Agenda item

2008/1973 – Restoration of Grade II Listed Villa to bring all areas into beneficial use as a café, Function Rooms, retail and ancillary park facilities (W.C, Ranger Point) the work includes repairs & alterations to external walls, re-roofing, internal alterations creating new layout; provision of new passenger lift, kitchen/servery, W.C facilities.

 

2008/1975 – Renovations to park environment including: Demolition and removal of the following: 2 No. existing toilet blocks; Aviary; 2 No. small sheds; 5 No. entrance gates.  Refurbishment of: Sluice House with change of use to A1 (refreshment kiosk 25 sqm in area); and Bowling Pavilion including re-instatement of WCs.  Erection of: New Aviary; new butterfly dome; 5 No. entrance gates; storage shed; 2 No. new pedestrian bridges; Extension of the “New River” water body; development of a new sports and play area including skate park.  Relocation of waste storage areas to existing depot accessed from Greenway Close.

 

9.1  The Planning Officer introduced the report, as set out in the agenda.  He referred to the addendum and stated that section 1.4 on page 163 of the agenda should be deleted from the report. The addendum also provided a clarification of enclosures to the New River and Lakes within Clissold Park.

 

9.2  Sally Prothero (LDA), Hyder Ajmi (Project Manager, Hackney Council) and Shane Jenson (Project Manager, Hackney Council) were in attendance to answer any questions that arose.

 

9.3  In response to a query regarding the relocation of the Hackney Tennis Club, the Planning Officer explained that the tennis club currently occupies part of the ground floor of Clissold House and that the proposal was to open up the house to the public, which would include the area they currently occupy.

 

9.4  Councillor Smith raised two questions concerning the extension to the water body and the health and safety implications and also why the interpretation centre was included within the proposal.

 

9.5  Sally Prothero explained that the extension to the New River was an important feature in the park, identified at stage 1 of the project.  The extension was not as extensive as originally proposed and a low fence will be installed around it for health and safety reasons.  In relation to the interpretation centre, Sally Prothero stated that it was viewed as a way pf getting new people to use the park.  It was also an opportunity to gain new volunteers and would also be used by local schools.  The centre also makes good use of the derelict bowling pavilion.

 

9.6  The Chair asked a number of questions, firstly regarding the York Stone and what was to take its place as English Heritage were not happy with this proposal.  The Urban Design & Conservation Manager explained that this was an important refurbishment and that the Council had worked closely with English Heritage and that further discussion would need to take place on the proposed materials.

 

9.7  The Chair also wished to clarify what railings were proposed for the water bodies and also why the gates to the park were deemed unsuitable.  It was confirmed that the 6ft fencing around the New River was to be removed and placed with an 18inches fence and that the railing for the other two lakes were to remain to protect the wildlife.  With regard to the gates, the Planning Officer stated that the main concerns were that they were plain and not in keeping with the rest of ClissoldPark and House, it was felt that more design input was required.

 

9.8  Discussion took place on the 1 o’clock club located within the park and the possible re-location of this.  Councillor Smith stated that she would strongly object to the club being re-located as it was a very well used facility within the community.  It was however acknowledged by the Sub-Committee that it was currently located within an unattractive building and that any plans to move the club into a more attractive building, at the same location, would be welcomed.

 

Unanimously RESOLVED that:-

 

 

1.  SCBO – 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.  SCB1N - Commencement within three years

The development hereby permitted must be begun not later than three years after 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.  SCM2 - Materials to be approved

Details, including samples, of all materials to be used on the external surfaces of any building on site shall be submitted to and approved by the Local Planning Authority, in writing, before any work 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.  SCD2 - Provision of access and facilities

  All provisions and facilities to be made for people with disabilities as shown on the plans and details hereby approved shall be implemented in full to the satisfaction of the Local Planning Authority before the use is first commenced.

 

REASON: In order to ensure that access and facilities for people with disabilities are provided in order to ensure that they may make full use of the development.

 

5.  SCT1 - Landscaping

  A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any works to the park environment commences.  The landscaping scheme shall consist of but is not limited to:

 

a)  Details of all fencing and enclosures within the park;

b)  Details of all new fixtures within the park (i.e. benches, bins);

c)  Details and methodologies for the planting of trees throughout the park environment including species, type of stock, number of trees and shrubs and any new areas to be grass seeded and/or turf.

