Agenda item

Demolition of existing buildings on the Ashley Road Depot site in association with the change of use from sui generis to Class D1 (school) and construction of sports hall, sports pitches and floodlights. Construction of infill extensions at first and second floor levels of existing building (previously converted to D1 (school) use using permitted development), construction of a three storey extension to provide additional educational floor space and other minor works.

 

RECOMMENDATION: grant permission subject to conditions and subject to a s106 legal agreement.

 

 

[Cllr Carroll stood down from the Committee for the determination of this application].

 

The Committee considered a report on the application to grant planning permission for the demolition of existing buildings on the Ashley Road Depot site in association with the change of use from sui generis to Class D1 (school) and construction of sports hall, sports pitches and floodlights. Construction of infill extensions at first and second floor levels of existing building and of a three storey extension and other minor works. 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 subject to a s106 legal agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out proposed amendments to conditions 22-24.

 

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

·         Assurances were sought over the comments of the Carbon Management Team regarding overheating of the building due to low rates of air permeability. Officers confirmed that under condition 18, Council approval would be required of an overheating report and the subsequent installation of any related mitigating measures prior to occupation.

·         Concern was expressed that the comments of the Design Review Panel appeared not to have been addressed. It was responded that their main criticism related to an area of land outside the ownership of the applicant. Changes had been made however in response to their feedback to the design and layout as well as improvements to play areas and footpaths.

·         Concerns were raised that the pricing for community use of the facilities outside of school hours would be set at an unaffordable level. The applicant advised that a management panel would be established to agree pricing on an annual basis as well as adherence to other obligations, and which would include representation from the Council and a third party.

·         Clarification was sought on the School’s commitment to reinvest profits into maintaining and improving the sports facilities. The legal officer advised that this element solely related to reinvestment of the profits from the sports facilities back into the facilities and not the reinvestment of profits from the wider school operation.

·         Feedback was sought on the negative comments made by Sport England regarding the proposal. The applicant outlined that the scheme constituted a £5m investment in sport including facilities for community access.

·         Concern was raised that the s106 legal agreement did not include a contribution to the Parks Service for the use of the park. The applicant advised that this had yet to be agreed but would likely only be used for summer sports for which it was recognised a charge would be levied.

·         Concern was raised over the likely unsightly discolouration over time of the proposed render element of the building design. The applicant advised that the render detail aimed to create cohesion with the existing building and that a high quality render would be used which would be approved by the Council under condition. It was also identified that there would be a cost implication of moving to a brick finish.

·         The applicant’s intentions for the alleyway leading from the depot were questioned. It was advised that the lane would remain in place with new fencing and gated access.

·         In response to a question regarding the new public pathway, it was advised that the Council would approve the design to be constructed by the applicant and would be responsible for maintenance of the lighting.

 

Cllr Bevan put forward a motion to impose an additional condition proposing an alternative material be used in place of the rendered element of the scheme. The motion fell as it was not seconded. Officers advised however that a condition could be imposed requiring approval of the details of the junction between the render and roof to manage water runoff to reduce potential discolouration.

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2015/3096 be approved subject to conditions and a s106 agreement.

 

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:

0103 rev P01, 0104 rev P01, AE(05)A01 Rev E, AE(9-)A01 Rev C, AG(0)A02  Rev I, AG(0-)A03 Rev I, AG(0-)A04 Rev I, AG(0-)A05 Rev J, AG(0-)A06 Rev D, AG(05)A02 Rev F, AG(05)A03 Rev D, AG(9-)A10 Rev G, AG(9-)A51 Rev D, AG(9-)A52 Rev D, AG(9-)A53 Rev D, AG(9-)A54 Rev D, AG(9-)A56 Rev D and AG(9-)A57 Rev D

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)         A Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted to and approved in writing by the local authority prior to construction work commencing on site. The Plans should provide details on how construction work (including any demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Ashley Road, and the surrounding residential roads is minimised.  It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

 

5)         Before development commences other than for investigative work:

a)         A site investigation shall be designed for the site using information obtained from the herby approved desktop study and Conceptual Model. This shall be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site.  The investigation must be comprehensive enough to enable:-

                     a risk assessment to be undertaken, refinement of the Conceptual Model, and the development of a Method Statement detailing the remediation requirements.

