Agenda item

Demolition of the existing wing adjacent to Block 4 Key Stage 2 building facing Bounds Green Road and replacement with a two storey extension building including new classroom and teaching rooms.  Works also including a new single storey small extension to Block 1 kitchen block to the rear side (northwest) of the site and resurfacing/alterations to external playground.

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the demolition of an existing wing and replacement with a two storey extension building including new classroom and teaching rooms plus a new small single storey extension to the kitchen block to the rear of 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.

The planning officer gave a short presentation highlighting the key aspects of the report.

A concern was raised over the visual impact of a new modern extension to a Victorian building and the higher maintenance costs associated with flat roof constructions. Officers advised that a simple, modern design was proposed to avoid the extension competing with the primary building. A pitched roof would add bulk and be out of context, particularly with the adjacent flat roofed three storey Springfield Tavern pub.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2015/1279 be approved subject to 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 accordance with the following approved plans and specifications:

122.RLA.BG.101A, 600, 601, 602, 041, 042, 043, 044, 045, 046, 047, 048, 049, 050, 051, 052.

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

3.   Notwithstanding the information submitted with this application, no development shall take place until precise details of the external materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4.   Thedevelopment hereby permitted shall not be occupied until such time as a revised travel plan has been provided  to the Council’s travel plan co-ordinator  and an agreement has been reached to monitor the travel plan initiatives annually (at a cost of £3,000).  The approved travel plan shall be implemented prior to first occupation of the development hereby permitted. The developer must submit a travel plan, annually for a period of no less than 3 years.

Reason:  To promote sustainable transport and to reduce the potential for additional on street parking stress as a result of the development, consistent with Policies SP0, SP4 and SP7 of the Haringey Local Plan.

5.   Thedevelopment hereby permitted shall not be occupied until such time as the pedestrian crossing facilities on Park Road as per drawing 1000002233-2-110 have been implemented (at a cost of  £51,235).

Reason: In the interests of the general safety of the highway and consistent with Policy 6.13 of the London Plan 2011 and Saved Policies UD3 and M10 of the Haringey Unitary Development Plan 2006.

6.   Prior to the commencement of the development hereby permitted a drain blockage investigation shall be submitted to and approved in writing by the Local Planning Authority in respect of the blocked drain indicated as ‘Manhole cover 22’ on drawing number 1192 602 P2.  The development shall be completed in accordance with the approved details. 

Reason: To promote a sustainable development consistent with Policies SP0, SP4 and SP6 of the Haringey Local Plan 2013.

7.   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 Local Planning Authority (reference to the London Code of Construction Practice) and that the site of contractor company be registered with the considerate constructors scheme.  Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on site.

Reasons: To safeguard the amenities of the area consistent with Policies 6.3, 6.11 and 7.15 of the London Plan 2011, Policies SP0 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

8.   Prior to the first occupation of the development herby approved installation details of the boiler to be provided for space heating and hot water are to be submitted to and approved in writing by the Local Planning Authority.  The boilers to be provided for space heating and hot water shall have dry NOx emissions not exceeding 40mg/kWh (0%).  The boilers are to be installed and permanently retained thereafter, or until such time as more efficient technology can replace those previously approved.

Reason:  To reduce pollution, as required by the London Plan 2011 Policy 7.14.

INFORMATIVE 1:  In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

INFORMATIVE 2: Hours of Construction Work: The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:-

- 8.00am - 6.00pm          Monday to Friday

- 8.00am - 1.00pm          Saturday

- and not at all on Sundays and Bank Holidays.

INFORMATIVE 3: Asbestos: 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.