would otherwise be caused on the site.  It would only take 18 minutes to walk to White Hart Lane Sports Centre which could provide all the games facilities the school would require.

 

Another local resident addressed the committee and outlined reasons why the proposed development would not work for the following reasons:

 

·        The location of a school next to a railway.  Better value for money would be achieved at another location.

·        The scale of the buildings considered to large.

·        The height of the proposed scheme was disproportionate to surrounding dwellings i.e. the Decorum.

·        The enclosure of Wood Green Common.

·        Destruction of ecological corridor.

·        Destruction of Wood Green boundary wall would have an effect on the Conservation Area.

·        The entrance to the school could be placed at the side of the wall.

·        The impact of the proposed road works and the redesign of the land to enlarge the junction.

·        The destruction of mature trees on the site.

·        The transport arrangements are not for the school.

·        Travel plans should be for the children.

·        The air handling units should be included in condition 12 and should not be used overnight.

·        The floodlight assessment did not indicate whether there would or would not be an impact on residents or sky glow.

·        The school would be compromised because of the site.

 

A representative from the Alexandra Park & Palace Area Advisory Committee (CAAC) spoke to Members and advised of the serious shortcomings of the Strategic Sites Appraisal which provided the justification for the proposed site.  The minimum size standards were not met particularly due to the irregular size and shape of the site.  Another minimum requirement was that the site should be adjacent to a park or playing field and the proposed site was not.  The appraisal was more than four years old and considered to now be out of date.  An alternative site should be made available for the school with an up to date appraisal made on the site.

 

The Committee enquired whether the CAAC representative was against development of the proposed site or as a school.  In response the Committee was informed that there was a need for a school however, there were alternative sites within the area which would meet the needs of a school and not the proposed site.

 

The applicants addressed the Committee in relation to the issues and concerns raised by the objectors.  The design of the school was in relation to the site.  In terms of the ecology this was considered to be balanced as stated in the report and an environment impact assessment had recently been carried out.  The roofs of the proposed school would be made of sedum.  A programme of extensive tree planting was also proposed.  In relation to the highways a signalised junction was required to deal with queuing traffic matters.  The signalised junction would be movement controlled during the day.  Conservation officer had made no comments in relation to the report.  A notable feature of the proposed development was the wall around the site, the western edge would be retained with only the removal of two panels to install a pedestrian crossing.  The Fire Authority matters were satisfactorily resolved. 

 

In relation to the changes to conditions:

 

Condition 2:      Acceptable to the applicants.

Condition 3:      Details of the materials could be agreed before the building   works took place.

Condition 4:      ?

Condition 17     The trees have not been subjected to a bat survey.

Condition 19 & 20. The first occupation of the school would be in September 2010, the travel plan would need to be developed as the school intake increased.  The applicants would prefer twelve months after occupation of the school instead of three months.

Condition 22     This had already been submitted.

Condition 28     There was an existing boundary fence along the railway which would be retained.  

 

A Member enquired whether the exit to the school would be gated and whether traffic in and out of the school would be controlled by the signals.  The applicant replied that the entrance to the school would be gated by remote control.  Signalling would be introduced to reduce the traffic build up between the two roundabouts on Station Road. The Transportation Officer explained that there would be approximately 200 vehicle movements when the school opened.  Traffic signalling was proposed to meet pedestrian/cycling safety crossing the road.  The existing streetscape did not provide for their safety and which was why signalling was now appropriate.   The Committee further enquired whether the development met the minimum size standard.  The applicant stated that the guidelines were clear on space requirements on site.  The school had been developed in close consultation with ?   and a balance was achieved. The ecology corridor was broken by the layout of the site at present.  There would be greenery all the way along the site once the school was developed.  The green roofs would give a positive sustainable drainage and extra biodiversity as opposed to brown roofs which required a significant depth of soil and high levels of maintenance, which the school would have to maintain.

 

Members questioned whether the site was large enough for a school five storeys high and the possible impact on the Conservation Area and was possibly not an ideal location.  The planning officer replied that the site was an appropriate site for a school as it located away from public transport and there was no reason to say that this site was unsuitable.

 

The Committee then viewed the plans.

 

Following further discussion the Committee requested whether it was possible to add further conditions:

 

1. The name of a nominated site manager and contact details should be made available to local residents.
2. The nature conservation officer to look at the site particularly in relation to bat sensitive lighting.