 

All tree planting in accordance with the landscaping 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 ten years.  Such maintenance to include the replacement of any plants that die, are severely damaged, seriously diseased or removed.

 

  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. 

 

6.  NSC – Tree Works

  a)   All tree works are to be done in accordance with the British Standard Recommendations for Tree works, BS 3998:1989.

  b)  Climbing irons or spikes are not to be used whilst pruning trees; they may only be used for the sectional removal of trees.

  c)  Pruning shall be undertaken following the principles of good arboricultural practice as stated in AAIS Arboriculture Research Note 48, Definition of the Best Pruning Position.  Where aerial growth is to be removed, great care shall be taken not to leave a stub which may provide a food basis for both fresh wound parasites and decay fungi and not to cut back into or beyond the branch.

  d)  Final pruning cuts should be made at a vranch fork or at the main stem.  Where the branch collar can be detected the final pruning cut should be made back to but not into the collar.  When the branch collar cannot be discerned the angle of the final pruning cut should be a mirror image of the angle formed by the branch bark ridge.  The final cut wound surface shall be smooth and sound and the cut should have been performed in one continuous cutting operation or movement without damaging surrounding tissues.

  e)  All arisings are to be removed from site, which is to be left neatr and tidy as found.

  f)  Care must be taken that the fround next to retained trees does not become compacted as a result of tree sugery operations.  No vehicles or equipment such as tractors, timber lorries, cranes or excavators shall be driven o parked beneath the crowns of any trees to be retained as this could cause soil compaction and consequent root death.

 

REASON:  To ensure all tree works are carried out to an acceptable standard.

 

7.  NSC – Pollution Control

i)  The rating level of the noise emitted from the proposed compactor and park vehicles used in loading the compactor located within the existing northern depot shall be 10dB below the existing background level at any time.  The noise levels shall be determined at the façade of any noise sensitive property.  The measurements and assessments shall be made according to BS 4142:1997.

 

ii) Development shall not commence until details of a scheme complying with the above noise level has been submitted to and approved in writing by the Local Planning Authority.

iii) The development shall not be occupied until the scheme approved pursuant to paragraph (ii) of this condition has been implemented in its entirety.  Thereafter, the scheme shall be maintained in perpetuity.

 

REASON:  To safeguard the amenities of the adjoining premises and the area generally.

 

8.  NSC – Hours of Operation for Waste Compactor

The proposed waste compactor shall only be operated, loaded and unloaded between the hours of:

 

7:30am – 6:00pm : Monday to Friday

10:00am – 6:00pm : Saturdays and Sundays

 

REASON:  To safeguard the amenities of the adjoining premises and the area generally.

 

9.  NSC – Vehicular Movements

All vehicular/truck movements to load and unload the compactor located within the northern depot shall be made wholly within the application site.  Details of turning circles shall be submitted to and approved in writing by the Local Planning Authority before the compactor is first used.

 

REASON:  To safeguard the amenities of the adjoining premises and the area generally.

 

10.  NSC - Wheel washing facilities

  Wheel washing or other cleaning facilities for vehicles leaving the site during construction works shall be installed in accordance with details approved by the Local Planning Authority prior to the commencement of works on site.

 

  REASON: In the interest of highway safety.

 

11.  NSC – Demolition Method Statement

Full details including a structural engineer’s drawings and/or method statement indicating the proposed method or ensuring the safety and stability of the building fabric throughout the period of demolition (at lower ground level to Clissold House) shall be submitted to and approved in writing by the Local Planning Authority on advice from English Heritage prior to the commencement of any building works to Clissold House.

 

REASON:  To ensure all care is taken during partial demolitions to Clissold House.

 

12.  NSC – Clissold House – Room G7

Full details and method statement of the removal of brick divisions and stone shelves in room G7 of Clissold House, together with design, layout and fit-out of the proposed kitchen shall be submitted to and approved in writing by the Local Planning Authority on advice from English Heritage prior to the commencement of any building works to Clissold House.

 

REASON:  To ensure all care is taken during partial demolitions to Clissold House and that any fit-out is sympathetic to the historic fabric of Clissold House.

 

13.  NSC – Clissold House – Glazing Detail

Full details of replacement glazing at the lower level of Clissold House shall be submitted to and approved in writing by the Local Planning Authority on advice from English Heritage prior to the commencement of any building works to Clissold House.

