Agenda item

Demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Fives Courts and erection of a new part 2 storey, part 3 storey Junior School building with link attachments to retained Ingleholme Building. External alterations to retained Ingleholme Building.

 

RECOMMENDATION: grant permission subject to conditions and the completion of a s106 legal agreement

 

The Committee considered a report, previously circulated, on the application to grant planning permission for Highgate School, Bishopswood Road, N6. The application was for the demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Five Courts and the erection of a new Junior School building linked to the retained Ingleholme building which would require some external alterations. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the completion of a s106 legal agreement. The Planning Officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was also drawn to a tabled addendum to the report setting out a revised officer recommendation for permission to be conditional on the applicant submitting a unilateral undertaking to the Council by the 19 March 2013 in order to improve performance in determining major planning applications prior to the end of the municipal year.

 

The following points were raised in discussion of the application by the Committee:

·        It was advised that although the Cholmeley House building was locally listed, officers were satisfied that the new modern, fit for purpose replacement building would have an overall positive effect on the Conservation Area through its high quality, contemporary design and finish.

·        Although the school’s playing fields and associated open spaces were designated as Metropolitan Open Land (MOL), which was subject to protection in terms of openness, the demolition of the Five Courts and Tuck Shop buildings would serve to open up MOL.

·        Confirmation was provided that the application constituted a remodelling of the facilities onsite and that pupil intake would not increase as a direct result.

·        It was noted that objections had been received from the Highgate Conservation Area Advisory Committee and two local residents.

·        In response to questions raised during the consultation period regarding the impact of the application on traffic in the area, it was advised that the school would be required to produce a travel plan, which, inline with highway safety improvements also planned, aimed to achieve a reduction in the use of private cars on the site and the promotion of public transport as an alternative.

 

 

The Chair moved the recommendations of the report and it was:

 

RESOLVED

 

·        That permission be granted for application HGY/2012/2346 subject to conditions and conditional on the applicant submitting a unilateral undertaking to the satisfaction of the local planning authority no later than 19 March 2013.

 

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

 

2. The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

 

3. Samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

4. No tree works other than those specified in the submitted Arboricultural

Implications report 19November 2012 and Landscape Specification October 2012 prepared by ACD shall be carried out and no excavation shall be cut under the crown spread of the trees without the prior written permission of the Local Planning Authority.

Reason: In order to safeguard the trees in the interest of visual amenity of the area in accordance with Policy OS17 ‘Tree Protection, Tree Masses and Spines’ of the Haringey Unitary Development Plan and Policy 7.21 ‘Trees and Woodlands’ of the London Plan.

 

5. That where reasonably possible, not less than 20 percent (20%) of onsite

workforce (excluding managers and supervisors) employed during the construction of the proposed development comprise of ‘local residents’. In the event that achieving 20% proves impracticable for reasons notified in writing to and approved by the Council then another figure agreed by the relevant parties concerned (acting reasonably) may be acceptable. Note: ‘Local’ is defined as employees preferably within the Haringey confines, but where not practicable, will include North London Sub-Region. This is consistent with Construction Web’s approach.

Reason: In order to provide employment opportunities for local residents in accordance with Policy G4 of the Haringey Unitary Development Plan and Policy 4.12 ‘Improving Opportunities for All’ of the London Plan.

 

6. That where reasonably practicable not less than 10 percent (10%) of the onsite

‘local’ workforce (excluding managers and supervisors) employed during the

construction of the proposed development comprise of trainees, but in the event that achieving 10% proves impracticable for reasons notified in writing to and approved by the Council then another figure agreed by the parties concerned acting reasonably may be acceptable. These trainees can be self employed or sourced from ‘local’ Small and Medium size Enterprise’s. Note: The ten percent (10%) trainees is included in the 20 percent (20%) figure of ‘local employees’ and not the percentage of the workforce on-site as a whole.