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.          

b)         If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

6)         Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: to ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

7)         Prior to installation, details of the Ultra Low NOx boilers for space heating and domestic hot water should be forwarded to the Local Planning Authority.  The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 20 mg/kWh.

Reason: To protect local air quality.

 

8)         Prior to installation details of the chimney heights (including calculations), diameters and locations will be required to be submitted for approval by the LPA.

Reason: To protect local air quality and ensure effective dispersal of emissions.

 

9)         No works shall be carried out on the site until a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust, has been submitted and approved by the LPA.  The plan shall be in accordance with the GLA SPG Dust and Emissions Control and shall also include a Dust Risk Assessment.  

Reason:  To Comply with Policy 7.14 of the London Plan

 

10)      Prior to the commencement of any works the site or Contractor Company is to register with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA.

Reason:  To Comply with Policy 7.14 of the London Plan

 

11)      No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.  No works shall be carried out on site until all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site. 

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

12)      An inventory of all NRMM must be kept on site during the course of the demolitions, site preparation and construction phases.  All machinery should be regularly serviced and service logs kept on site for inspection.  Records should be kept on site which details proof of emission limits for all equipment. This documentation should be made available to local authority officers as required until development completion.

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

13)      No impact piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water.  Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure.  Piling has the potential to impact on local underground sewerage utility infrastructure.

 

14)      Evidence that each new build element of the development is registered with a BREEAM certification body and that a pre-assessment report (or design stage certificate with interim rating if available) has been submitted indicating that the development can achieve the stipulated BREEAM level ‘Very good’ shall be presented to the local planning authority within 6 weeks of the date of this decision and a final certificate shall be presented to the local planning authority within 6 months of the occupation of the development. 

Reasons: To ensure that the development achieves a high level of sustainability in accordance with Policies 5.1, 5.2, 5.3 and 5.15 of the London Plan 2011 and Policies SP0 and SP4 the Haringey Local Plan 2013.

 

15)      Prior to the occupation of the development hereby permitted, a Flood Risk Management Plan (FRMP) shall be submitted to and approved in writing by the Planning Authority. The FRMP shall include details of how the design will incorporate elements of resilience to prevent water ingress, protection of key building services (electricity and heating), safe evacuation methods, assembly point, arrangements to relocate guests without recourse to local authority support and an agreed monitoring programme. Thereafter the FRMP shall be implemented.

Reason: To ensure that adequate evacuation arrangements are in place at times of flood in the interests of public safety and to comply with Paragraph 103 of the NPPF and Local Plan SP5.

 

16)      The development hereby permitted shall be built in accordance with the recommendations set out in section 7 of the Preliminary Ecological Appraisal and the proposed biological enhancements installed prior to the occupation of the proposed buildings and retained thereafter in perpetuity.

Reason: To ensure that the development will make a positive contribution to the protection, enhancement, creation and management of biodiversity and protect and enhance the adjoining Site of Importance for Nature Conservation (SINCs) in accordance with London Plan Policies Policy 7.19 and Local Plan Policy  SP13. 

 

17)      The development hereby permitted shall be built in accordance with the approved renewable energy statement and the energy provision shall be thereafter retained in perpetuity without the prior approval, in writing, of the Local Planning Authority.

Reason: To ensure that a proportion of the energy requirement of the development is produced by on-site renewable energy sources to comply with Policy 5.7 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

18)      That prior to the commencement of the development hereby approved an overheating report shall be to and approved in writing by the Local Planning Authority.  This report shall demonstrate that all occupied rooms within the extension hereby approved will not overheat - as set out in the guidance Design Summer Years for London (TM49: 2014) and in line with London Plan Policy 5.9.  This assessment will address over heating through maximising design opportunities before any mechanical cooling is permitted. Any significant design alterations may require further planning permissions.