 

REASON:  To ensure all materials are sympathetic to the historic fabric of Clissold House.

 

14.  SCL2 – Works to match existing

All new works, and works of making good to the retained fabric, whether internal or external, shall be finished to match the original work with regard to the methods used and to material, colour, texture and profile, and in the case of brickwork, facebond and pointing.

 

REASON: To ensure that the special architectural and historic interest of this building is safeguarded / and that the proposal does not detract from the character and appearance of the area / this part of the conservation area.

 

15.  SCL3 – Details to Match Existing

i)   The new joinery work shall match exactly the materials, dimensions and profiles of existing original work, except where otherwise shown in the drawings hereby approved.

ii)   All new external rainwater and soil pipes shall be formed in metal and painted black.

iii)  All new partitions shall be scribed around the existing ornamental plaster mouldings.

 

REASON: To ensure that the works approved are carried out in a satisfactory manner which  safeguards the special historic and/or architectural interest of the building. To ensure that the special architectural and historic interest of this building is safeguarded / and that the proposal does not detract from the character and appearance of the area / this part of the conservation area.

 

16.  SCL4 – Brickwork to be approved

Sample panels of brickwork, indicating the colour, texture, facebond and pointing shall be resubmitted to and approved by the Local Planning Authority before the relevant parts of the work are commenced.

 

REASON: In order that the works approved are carried out in a satisfactory manner which safeguards the special historic and architectural interest of the building.

 

17.  SCL6B – Original features to be retained

All existing ornamental features including chimney pieces, plasterwork, architraves, panelling, doors, staircase balustrading shall remain undisturbed in their existing position and shall be fully protected during the course of works on site, unless specifically authorised otherwise on the drawings hereby approved.

 

REASON: To ensure that those features which contribute to the special architectural and historic interest of the building are retained.

 

18.  SCL10 – Archaeological investigation

No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme approved pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority.

REASON: To safeguard the archaeological interest of the site, which is within an Area of Archaeological Priority.

 

19.  SCD1 - Level access

A level access shall be provided to all ground floor areas hereby approved before the use is first commenced.

 

REASON: In order to ensure that people with disabilities are able to gain proper access to the development.

 

20.  SCD2 – Provision of access and facilities

All provisions and facilities to be made for people with disabilities as shown on the plans and details hereby approved shall be implemented in full to the satisfaction of the Local Planning Authority before the use is first commenced.

REASON: In order to ensure that access and facilities for people with disabilities are provided in order to ensure that they may make full use of the development.

 

21.  SCI3 – No roof plant

No roof plant (including all external enclosures, machinery and other installations) shall be placed upon or attached to the roof or other external surfaces of the building.

 

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.

 

22.  NSC - External ventilation

  Full details of mechanical ventilation equipment from kitchen areas, bathroom areas and any air conditioning units must be submitted for approval by the Local Planning Authority on advice from English Heritage, in writing, before the commencement of works on Clissold Hosue, and subsequently installed in the building in a satisfactory manner, before the development is first occupied/use commences. Mechanical ventilation equipment from kitchen areas, bathroom areas and any air conditioning units must be so positioned, designed and acoustically insulated so as not to cause noise disturbance or affect the amenity of park users as a result of fume or odorous discharge.

 

  REASON: To ensure that the use operates in a satisfactory manner and does not unduly disturb adjoining occupiers or prejudice local amenity generally.

 

23.  NSC – Roof Balustrade to Clissold House

Notwithstanding the information depicted on plans 455A D-06 Rev A, 455A D-07 Rev A, 455A D-08 Rev A, and 455A D-09 Rev A, full details of the safety balustrade on the roof of Clissold House shall be submitted to and approved in writing by the Local Planning Authority, on advice from English Heritage, prior to the commencement of any building works to Clissold House.

 

REASON:  To ensure any new elements added to Clissold House do not detract from the historical fabric of the Listed Building.

 

24.  NSC – Landscaping Immediately Surrounding Clissold House

Notwithstanding the information shown on the submitted plans, full details of the hard landscaping treatment in the immediate vicinity of Clissold House shall be submitted to and approved in writing by the Local Planning Authority on advice from English Heritage prior to the commencement of any building works to Clissold House.

 

REASON:  To ensure the setting of Clissold House does not detract from the historical fabric of the Listed Building.