Reason: In order to provide employment opportunities for local residents in accordance with Policy G4 of the Haringey Unitary Development Plan and Policy 4.12 ‘Improving Opportunities for All’ of the London Plan.

 

7. The development shall not be occupied until a revised travel plan with measures aimed at achieving a reduction in the modal split of those travelling by car by at least 10% and up to 17.5% over the next five years has been submitted to and approved in writing by the Local Planning Authority. The travel plan shall be implemented in accordance with the approved details and thereafter retained with the developer required to submit annual travel plan updates for the next five years to the Local Planning Authority.

Reason: To minimise the traffic impact of this development on the adjoining roads, and to promote travel by sustainable modes of transport in accordance with Policy UD3 ‘General Principles’ of the Haringey Unitary Development Plan and Policy 6.12 ‘Road Network Capacity’ of the London Plan.

 

8. No development shall take place until a Construction Management Plan (CMP)

and a Construction Logistics Plan (CLP) has been submitted to and approved by the Local Planning Authority. The plans shall be implemented thereafter. The Plans shall provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on Hampstead Lane, and Bishopswood Road is minimised. The plans should show how Construction vehicle movements have been planned and co-ordinated to avoid the AM and PM peak periods.

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation and highways network in accordance with Policy UD3 ‘General Principles’ of the Haringey Unitary Development Plan and Policy 6.11 ‘Smoothing Traffic Flow and Tackling Congestion’ of the London Plan.

 

9. No development shall take place until details of rainwater goods shall be

submitted to and approved by the Local Planning Authority, implemented in accordance with the approved details and retained as such thereafter.

Reason: In order to safeguard the special architectural or historic interest of the existing buildings and the local area and fulfil the requirements of Policies CSV1 and CVS5 of the Haringey Unitary Development Plan and Policy 7.8 'Heritage Assets and Archaeology' of the London Plan.

 

10. The removal of roof tiles, lead flashing and soffits from the Principal’s House and Cholmeley House shall be completed by hand and should a bat or evidence of bats be found, a licensed bat worker shall be contacted for advice on its safe and proper removal.

Reason: In order to minimise the impact on biodiversity in compliance with Policy 7.19 ‘Biodiversity and access to nature’ of the London Plan 2011 and Policy OS11 of the Haringey Unitary Development Plan 2006.

 

11. The removal of above ground vegetation shall be undertaken outside of the bird breeding season (March to August inclusive), or immediately following confirmation by a qualified ecologist that birds and their dependent young are not present.

Reason: In order to minimise the impact on biodiversity in compliance with Policy 7.19 ‘Biodiversity and access to nature’ of the London Plan 2011 and Policy OS11 of the Haringey Unitary Development Plan 2006.

 

12. In respect of Cholmeley House, a historical report, copies of survey drawings and detailed photographs to comprise a new historic environment record shall be submitted to and approved in writing by the Local planning Authority. The photographic survey shall be as existing, externally and in context, with accompanying drawings and numbered key showing points from which the photos were taken. Any interior spaces of historic significance shall also be photographed. Once approved by the Local Planning Authority, this new historic environment record shall be deposited in the Borough’s archives at Bruce Castle.

Reason: In order to preserve the architectural and historic interest of the Locally Listed Cholmeley House having regard to Policy CSV3 of the Haringey Unitary Development Plan and Policy 7.8 ‘Heritage Assets and Archaeology’ of the London Plan.

 

13. No works shall be carried out on the site until a detailed report, including Risk

Assessment, detailing management of demolition and construction dust has been submitted and approved by the LPA. This shall be with reference to the London Code of Construction Practice. In addition either the site or the Demolition Company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the LPA prior to any works being carried out on the site.

Reason: In order to minimise the impact on air quality in accordance with Policies ENV7 of the Haringey Unitary Development Plan and Policy 7.14 ‘Improving Air Quality’ of the London Plan.

