Agenda item

Installation of temporary Junior School accommodation (expiring 31 January 2016) with associated landscaping and subsequent reinstatement of open space.

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

The Committee considered a report, previously circulated, on the application for the installation of temporary Junior School accommodation (expiring 31 January 2016) with associated landscaping. The open space would be reinstated following the completion of construction on the new permanent junior school on the site. 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. Confirmation was provided that the temporary school would be located on MOL but officers considered that as the pre-fabricated building would be temporary and sensitive in design, it would not cause long term harm.

The Committee sought further clarification on archaeological issues with the temporary site, particularly with the desktop assessment identifying an earth bank. It was advised that a condition had been added requiring the applicant to undertake an onsite archaeological investigation prior to the development commencing. It was noted that the Highgate Society had put forward a request for the opportunity to look at the earth bank prior to the installation of the temporary building. The Committee agreed to add this as an informative.

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

RESOLVED

·        That permission be granted for application HGY/2012/2446 be approved subject to conditions, the completion of a s106 legal agreement and the inclusion of the above informative following the request from the Highgate Society.  

CONDITIONS:

1. This permission shall be for a limited period expiring on 31/01/2016 when the building hereby approved shall be removed and the land reinstated.

Reason: The building, because of its design, size, materials and/or siting, is not considered suitable for permanent retention.

2. 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. The submitted samples should demonstrate that the exterior of the staircores will be finished in grey to

harmonise with the external appearance of the classroom buildings.

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.

3. 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.

4. No development shall take until a programme of soft and hard landscaping has been submitted and approved in writing by the local planning authority. The development shall be implemented in accord with these details. Soft landscape works shall include (planting plans, written specifications - including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate, and implementation programme and thereafter retained until this temporary permission expires, when the landscaping shall be removed and the land reinstated.

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

5. Details of a programme of onsite archaeological investigation shall be

submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.

Reason: To provide an opportunity for the recording of archaeological evidence and further research and in accordance with Policy CSV8 of the Haringey UDP and 7.8 ‘Heritage assets and archaeology’ of the London Plan.

INFORMATIVES:

The application will require a temporary amendment to the existing access onto Hampstead Lane. The necessary works to amend the access are to 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.

The new development will require naming. The applicant should contact the 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.

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’, 5.3 ‘Sustainable design and

construction’, 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’