 

25.  NSC – Entrance Gates

Notwithstanding the information shown on the submitted plans, full details of the five new entrance gates shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any building works to the entrances to ClissoldPark.

 

REASON:  To ensure any new curtilage treatment to ClissoldPark enhances the Clissold Park Conservation Area.

 

26.  NSC – Green Waste/Composting Unit

Notwithstanding the information shown on the submitted plans, full details of the green waste bins and layout located next to 3 Queen Elizabeth Walk (former park keepers residence) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any building works to the entrances to ClissoldPark.

 

REASON:  To ensure the facility is presented in an acceptable manner to minimise the risk of adverse health and amenity effects.

 

27.  NSC – Multi Use Games Area (MUGA)

Notwithstanding the information shown on the submitted plans, full details of the MUGA including the following matters (but not limited to):

 

-  Play equipment;

-  Surface treatments; and

-  Cross-sections of earth bunds.

 

shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any building works to the MUGA.

 

REASON:  To ensure the facility is presented in an acceptable manner to minimise the risk of adverse health and amenity effects.

 

28.  NSC – Ranger Station

Notwithstanding the information shown on the submitted plans, full details of the Ranger Station (Rooms G27, G26, and G25 of plan 455A D-02 Rev A) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any building works on Clissold House.  These details shall include, but are not limited to, cross section depicting floor to ceiling heights and floor layout of the three rooms.

REASON:  To ensure an acceptable level of amenity to future workers/occupiers of the Ranger Station.

 

REASONS FOR APPROVAL

 

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’, EQ12 ‘Protection of Conservation Areas’, EQ13 ‘Demolition in Conservation Areas’, EQ16 ‘Protection of Listed Buildings’, EQ17 ‘Alterations to Listed Buildings’, OS2 ‘Open Spaces and Parks’, OS4 ‘Protection of Character of Open Spaces and Parks’, OS5 ‘Development Affecting Open Spaces and Parks’ of the Hackney Unitary Development Plan 1995, and London Plan Policies 4B.1 ‘Design Principles for a Compact City’, 4B.11 ‘London’s Built Heritage’, 4B.12 ‘Heritage Conservation’. PPG15 Planning and the Historic 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.8  Soundproofing

SI.19  Health, Safety and Welfare at Work

SI.24   Naming and Numbering

SI.25   Disabled Person’s Provisions

SI.27   Fire Precautions Act 1971

SI.28   Refuse Storage and Disposal Arrangements

SI.32   Consultations with TWU

 

NSI.1  The hours of construction work on site that are audible at the nearest noise sensitive premises shall be restricted to 08:00 to 18:00 Monday to Friday and 08:00 to 13:00 Saturday and at no time on Sundays & public holidays except by written permission of the Council or where the works are approved under section 61 Control of Pollution Act 1974.

 

NSI.2  The best practice detailed within the Building Research pollution control guides Parts 1 to 5 for controlling particles, vapour and noise pollution from construction sites must be followed throughout the enabling works, demolition and construction phase of the development. 

 

NSI.3  Your attention is drawn to the need to comply with the provisions of the Regulatory Reform (Fire Safety) Order 2005 where applicable. The provision of satisfactory means of escape in the event of a fire is the concern of the London Fire and Emergency Planning Authority as fire authority, and information relating thereto may be obtained from the Fire Safety Department, 210 High Street, EastHam, E6 3RS.

 

NSI.4 The applicant is advised that it is an offence under the Wildlife and Countryside Act 1981, amended by the Countryside and Rights of Way Act 2000, to:

 

-  Kill, injure or take any wild birds;

-  Damage or destroy nests that are in use or are being built;

-  Take or destroy eggs.

 

Car must be therefore be taken that none of these offences are committed whilst undertaking the above works.  If trees or hedges are to be felled or pruned between March and August, they should first be inspected carefully for nests; if found, and the proposed works are no necessary to preserve public health or safety, felling or pruning should be delayed until young birds have flown.

 

NSI.5 The applicant is advised that prior to undertaking any tree works, a check should be made for any evidence of bat occupancy.  This should be done either by a detailed visual inspection, or if necessary through consultation by a qualified ecologist.  Should a tree be found to be supporting a bat roost, it should only be felled or pruned if necessary for safety reasons.  Where tree surgery is carried out, cuts will be made as far above any likely hole or crack in the bark which has potential to support a roosting bat, and crown thinning or reduction will be minimised.