 

The Chair moved a motion to grant permission subject to conditions; extra condition, noting that the application would have to be referred formally to the Greater London Authority (GLA).  On a vote there being 7 in favour and 2 against the motion was carried.

 

RESOLVED

 

That planning permission be granted subject to conditions and a referral of the application formally to the GLA.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1431

FOR PLANNING COMMITTEE DATED 10/11/2008

 

Location: Builders Yard, Former Railway Sidings and Embankment, Safestore Storage Compound, Station Road and Adjoining Wood Green Common, N22

 

Proposal: Erection of a Secondary School arranged over three to five floor levels (gross floor area 10,930 sq metres), for approx. 1,100 students; formation of pedestrian access in wall facing Wood Green Common, and vehicular access from Western and Station Roads; provision of 39 car parking spaces, 80 cycle spaces, hard and soft landscaping, multi-use games areas, 1 roof-mounted wind turbine, new fencing to Station Road and Wood Green Common; installation of LED media screen to North elevation of South wing.

 

Recommendation: Grant subject to conditions and to be referred formally to the GLA

 

Decision: Grant subject to conditions and to be referred formally to the GLA

 

Drawing No’s: S5227 D0001 P1, S5227 D0050 P3, S5227 D0051 P2, S5227 D0400 P1, S5227 D0401 P1, S5227 D0402 P1, S5227 D0403 P1, S5227 D0404 P1, S5227 D0405 P1, S5227 D0406 P1, S5227 D0100 P2, S5227 D0101 P2, S5227 D0102 P2, S5227 D0103 P2, S5227 D0104 P2, S5227 D0105 P3, S5227 D0200 P3, S5227 D0201 P3, S5227 D0202 P3, S5227 D0203 P3, S5227 D0300 P3, S5227 D0301 P3, S5227 D0302 P3 & S5227 D0500 P1.

 

HED.770.501 Rev A Green (Sheet1), HED.770.501 Rev A (Sheet2), HED.770.502 Rev A, HED.770.101 Rev A, HED.770.201, HED.770.202, HED.770.301, HED.770.302, HED.770.303 (1 of 2), HED.770.304 (2 of 2), HED.770.305, HED.770.401 (Sheet 1 of 1), HED.770.402 (Sheets 2 of 2), HED.770.601, CBA6931.01B & CBA6931.04.

 

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. This shall include the Remediation of the site in accordance with the Remediation Method Statement dated July 2008 submitted by STATS Limited which accompanied the application.

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.       Prior to the commencement of work the following details and information shall be submitted to and approved in writing by the Planning Authority;

"        Samples Panels of all facing materials;

"        Plans and elevations, fully annotated and dimensioned, showing the proposed detailed design, facing materials, colour and finishes, of the new front entrance gates in the existing brickwork boundary wall, at a scale of 1; 20,

Reason: To ensure a high quality development to preserve the character and appearance of Wood Green Common Conservation Area;

 

5.       The proposed planting scheme hereby authorised, shall be fully implemented by the end of the first planting season, after completion of the development, as per drawing HED.770.302.

Reason: In order to ensure appropriate landscaping is undertaken in the interest of biodiversity and visual amenity.

 

6.       All protective measures must be installed as specified and protective fencing as shown on drawing CB6931.04. All works that impact on the Root Protection Area (RPA) of trees to be retained must be supervised by the Consulting Arboriculturalist (CBA Trees).

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

7.       Tree protection fencing must be erected as specified in the Arboricultural Development Statement tree report and installed in accordance with the tree protection site plan (drawing CB6931.04.)

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

8.       A pre-commencement site meeting must take place with the Architect, the local authority Arboriculturist, Consulting Arboriculturist, the Planning Officer and the Construction Site Manager, to confirm the protective measures to be implemented, not less than 28 days prior to commencement of development;

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

9.       A three-year tree programme to include regular maintenance must be implemented as a minimum requirement to ensure successful establishment. Any new trees or shrubs that fail to establish within a three-year period must be replaced.

Reason: To ensure the satisfactory implementation of the landscape strategy hereby permitted. 

 

10.     The construction works of the development hereby granted shall not be carried out before 0730 or after 1830 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.