Reason: To ensure the classrooms do not overheat and require mechanical ventilation which would increase the energy requirements of the development  to comply with Policy 5.7 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

19)      Prior to the commencement of any development hereby approved and before any equipment, machinery or materials are brought onto the site for the purposes of the development hereby approved, details of the measures for the protection of the trees to be retained on site to comply with BS 5837: 2012 - Trees in relation to design, demolition and construction – Recommendations shall be submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved and the protection shall be installed prior to the commencement of any development hereby approved and maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition nor shall any fires be started, no tipping, refuelling, disposal of solvents or cement mixing carried out and ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the Local Planning Authority.

Reason: In order to ensure the safety and well being of the tree on the site during construction works that are to remain after building works are completed consistent with London Plan Policy 7.21, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan.

 

20)      In the event that any of the existing trees on the embankment to the east of the site require removal then details of the species and location of replacement tree(s) (20-25cm stem girth) shall be agreed with the Local Planning Authority in writing before commencing the work permitted, and shall be planted within 3 months from the date the replacement pathway  hereby approved is completed. 

Reason: In the interests of visual amenity and to conserve the contribution of trees to the character of the area.

The number of pupils attending the school shall not exceed 1100 until such time as the sports hall and MUGAs have been completed. Reason: To ensure that a high quality education facility is provided and ensure the proposal does not impact on neighbouring sport facilities consistent with Local Plan Policies SP13 and SP15.

 

21)      No development shall take place until a detailed surface water drainage scheme for the Site, which is 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 drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year plus 30% for climate change critical storm will not exceed 50% of the runoff from the existing site following the corresponding rainfall event. The scheme shall include details of its maintenance and management after completion and shall subsequently be implemented in accordance with the approved details before the development on Site is occupied.

Reason: Mechanism for the detailed drainage proposals to be approved as the scheme is developed

 

22)      No construction works (excluding demolition) shall commence until further details of the design implementation, maintenance and management of the sustainable drainage scheme have been submitted & approved in writing by the Local planning Authority. Details shall include:-

(a) Details of an emergency plan should the pumps fail.

(b) Management and maintenance plan for the lifetime of the development, or other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime a scheme of surface water drainage works including an appropriate maintenance regime have been submitted to and approved in writing by the Local Planning Authority. The sustainable drainage scheme shall be constructed in accordance with the approved details and thereafter retained.

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

 

23)      Completion and Maintenance of Sustainable Drainage – Shown on Approved Plans No building or use hereby permitted shall be occupied or the use commenced until the sustainable drainage scheme for this site has been completed in accordance with the submitted details. The sustainable drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan.

Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal and maintained thereafter.

 

24)      The use of the floodlights on the site shall not be operated after 22:30 hours Monday to Friday, or after 21:00 hours Saturdays and Sundays.

Reason: To ensure that the amenities of adjacent residential properties are not diminished.

 

25)      The MUGAs hereby approved shall not operate before 08:00 hours or after 22:30 hours Monday to Friday and not before 09:00 hours or after 21:00 hours Saturdays and Sundays and Bank Holidays.

Reason: This permission is given to facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished consistent with Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

Informatives:

INFORMATIVE :  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 :  CIL

Based on the information given on the plans, the Mayoral CIL and the Haringey CIL charge will be £0 (School development is charged at a NIL rate). This will be collected by Haringey after/should the scheme is/be implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.

 

INFORMATIVE : 

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: Party Wall Act: The applicant’s attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

INFORMATIVE: The new development will require numbering. 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.

 

INFORMATIVE: The London Fire Brigade strongly recommends that sprinklers are considered for new developments and major alterations to existing premises, particularly where the proposals relate to schools and care homes. Sprinkler systems installed in buildings can significantly reduce the damage caused by fire and the consequential cost to businesses and housing providers, and can reduce the risk to life. The Brigade opinion is that there are opportunities for developers and building owners to install sprinkler systems in order to save money, save property and protect the lives of occupier.  . 

 

INFORMATIVE:  With regards to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water course, 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 groundwater.  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.

 

INFORMATIVE: Thames Water will aim to provide customers with a minum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes.  The developer should take account of this minimum pressure in the design of the proposed development.

 

INFORMATIVE: The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement

 

INFORMATIVE: 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.