 

14. Prior to occupation of the development, evidence must be submitted to show that the combustion plant to be installed meets an emissions standard of 40mg/kWh. Where any installations e.g. Combined Heat and Power combustion plant does not meet this emissions standard it should not be operated without the fitting of suitable NOx abatement equipment or technology as determined by a specialist to ensure comparable emissions. Following installation, emissions certificates shall be provided within six months of the occupation of the development.

Reason: To minimise the impact on Air Quality in accordance with Policy 7.14 ‘Improving Air Quality’ of the London Plan

 

15. The development hereby approved shall achieve a BREEAM rating of ‘Very Good’.

Reason: In order to improve the environmental performance of new developments and to adapt to the effects of climate change over their lifetime in accordance with Policy 5.3 of the London Plan.

 

INFORMATIVES:

Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

The new development will require numbering. The applicant should contact Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required.

They can be contacted on 0845 850 2777.

 

REASONS FOR APPROVAL

The reasons for the grant of approval are as follows:

a) It is considered that the principle of this development is supported by national, regional and local planning policies which seek to promote the improvement of educational facilities.

b) The development is considered to be suitably designed in respect of its

surroundings, its impact on neighbouring properties, the conservation area and environmental site constraints.

a) The Planning Application has been assessed against and is considered to be in general accordance with

• National Planning Policy Framework;

• London Plan Policies 3.18 ‘Education facilities’, 5.2 ‘Minimising carbon

dioxide emissions’, 5.3 ‘Sustainable design and construction’, 5.11 ‘Green

roofs and development site environs’, 5.21 ‘Contaminated Land’, 6.1

‘Integrating transport & development’, 6.3 ‘Assessing effects of development

on transport capacity’, 6.4 ‘Enhancing London’s transport connectivity’, 6.5

‘Funding Crossrail and other strategically important transport infrastructure’,

6.11 ‘Smoothing traffic flow and tackling congestion’, 6.12 ‘Road Network

Capacity’, 6.13 ‘Parking’, 7.2 ‘Creating an inclusive environment’, 7.3

‘Designing out Crime’, 7.4 ‘Local character’,7.5 ‘Public realm’, 7.6

‘Architecture’, 7.8 ‘Heritage Assets and Archaeology’, 7.21 ‘Trees and

Woodlands’, 8.3 ‘Community Infrastructure Levy’; and

• Haringey Unitary Development Plan (UDP) 2006 Policies G1 ‘Environment’, G2 ‘Development and Urban Design’, G4 ‘Employment’, G6 ‘Strategic Transport Links’, G7 ‘Green Belt, Met. Open Land, Significant Local Open Land & Green Chains’, G9 ‘Community Well Being’ , G10 ‘Conservation’, G12 ‘Priority Areas’, UD1 ‘Planning Statements’, UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD4 ‘Quality Design’, UD7 ‘Waste Storage’, UD8 ‘Planning Obligations’, ENV1 ‘Flood Protection: Protection of Floodplain, Urban Washlands, ENV2 ‘Surface Water Runoff’, ENV4 ‘Enhancing and Protecting the Water Environment’, ENV6 ‘Noise Pollution’, ENV7 ‘Air, Water and Light Pollution’, ENV11 ‘Contaminated Land’, ENV13 ‘Sustainable Waste Management’, M2 ‘Public Transport Network’, M3 ‘New Development Location and Accessibility’, M5 ‘Protection, Improvement and Creation of Pedestrian and Cycle Routes’, M8 ‘Access Roads’, M10 ‘Parking for Development’, OS2 ‘Metropolitan Open Land’, OS5 ‘Development Adjacent to Open Spaces’, OS12 ‘Biodiversity’, CSV1 ‘Development in Conservation Areas’, CSV3 ‘Locally Listed Buildings and Designated Sites of Industrial Heritage Interest’, CSV7 ‘Demolition in Conservation Areas’ and CSV8 ‘Archaeology’.