Agenda item

Erection of 2 x single storey buildings at the school’s frontage to provide a new administration block and learning resource centre, and create a new main entrance.

RECOMMENDATION: Grant permission subject to conditions

 

The planning officer presented the report and advised that Hornsey School for Girls was built on former residential land in 1971.  The site was bounded by Inderwick Road and the rear of residential properties on Rathcoole Gardens and Weston Park.  It was considered that the proposed development would greatly improve the facilities for existing students.  The new administration blocks would be able to provide more suitable dedicated facilities, and would be available for community use during the evenings which would create a more effective use of existing community sites.  The position of the buildings near to the pavement was a departure from the existing school layout but it resulted in a more obvious street presence for the school.  The proposed buildings were for relatively quiet activities such as administration and quiet study, the central courtyard was likely to be used more frequently, but this enclosure would service to attenuate much of the resultant noise.

 

The officer further stated that the proposed buildings ere of modern design using traditional materials reflecting the locality.  It was considered that all windows in the administration block and lower level windows were to be obscured glazing, the only clear glazed windows were those which were above head height, this would therefore result in limited overlooking.  The proposal involved the removal of 15 trees on Inderwick Road frontage, 13 of which are mature.  Twenty replacement specimens were proposed on Inderwick Road and Spencer Road frontages, including new street trees.  The scheme incorporated CHP, natural ventilation, efficient use of water, sustainable urban drainage, measures to reduce solar gain and a green roof.

 

The Committee were further informed that the school had a total of 74 off-street car parking spaces, which would be retained and covered cycle parking facilities capable of accommodating 50 bicycles.  The school had an active travel plan which would help to promote and increase the number of students travelling by sustainable modes of transport.  The Committee was asked to grant permission subject to conditions.

 

A local resident from Inderwick Road addressed the Committee on behalf of several local residents who all supported the improvement of schools in Haringey.  Hornsey school for Girls was opened in 1971 to benefit the community.  Local residents questioned why the location for this particular application was being proposed with the loss of many trees.   The proposal also claimed to be a single storey building.  Residents had worked with the BSF team, the school and had made changes to the application, however the Committee was asked to consider pushing back the wall, the provision of green roofs and a green frontage to the building.

 

Another local resident addressed the Committee who stated that local residents had engaged with the design process and their input had improved the original application, however it was still proposed that the building be located adjacent to the pavement.  It was considered that the current proposal would not have this school at the heart of the community.  There were 43 posters hung up in Inderwick Road asking for the wall of the proposed building to be pushed back from the pavement, otherwise it would be turned into a graffiti wall which would look like a prison.

Councillor Gorrie addressed the Committee and stated there had been good dialogue with the application who had and worked constructively with residents.  The key issue, however was the administration building located adjacent to the pavement which was at odds with the design use of the street.  The proposal changed the character and design of the homes on Inderwick Road.  For the residents the proposal would not only alter the street scene but would further impact on their amenity and was requested that the proposal provide green roofs, the building be set back and trees be planted in front of it.

 

The head teacher of the school addressed the Committee and stated that the building programme would enable the school to provide safety for the children and staff.  The school was improving and developing its relationship with the local community and neighbours and as a result concessions had been made to the planning application.  The new blocks would enhance the learning facilities for the students and secure the safety and wellbeing of the staff.

 

The applicant’s agent responded to the concerns raised by the objectors that the image they had presented was inaccurate.  The location of the building at the front of the site was the preferred option and gave the school a presence of which the school currently lacked.  In respect of the consultation, two open evenings and two informal meeting had been held with the head teacher with local residents following these substantial changes had been made to the application:

 

• The colour of the brick was changed to red.
• The main buildings pushed back by two metres.
• Additional planting was to be incorporated at the front of the building,  in the street and at the side of the school.
• A new wild life garden was to be included.
• The application included twenty replacement trees and the street trees to be planted were in addition.
• Residents had raised concerns regarding the daylight, and in response the applicants had undertaken a study which was available to the Committee.

 

The applicant’s representative further advised the Committee that the condition regarding obscure glazing applied only to the learning resource centre and this was to be amended to road level rather then floor level.

