Agenda item

Refurbishment, extensions and new build to create expansion from two form to three form entry, with associated landscaping.

RECOMMENDATION: Grant permission, subject to conditions.

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

 

The Planning Officer gave a summary of the report outlining the key points and took questions from members of the Committee. The Committee was asked to note that an additional letter from the MP, attaching a copy of a letter of objection previously received, had been submitted. It was also reported that, subsequent to the objections raised by the Environment Agency, a flood risk assessment had been submitted. The Environment Agency still expressed concerns regarding surface water drainage, and had submitted a condition to address this issue, which would replace condition 7 as set out in the report.

 

In response to a question from the Committee regarding the catchment area for the school, officers confirmed that the catchment area would remain unchanged. The Committee asked whether it would be possible to encourage initiatives for broadening use of the school facilities for more community activities, in response to which it was suggested that this could be added as an informative. In response to concerns from the Committee regarding some aspects of the proposed colour use, it was agreed that this could also be managed by means of an informative, although one view was expressed that the Committee should not be going into the level of detail of colour schemes when considering applications.

 

RESOLVED

 

That, subject to the following conditions, incorporating the withdrawal of the existing condition 7 to be replaced by a condition from the Environment Agency regarding a surface water drainage system, and the inclusion of informatives with respect to encouraging wider use of the facilities for community activities and the colours to be used, planning application reference HGY/2010/0055 be approved.

 

Conditions:

 

IMPLEMENTATION

 

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. 

 

EXTERNAL APPEARANCE

 

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 and in the interest of the visual amenity of the area. 

 

4. Notwithstanding any indication on the submitted drawings, details of the siting and design of all walls, gates, fencing, railings or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The walls/gates/fencing/railings/enclosures shall be erected in accordance with the approved details following completion and occupation of the building hereby approved.

 

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

 

SITE LAYOUT/ NATURE CONSERVATION

 

5. Notwithstanding any indication on the submitted drawings details and samples of the materials for those areas to be treated by means of hard landscaping (permeable surfaces) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. Thereafter the hard landscaping shall be carried out in accordance with the approved details following completion and occupation of the building hereby approved.

 

Reason: In order to retain control over the external appearance of the development and to provide a permeable surface for better surface water drainage on site.

 

6. Notwithstanding the details of landscaping plan a schedule of those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Thereafter the approved scheme of planting and landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the completion of development. Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species. The landscaping scheme, once implemented, shall be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

 

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

 

7. The development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include:

 

•           Details of how surface water runoff will be reduced as far as practicable, given site specific constraints, with full justification of rates higher than greenfield rates.

 

•           Details of how Sustainable Drainage Systems (SUDS) will be maximised on site with any barriers to their use clearly justified.

 

•           Details of how storage can be provided on site to attenuate all storm events up to and including the 1 in 100 year event, taking the effects of climate change into account.

 

Reason: To reduce the risk of flooding, to improve and protect water quality.

 

8. No development shall take place until a walk-over survey (in conjunction with the Council's Ecology Officer) has been carried out for the presence of bats on site and has been approved in writing by the Local Planning Authority. Should the presence of bats be found, then no development shall take place until full details of measures for bat migration and conservation have been submitted to and approved by the Local Planning Authority.

 

Reason: To safeguard the ecology and to protect species in line with UK and European Law.

 

TRANSPORTATION

 

9. Notwithstanding the information submitted with the application, details of an interim Travel Plan (prior to construction) followed by a full Travel Plan (post construction) shall be submitted to and approved in writing by the Local Planning Authority. The details submitted shall be designed to manage the transport needs of school staff, pupils, parents and visitors, in order to demonstrate a car restraint policy for the site, minimise car usage and promote alternative modes of transport. The approved scheme shall be implemented at the time of first occupation of the development and shall be permanently retained in operation thereafter.

 

Reason: To minimise car use and promote alternative modes of travel for staff, parents, pupils and visitors to and from the site.

 

SUSTAINABILITY/ ENVIRONMENTAL PERFORMANCE

 

10. A certificated BREEAM Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, confirming that the agreed standards have been met, prior to the occupation of the development.

 

Reason: To ensure that the proposal complies with the principles of sustainable development

 

11. A plan indicating the location of the air source heat pumps to be installed in the Foundation block and the associated calculations showing compliance with the reduction of 20% CO2 shall be provided to and approved in writing by the Local Planning Authority, prior to the occupation of the building.  Thereafter the renewable energy technology/ system shall be installed in accordance with the details approved and an independent post-installation review, or other verification process agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building, hereby approved.

 

Reason: To ensure the development incorporates on-site renewable energy generation to contribute to a reduction in the carbon dioxide emissions generated by the development, in line with national London and local planning policy.

 

CONSTRUCTION

 

14. 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.

 

15. 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. 

 

16. Prior to the commencement of work a Construction Management Plan including a scheme for the management of the construction traffic associated with implementing this scheme, 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. 

 

17. The developer shall afford access at all reasonable times to any archaeologist nominated by the Local Planning Authority, and shall allow that person to observe the excavation and record items of interest and finds.

 

Reason: To enable archaeological investigation of the site.

 

 

INFORMATIVE: The applicants will be required to provide a contribution towards schemes aimed at providing localised highway improvements / traffic calming including the provision of 20mph speed limit or zones, upgrading of the existing footway, kerbs and paved areas, new signage and carriage way markings including traffic management.

 

INFORMATIVE: The necessary works to construct the crossovers will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020-8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.           

 

INFORMATIVE: In regard to Condition 3 above the applicant is advised that the use of bright colours in the external appearance of the building should be used sensitively on the elevations which are clearly visible from outside the side.

 

INFORMATIVE: The Planning Committee Members advised that measures should be taken to make the new and improved accommodation on site available to the local community for activities outside of school hours

 

 

REASONS FOR APPROVAL 

 

The reasons for the grant of planning permission are as follows: 

 

(a) The proposal is acceptable for the following reasons:

 

I.                     The design, form, detailing and facing materials of the proposed development is considered acceptable and has been designed sensitively in relationship to adjoining properties, the ecological area on site and its setting adjacent Metropolitan Open Land (MOL).

 

II.                   The proposal will provide a high quality education facility which will provide enhanced opportunities for teaching and learning, with wider benefits to the local community.

 

III.               The transport, access and parking arrangements are considered satisfactory in light of the existing arrangement, the proposed travel initiatives and the small catchments area for this school.

 

(b) The proposed development accords with strategic planning guidance and policies as set out in the Adopted Haringey Unitary Development Plan (July 2006); in particular the following G1 'Environment', G2: 'Development and Urban Design',  G9 'Community Wellbeing', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design',  ENV1 'Flood Protection', ENV2 'Surface Water Runoff' and OS17 'Tree Protection, Tree Masses and Spines', OS5 'Development Adjacent to Open Space'; OS6 'Ecological Valuable Sites and their Corridors' and OS11 'Biodiversity' and supplementary planning guidance 'PG1a 'Design Guidance and Design Statements', SPG4 'Access for All - Mobility Standards', SPG5 'Safety by Design', SPG7a 'Vehicle and Pedestrian Movement', SPG7b 'Travel Plan', SPG7c 'Transport Assessment', SPG8b 'Materials', SPG8c 'Environmental Performance' and SPG9 'Sustainability Statement Guidance'.

 

Section 106: No