Agenda item

Proposal:A series of planning applications for the re-development of the Highgate School sites as follows:

Dyne House and Island Site

Redevelopment of Dyne House, to include:

1) Retention, refurbishment and extension of the principal five storey (plus plant and lift over run) Dyne House building;

2) Demolition and redevelopment of the rear extension and associated buildings with part one, part two storey structure;

3) Retention of the Parade Ground open space, with new sports pitch surface;

4) Associated improvements to the Island Site access and underground tunnel, including demolition and redevelopment of service block; and

5) Associated landscaping and improved provision for emergency services, servicing and disabled parking.

Science Block

Refurbishment and extension of existing Science Block, to include:

1) Four storey plus basement extension to east wing to provide new entrance and improved circulation, lift and ancillary accommodation, and internal re-planning/alterations;

2) Two storey extension above ground level colonnade to central building, to provide internal re-planning and additional teaching accommodation;

3) Creation of additional plant space at roof level of the East Link Block;

4) Complete replacement of building systems/plant;

5) Rooftop observatory extension;

6) Replacement windows and restoration of existing facades; and

7) Associated landscaping.

Richards Music Centre

Redevelopment of Richards Music Centre, including complete demolition of existing structure and development of a replacement building of two and a half storeys plus basement, and associated landscaping with improved provision for emergency services, servicing and disabled parking.

Mallinson Sport Centre

Redevelopment of Mallinson Sport Centre, to include:

1) Partial demolition of existing structure, squash and fives court buildings;

2) Refurbishment and extension of the remaining facilities, comprising new part single basement, new double height sports hall and new entrances, new teaching classrooms, offices, gym and exercise studios, circulation and ancillary accommodation;

3) New basement level outdoor covered fives courts;

4) External sunken oval sports pitch; and

5) Associated landscaping and improved provision for emergency services and servicing.

Decant Facility

Installation of a single storey modular classroom facility, on a temporary basis, for a period of up to six years; associated means of enclosure, footpaths and landscaping; complete reinstatement of the synthetic surface upon cessation of use.

Far Field

Engineering and groundwork operations to relevel existing playing surface and improve drainage including installation of a synthetic turf pitch, creation of biodiverse margins, new emergency and service access and refurbishment of existing changing pavilion.

The Committee considered the pre-application briefing for a series of planning applications for the re-development of the Highgate School sites as follows:

Dyne House and Island Site

Redevelopment of Dyne House, to include:

1)    Retention, refurbishment and extension of the principal five storey (plus plant and lift over run) Dyne House building;

2)    Demolition and redevelopment of the rear extension and associated buildings with part one, part two storey structure;

3)    Retention of the Parade Ground open space, with new sports pitch surface;

4)    Associated improvements to the Island Site access and underground tunnel, including demolition and redevelopment of service block; and

5)    Associated landscaping and improved provision for emergency services, servicing and disabled parking.

Science Block

Refurbishment and extension of existing Science Block, to include:

1)    Four storey plus basement extension to east wing to provide new entrance and improved circulation, lift and ancillary accommodation, and internal replanning/alterations;

2)    Two storey extension above ground level colonnade to central building, to provide internal re-planning and additional teaching accommodation;

3)    Creation of additional plant space at roof level of the East Link Block;

4)    Complete replacement of building systems/plant;

5)    Rooftop observatory extension;

6)    Replacement windows and restoration of existing facades; and

7)    Associated landscaping.

Richards Music Centre

Redevelopment of Richards Music Centre, including complete demolition of existing structure and development of a replacement building of two and a half storeys plus basement, and associated landscaping with improved provision for emergency services, servicing and disabled parking.

Mallinson Sport Centre

Redevelopment of Mallinson Sport Centre, to include:

1)    Partial demolition of existing structure, squash and fives court buildings;

2)    Refurbishment and extension of the remaining facilities, comprising new part single basement, new double height sports hall and new entrances, new teaching classrooms, offices, gym and exercise studios, circulation and ancillary accommodation;

3)    New basement level outdoor covered fives courts;

4)    External sunken oval sports pitch; and

5)    Associated landscaping and improved provision for emergency services and servicing.

Decant Facility

Installation of a single storey modular classroom facility, on a temporary basis, for a period of up to six years; associated means of enclosure, footpaths and landscaping; complete reinstatement of the synthetic surface upon cessation of use.

Far Field

Engineering and groundwork operations to relevel existing playing surface and improve drainage including installation of a synthetic turf pitch, creation of biodiverse margins, new emergency and service access and refurbishment of existing changing pavilion.

The applicant team and officers responded to questions from the Committee:

·         The applicant team noted that, in response to the Quality Review Panel (QRP) recommendation about further analysis of the potential for overheating on the science block extension, their engineers had undertaken some investigations.

·         It was noted that some residents had expressed concerns that there would be increased student numbers at the school. The applicant team explained that the school currently had 1,930 students and had a maximum licence for 1,970 from the Department for Education. It was noted that the works would improve the existing spaces for the existing students but that there was no intent to increase numbers as other spaces, such as the dining area, could not accommodate additional students.

·         In relation to Metropolitan Open Land (MOL), it was noted that the principal incursion from the development on to MOL was shown in the full plans and would be included as part of the application. The applicant team noted that they had worked closely with the Greater London Authority (GLA) and believed that the development would qualify as an excepted use. It was explained that the applicant team did not believe that the development would impact on the openness of MOL and would increase opportunities for sport. In addition, they were relying on the fact that MOL had been re-released and that there would still be more MOL than when the area was originally designated.

·         It was enquired whether the applicant would have to demonstrate that the development met special circumstances test in order to develop on MOL. The applicant team did not believe that the scheme would be required to meet the special circumstances test as it provided additional sporting opportunities without impacting the openness of MOL. If, for any reason, the development did not qualify as an excepted use, the justification would include the important need for modernisation and a flexible curriculum which was not possible on the current site and that the site would involve community uses.

·         It was noted that significant engagement had been undertaken as part of the scheme which had resulted in a number of changes to the proposals. It was commented that the narrative of the engagement history would be set out in full in the Statement of Community Involvement (SCI).

·         It was noted that there were still cadets at the school but there were lower numbers of participants and they no longer required the large parade ground which was now used as a playspace during breaks.

·         Some members raised concerns about the sustainability of the proposed artificial (astro) pitch and its impact on the local environment. The applicant team commented that the scheme aimed to make the site more useable and that grass areas for sport would experience lasting soil damage if used in the winter. It was stated that the application would be providing a net gain in biodiversity throughout the estate and that significant detail about the impact of the development would be included with the application.

·         In relation to the effect of the development on the area and community access to facilities, the applicant team stated that there had been engagement with the local community, including other schools. Following some discussions on traffic and events, the location of theatre and drama had been moved so that it would be easier for the community to use and would have a reduced noise impact. It was noted that there was no plan to monetise the new buildings but that they would be open for community use. It was added that there was expected to be use of the facilities by other schools, particularly for sports, and that the majority of this activity would take place during school hours which would have a reduced impact on the community.

·         In relation to the decant arrangements for development, the applicant team noted that the proposed temporary facility was located at Bishopswood Road. This site had an existing foundation so would involve less embodied carbon and was separated from residential and key Listed buildings. It was added that the layout of the temporary facility could be adapted, including classroom and laboratory layouts, depending on what was being developed at the school.

The Chair thanked the applicant team for attending.