 

The Committee then viewed the plans.

 

The Committee acknowledged that the main objections regarding the proposal was in relation to the location of the buildings adjacent to the pavement, the height of the blocks, the lack of windows and the impact on the street scene.   The applicant’s agent responded that they were constrained  by the location so the administration block had been lowered into the ground and set back by two and a half feet.  Various locations has been investigated on the site and four different options were explored each had associated problems and wasn’t feasible, however the proposed location was considered the only option and it should be borne in mind that the building was not residential.  The height of the blocks was slightly higher than the existing brick wall surrounding the school but was being replaced by high quality buildings.  The administration block was modestly low and took up the least amount of space on the site.  The number of windows had further been increased in the learning resource centre.  

 

The Committee requested a condition to further set back the buildings from the Road given that this was the main issue against the application and that the buildings were not in keeping with the street scene or area. 

 

The Assistant Director of Planning, advised the Committee that if this condition were imposed then it would fundamentally change the scheme and the application would have to be revised.  The Committee was informed that they could vote on the application to be deferred or on the application in front of the Committee.

 

Cllr Dodds moved a motion to grant the application in front of the Committee.  Cllr Wilson moved a motion to defer the application in order for the application to be amended and the buildings set further back.   The substantive motion was then put to a vote, there being four in favour and five against the motion was declared lost. 

 

Members then requested the following conditions:

 

1. That green roofs be provided on both blocks.
2. That materials to be used in connection with the building shall be approved by the planning authority before work commences.
3. That condition 4 for obscure glazing be modified to state that the height of the obscure glazing be measured from ground level and not from building floor slab level.

 

The substantive motion was then put to a vote there being five in favour and four against the application was granted subject to conditions.

 

RESOLVED

 

That the application be granted subject to conditions and the additional conditions:

 

1. That green roofs be provided on both blocks.
2. That materials to be used in connection with the building shall be approved by the planning authority before work commences.
3. That condition 4 for obscure glazing be modified to state that the height of the obscure glazing be measured from ground level and not from building floor slab level.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1343

FOR PLANNING COMMITTEE DATED 02/12/2008

 

Location: Hornsey School For Girls, Inderwick Road N8

 

Proposal: Erection of 2 x single storey buildings at the school's frontage to provide a new administration block and learning resource centre, and create a new main school entrance.

 

Recommendation: Grant subject to conditions

 

Decision: Grant subject to conditions

 

Drawing No’s: S5233 D 0 001 P2, 002 P1, 003 P1, 004 P2, 005 P2, 006 P2, 007 P2, 008 P2 & 010 P3.

 

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.       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 1200 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.

 

4.       The glazing to be installed on the western elevation shall be obscured to a height of at least 1.8m above from street pavement level.

Reason: To protect the privacy of neighbouring residents.

 

5.       The tree replacement scheme shall be carried out in complete accordance with the plans and specification submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to provide a suitable setting for the proposed development in the interest of visual amenity. 

 

6.       The trunks of those trees to be retained shall be protected by two layers of chestnut paling or hessian sacking.     

Reason: In order to ensure the safety of tree trunks during constructional works.

 

7.       That the roofs of each of the proposed buildings shall be green roofs details of which shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works. Such agreed detailed scheme to be implemented and permanently retained to the satisfaction of the Local Planning Authority.

Reason: In order to ensure the provision of a sustainable roof structure.

 

8.       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.

 

REASONS FOR APPROVAL

 

The proposed scheme makes a positive contribution to the appearance of the streetscene and is in keeping with the appearance of the school and surrounding pattern of development. It would also have little impact on the residential amenity of neighbouring properties or local traffic conditions and incorporates appropriate sustainability measures. The scheme would be of great benefit to school users and the local community and achieves a suitable balance between their needs and the quality of the local built environment. The scheme is therefore considered to be in accordance with Policies UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', CW1 'New Community/Health Facilities' and ENV9 'Mitigating Climate Change: Energy Efficiency' of the Unitary Development Plan 2006.

 

Section 106: No.