Agenda item

Erection of a two storey building to provide new sixth form study and common room space, and training space.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that Alexandra Park School was located on the south side of Bidwell Gardens N11.  The main access to the school was via Albert Road and Rhodes Avenue.  The school consisted of a mix of two, three and four storey buildings plus green space, games courts and car parking areas. 

The officer advised that there would be no increase in the capacity of the school created as a result of the proposed works which were aimed at improving the facilities for existing students.  Therefore, the principle of the proposal was considered acceptable.  The proposed new block would be a two-storey structure with a small second floor plant room, the height of the proposed building would be generally lower than the established heights of other buildings on the site.  It was further considered that the new development related positively to the existing school buildings and had minimal impact on the visual amenity of nearby open spaces. The school redevelopment was located within the existing school boundaries and therefore would not impinge on the Metropolitan Open Land.

The Committee was also informed by the planning officer that existing traffic generated from the site and existing car parking allocation would not be altered as a result of the proposed scheme.  No alterations were proposed to the existing school access points or circulation areas.  It was also considered that the new development would not result in any detrimental impact on the amenity of residents by reason of overlooking, loss of privacy or sunlight.

The Chair informed the meeting there were no objectors to this application and requested the Committee to view the plans.

The Committee enquired whether the location of the proposed new building would be screened by trees and in response was informed that tress would be  planted after the building was built. 

The Chair moved a motion to agree the recommendation to grant permission subject to conditions.

RESOLVED

That the application be granted subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1937

FOR PLANNING COMMITTEE DATED 02/12/2008

Location: Alexandra Park School, Bidwell Gardens N11

Proposal: Erection of a two storey building to provide new sixth form study and common room space, and training space.

Recommendation: Grant subject to onditions

Decision: Grant subject to onditions

Drawing No’s: S5235G0100, 0101, 0201, 0301, 0401, 1100, 2100, 2101, 2102, 2103; S5235H1000, 1101, 1102 & 1103.

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.       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.       The colour scheme for the proposed development shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works. Materials should be neutral tones (i.e. greys, taupe, cream etc) and / or dark green as per adjacent school block.

Reason: To ensure the new building relates to the existing school buildings and has minimal impact on the visual amenity of the adjacent green spaces and Metropolitan Open Land (MOL)

5.       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.

6.       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 and boundaries are maintained between the school premises and adjacent uses.

7.       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 sustainability measures to minimise environmental impacts of the proposed development.

8.       No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

9.       That a detailed plan for emergency access to the site shall be submitted to and approved in writing by the Local Planning Authority, in consultation with the LFEPA 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 and LFEPA.

Reason: In order to comply with LFEPA requirements and ensure appropriate access to the site in the case of emergency

10.     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.

REASONS FOR APPROVAL

The proposal has been assessed against and found to comply with Policies G1 'Environment', G2 'Development and Urban Design', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', ENV9 'Mitigating Climate Change: Energy Efficiency', 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 (2006).

Section 106: No