 

11.     Prior to the commencement of work a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the construction period of the development does not result in unreasonable disturbance for neighbouring properties and to minimise vehicular conflict at this location.

 

12.     The level of noise emitted from the wind turbine and Air Handling Units, hereby approved shall be at least 10dB(A) below the background level, as measured from any point 1 metre outside the window of any room of an existing neighbouring property at the time of this decision notice. The wind turbine and Air Handling Units shall be serviced regularly in accordance with manufacturer's instructions, and as necessary to ensure that the requirements of the condition are met; if the requirements of the Condition are not met, then the wind turbine and Air Handling Units shall not operate until such time as necessary remedial works have been undertaken to comply with the Condition.

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of neighbouring properties.

 

13.     That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the locality.

 

14.     No development shall be commenced until precise details of the design and materials to be used in connection with the proposed railing / fencing along the footpath on the west side of Wood Green Common have been submitted to and approved in writing by the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development in the interest of Wood Green Conservation Area.

 

15.     Prior to construction of the Multi Use Games Area (MUGA), details of the proposed, operation, location and specification of the floodlighting shall be submitted to, and approved in writing by LBH and Network Rail. The floodlighting shall not be operated after 10 p.m. on any day.

Reason: To ensure the proposed floodlighting shall not have a detrimental impact on neighbouring properties / foraging and commuting bats and to ensure the floodlights meet Network Rail Health and Safety Standards.

 

16.     A recognised Bat Specialist shall require to be consulted in the preparation of the detailed floodlighting proposals for the Multi Use Games Area's, prior to commencement of development.

Reason: To avoid a detrimental impact on foraging / migrating bats.

 

17.     Prior to the commencement of development, a dawn Bat Survey shall be undertaken by a recognised Bat Specialist, to assess whether there are bat roosts present in any of the trees identified as having some potential for bat roosts within the Entec Phase 1 Habitat Survey (June 2008) (namely no's: 9, 11, 12, 13, 22, 24, 25, 27, 31, 36, 37, 42, 47, 48 and Group 11).

Reason: To avoid damage or disturbance of possible nesting sites.

 

18.     Development should not be commenced until 'Impact Studies' of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the/this additional demand;

 

19.     A Green Travel Plan shall be submitted within three months of the occupation of the school by the first intake of pupils, and approved in writing by the Local Planning Authority. This shall specifically address public transport capacity, Controlled Parking Zone, cycle parking and pedestrian / cycle movement.

Reason: To ensure sustainable transportation measures are put in place prior to occupation and to minimise the traffic impact of this development on the adjoining roads.

 

20.     Detailed drawings of proposed highway improvement works shall be submitted to the Local Planning Authority within 3 months of the granting of this permission, and these works shall be completed before occupation of the school.

Reason: To ensure the required highways works are identified and put in place prior to occupation of the development and to improve the traffic capacity/highway safety of the site access junction and improve pedestrian conditions at this location.

 

21.     No development shall be commenced until precise details of the proposed 'Green Roof' and 'Green Wall' are submitted to and approved in writing by the LPA.

Reason: To ensure the opportunities for biodiversity enhancement are maximised through the proposed development.

 

22.     Confirmation of the BREEAM 'excellent' rating shall be submitted to the Local Planning Authority, in the form of a BREEAM pre-assessment, prior to commencement of development.

Reason: To ensure the proposed energy efficiency targets are achievable.

 

23.     Prior to occupation, details of energy efficient design and consideration of on-site equipment, to demonstrate at least a 20% reduction in carbon dioxide emissions from on-site renewable energy generation, shall be submitted to and approved by the Local Planning Authority and shall be implemented prior to the commencement of the use hereby permitted and maintained thereafter for the life of the development.

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 in line with national and local policy guidance

 

24.     Teaching sessions or other organised events shall not be held within the outdoor amphitheatre area before 0800 or after 1800 hours Monday to Friday or before 0900 or after 1400 hours on Saturday and not at all on Sundays or Bank Holidays, unless approved writing by the Local Planning Authority.

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

 

25.     The use of amplified sound equipment within the amphitheatre area shall not be permitted unless agreed in writing by the Local Planning Authority.

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

 

26.     Details of design, specification and operation of the proposed LED Media Screen require to be submitted to and approved in writing by the LPA prior to the installation and operation of this feature.

