Agenda item

Erection of a one-storey extension to the western wing of the existing building to accommodate new school dining facilities; a part one, part three storey extension to the eastern wing of the existing building to accommodate additional teaching facilities for a 250 pupil sixth form, and a two storey extension to the rear of the eastern wing to accommodate an autistic special needs unit, together with enabling demolition works to parts of the building, and associated landscaping.

 

13.1  The Planning Officer introduced the report as set out in the agenda.

 

13.2  John Burrow (Learning Trust) and Andrezej Kuszell (Architect) were in attendance to answer any questions that arose.

 

13.3  Councillor Desmond wished to clarify why this extension was not included in the original proposal for the MossbourneCommunity Academy.  It was explained that it previously wasn’t requested and that the Academy had previously been sponsored privately and was now under the responsibility of the Council.

 

13.4  Discussion took place on the proposed materials and it was confirmed that some parts of the extension will mimic the existing building and will incorporate the colour red, which will compliment the existing blue and yellow.

 

13.5  Concern was raised over the loss of four trees and the Committee wished to know which trees would be lost.  It was explained that two of the trees were already dead and that the other two were younger trees. The Planning Officer added that an additional condition had been added to avoid or minimise harm to the existing TPO trees, detailed in the addendum.

 

13.6  The Committee felt that 80 car parking spaces was too many and that 142 cycle spaces was inadequate.  It was explained that the school was adamant that they needed the 80 car parking spaces on site.

 

Unanimously RESOLVED that:

 

 

1.  SCB0 – Development in accordance with plans

The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

2.  SCB1 – Commencement within three years

The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

3.  SCM6 – Materials to be approved

Details, including samples, of all materials to be used on the external surfaces of the building, boundary walls and ground surfaces shall be submitted to and approved by the local planning authority, in writing, before work on the external surfaces, boundary walls and ground surfaces commences on site. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

4.  SCM9 – No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area. 

 

5.    SCH4 – Forward vehicle ingress/egress only

All vehicles shall enter and leave the site only in a forward direction.

 

REASON: In the interests of road safety generally and avoidance of obstruction of the highway.

 

6.  SCH8 – Parking for people with disabilities

  Before the use hereby permitted first commences, at least three car parking spaces shall be marked and retained permanently for use by the vehicle of a disabled badge-holder.

 

REASON: In order to ensure that a reasonable number of parking spaces are located conveniently for use by people with disabilities.

 

7.  SCH10 – Secure bicycle parking

Secure, covered parking shall be provided for 142 bicycles in the form of Sheffield stands, with full details (including siting) to be submitted to the local planning authority and approved in writing before use of the development hereby permitted commences.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interests of discouraging car use, relieving congestion in surrounding streets and improving highway conditions in general.

 

8.  SCH14 – Closure of existing access

The existing north-eastern vehicular access to the site shall be closed permanently when the use of the new north-eastern emergency vehicle access shown on the plans hereby approved is provided and in use.

 

REASON: To confine access to the permitted point in order to ensure that the development does not prejudice the free flow of traffic and conditions of general safety along the neighbouring highway.

 

9.   SCH15 – Access only as approved

Vehicular access to the site shall be only via the permitted access.

 

REASON: In order to confine access to the permitted points to ensure that the development does not prejudice the free flow of traffic and conditions of general safety along the neighbouring highway.

 

10.  SCT3 – Protection of trees during site works

No development will take place on-site until full details of tree protection have been submitted to, and approved in writing by, the Council and until such approved protection has been erected on-site. Tree protection will be in accordance with BS5837:2005 (Trees in relation to construction – Recommendations) and will protect the root protection area calculated as described in Table 2 of that British Standard. The protective fencing will be 2.4 metres high and conform to Figure 2 of BS5837:2005, i.e. a scaffold framework comprising a vertical and horizontal framework, well-braced to resist impacts, with vertical tubes spaced at a maximum interval of 3 metres.  Panels should be securely fixed to this weldmesh with wire or scaffold clamps.

 

REASON: In order to protect the existing trees during building operation and site works.

 

11.  SCT4 – Tree survey/retention plan

A detailed tree survey (plan and schedule) indicating precise location, species, height and condition of each tree, together with the spread of each tree accurately plotted, and showing which trees are to be retained and which it is proposed should be felled (to number no more than four trees) shall be approved by the local planning authority before any work commences on site.

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990, and to provide for the retention and protection of existing trees in the interests of the appearance of the locality.

 

12.  SCT1 – Submission of landscaping scheme

  Full details of hard and soft landscaping shall be submitted to and approved by the local planning authority, in writing, before any landscaping work commences on-site, to show (as applicable) species of trees, type of stock and level of maturity, numbers of trees and shrubs (to be no fewer than ninety) to be planted, and areas to be grass-seeded or turfed, and also including layout, construction, and existing and proposed levels, consistent with the tree protection plan and method statement. All landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the local planning authority for a period of five years, such maintenance to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed (including any existing trees or plants that die or are damaged during, or as a result of, construction work).

 

  REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

13.  NSC1 – Non-standard condition

The applicant shall:

(a) use all reasonable endeavours to secure that at least 25% of the workforce for the construction of the development is local labour (any person or persons aged 18 years or over who is a resident of the London Borough of Hackney);

(b) notify the Hackney Construction Recruitment Centre or any other subsequent organisation of all vacancies for employees, self-employed, sub-contractors and any other form or type of employment or service arising from construction of the development;

(c) supply to Hackney Construction Recruitment Centre a complete labour plan for the full duration of the construction phase identifying which skills and employment are needed;

(d) have an active programme for recruiting and retaining apprentices and adult improvers in the various building trades (such as bricklaying, carpentry, electrical, plumbing and plastering) and as a minimum employ one apprentice per £1 million of construction contract value and one adult improver per £2 million of construction contract value, providing written evidence documenting that programme within 7 days of a written request from the Council;

(e)provide a detailed monthly labour return for monitoring the employment and self-employment profile of all workers working on the development;

in relation to all contracts with a value in excess of £5 million, supply the Hackney Construction Recruitment Centre with full procurement details and a plan identifying the services and materials that will be sourced during the period commencing on the implementation of the development and finishing six months after completion off the development.

 

REASON: In the interests of upholding the Council's employment objectives by providing opportunities for residents of the borough.

 

14.  NSC2 – Non-standard condition

  The new vehicular entrance and route at the eastern end of the site is to be used by emergency vehicles only and is not to be used by staff or visitors’ vehicles, or delivery vehicles.

 

REASON: In the interests of protecting the tree protection areas in the adjacent trees from the impact of excessive vehicular use.

 

15.  NSC3 – Non-standard condition

No development shall commence on-site until a scheme to minimise the threat of dust pollution during site clearance and construction works (including any works of demolition of existing buildings or breaking out or crushing of concrete) have been submitted to and approved in writing by the local planning authority. The approved scheme shall include a watering regime in the event of dry weather, dust screens, etc., as appropriate, and shall be implemented in its entirety once development has commenced.

 

REASON: In order that the local planning authority may be satisfied that the demolition process is carried out in a manner that will minimise possible dust pollution to neighbouring properties.

 

16.  NSC4 – Non-standard condition

No demolition, groundwork, enabling works or construction is to be done on site within the root protection area (area as recommended by BS5837:2005) of the retained, TPO trees until full details of the surfacing within this area, including existing and proposed levels, excavation depths and construction have been agreed in writing with the Council.

 

REASON:  To avoid or minimise harm to the existing TPO trees from the effects of hard surfacing and to minimise such areas within the root protection area and to maximise their gas and water permeability.

 

17.  The applicant shall be required to enter into a legal agreement with the Council’s Streetscene department, pursuant to section 278 of the Highways Act 1980, for the payment of the cost of any works to highway land adjoining the site that arise from the implementation of this planning permission. 

 

REASONS FOR APPROVAL

 

1.  The following policies contained in the Hackney Unitary Development Plan (1995) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: EQ1 - Development Requirements; C6 - Provision of Education Facilities; CS10 - Planning Standards.

 

2.  The following policies in the London Plan (Consolidated with Alterations since 2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 - Sustainability criteria; 3A.18 - Protection and enhancement of social infrastructure and community facilities; 3A.24 - Education facilities; 3C.1 - Integrating transport and development; 3C.17 - Tackling congestion and reducing traffic; 4B.1 - Design principles for a compact city; 4B.2 - Promoting world-class architecture and design; 4B.5 - Creating an inclusive environment.

 

INFORMATIVES

 

  The following Informatives should be added:

 

SI.1   Building Control

  SI.2   Work Affecting Public Highway

  SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

    SI.7   Hours of Building Works

  SI.25   Disabled Person’s Provisions

   SI.27   Regulatory Reform (Fire Safety) Order 2005

SI.28   Refuse Storage and Disposal Arrangements

  SI.33   Landscaping

 

NSI.1  All materials submitted pursuant to the discharge of conditions 3 this approval (as per paragraphs 8.1.3 of this report) should be supplied and delivered at the same time in a container clearly marked with the address of the application site, reference to the application number 2008/1652, and accompanied by coloured copies of relevant elevational drawings, to which each material sample should be clearly referenced and labelled accordingly. Full specifications detailing each material's manufacturer and colour (as per manufacturer's description/name thereof) should also be submitted at the same time.