Reason: To protect the character and setting of the Conservation Area and to avoid detrimental impact on residential amenity.

 

27.     An Environmental Management Plan shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development.

Reason: To maximise the ecological and biodiversity opportunities onsite.

 

28.     Details of boundary fencing, external lighting and landscaping adjacent to the railway shall be submitted to and approved by LBH (in conjunction with Network Rail's Territory Outside Parties Engineer), prior to commencement of development.

Reason: To ensure the integrity and health and safety of the adjacent railway is not compromised.

 

29.     All existing advertisement hoardings  on the site shall be removed prior to occupation of the school building.

Reason: In order that the appearance of the site, upon redevelopment, shall make a positive contribution to the street scene and to the appearance of the locality.

 

 

 

INFORMATIVE: Thames Water recommends the following informative be attached to this planning permission. Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres / minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

INFORMATIVE: A Training and Employment Strategy must be prepared and submitted to LBH for approval prior to commencement of development.

Reason: To ensure a plan of action is prepared for Local Community training and employment benefits from the development.

 

INFORMATIVE: Pursuant to condition no. 28, Network Rail require details of the proposed access road adjacent to the railway, the collection and diversion of surface and foul water, the Development Method Statement (including fail safe procedures) and details of excavations and earthworks adjacent to the railway, to be submitted to Network Rail for approval, prior to commencement of development.

 

INFORMATIVE: Pursuant to Conditions 3 and 6 above, the Council would wish to see a revised design for the 'Green Wall' on the west and north elevations of the building, to incorporate some planting boxes or troughs at higher levels along the walls of the western and northern elevations, in order to improve coverage of the walls by climbing plants.

 

INFORMATIVE: As part of Condition 11 above, details of a nominated Site Manager together with phone number for that person, shall be provided within the Construction Management Plan.

 

INFORMATIVE: Further to Condition 20 above, the Council would wish to see that junction improvements at the main vehicular access to the site from Station Road, do not include a traffic signal controlled junction but rather a modification of the existing roundabout junction.

 

INFORMATIVE: Further to Condition 3 above regarding materials, the Council would urge the construction of the development to incorporate locally-sourced materials wherever possible; and the Council would wish to see use of a London Stock brick which would blend in with the locality on those parts of the elevations shown to be in brickwork.

 

INFORMATIVE: Pursuant to Condition 5 above, the Council would wish to see semi-mature trees planted where possible.

 

REASONS FOR APPROVAL

 

The proposed development is considered consistent with Site Specific Policy 4, Policies AC1 'The Heartlands / Wood Green', EMP1 'Defined Employment Areas - Regeneration Areas' and CW1 'New Community / Health Facilities' of the Haringey Unitary Development Plan (2006), and is considered consistent with Haringey Heartlands Development Framework (2005). It is considered the proposed development shall create visual interest and shall be a landmark building within Haringey Heartlands, in line with the objectives of Haringey Heartlands Development Framework (2005) and as such, is also considered acceptable in relation to Policy UD4 'Quality Design' of the Haringey Unitary Development Plan (2006). It is considered, on balance, the provision of the facility, with the proposed mitigation measures and conditions, outweighs the impact on the Ecological Corridor (Policy OS6 'Ecologically Valuable Sites and their Corridors') and the Conservation Area (Policy CSV1 'Development in Conservation Areas'), as identified within Haringey Unitary Development Plan (2006).

 

It is considered sufficient mitigation measures and conditions have been proposed as part of the development, in relation to impact on residential amenity and proposed tree loss. As such the application is considered consistent with Policies UD3 'General Principles', ENV6 'Noise Pollution', ENV7 'Air, Water and Light Pollution' and OS17 'Tree Protection, Tree Masses and Spines' of the Haringey Unitary Development Plan (2006). It is considered there shall not be a detrimental impact on the public and private transport networks. As such the proposed development is considered consistent with Policies M2 'Public Transport Network', M3 'New Development Location and Accessibility' and M10 'Parking for Development' of the Haringey UDP (2006). It is considered there shall be no detrimental impact on Strategic Views from Alexandra Palace and as such, the proposed development is considered acceptable in terms of Policy UD5 'Strategic Views' of the Haringey UDP (2006).

 

Section 106: No