Agenda item

Erection of a three storey sixth form entry academy with associated landscaping, to include a sports hall, two multi-use games areas and forty two parking spaces.

 

POST-SUBMISSION REVISIONS:  Changes to elevational design of all parts of the proposal, including main entrance; changes to proposed landscaping in front of all three entrances; change to location of disabled parking spaces; change to position of boundary by New River; change of perimeter fence design and position to ‘indicative’; minor changes to footprint of the building (in particular the north-eastern elevation).

 

11.1  The Planning Officer introduced the report, as set out in the agenda.  He referred to the addendum and informed the Sub-Committee that in relation to paragraph 4.6.1, Thames Water had sent a further response stating that the existing water supply infrastructure had insufficient capacity to meet the additional demands for the proposed development.  An additional condition was recommended to address this issue.  He added that the comments previously submitted by the Urban Design and Conservation Team had also been amended, which were detailed within the addendum.

 

11.2  Councillor Middleton expressed concerns regarding the scheme, on behalf of residents, her comments are summarised as follows:

 

§  Not opposed to the scheme.

§  Felt that the report did not reflect the noise and disturbance generated during the construction of the development and also the increased traffic generated down Woodberry Grove.

§  Felt that some type of compensation should be given to local residents for the disturbance caused and that this should be given in writing.

 

11.3  Peter Naughton spoke in support of the scheme with concerns, his comments are summarised as follows:

 

§  The scheme is welcomed by local residents as many of them have to go outside of the borough for school.

§  Concerned with the increased level of traffic especially towards the end of Woodberry Grove, which is already subject to heavy construction traffic with the substation.

§  Need for proper supervision between Green Lanes and the site during construction of the development.

 

11.4  In response to comments raised the applicant explained that a traffic management plan had been produced and that no construction vehicles would be permitted along the elevation of the development between Green Lanes and the end of Woodberry Grove.  The level of noise generated would also be monitored on a regular basis.

 

11.5  The Principal Solicitor clarified the point raised by Councillor Middleton regarding compensation.  She explained that the issue of compensation was not under the remit of the Sub-Committee and that the issue surrounding construction and the management plan was for consideration by the Sub-Committee.

 

11.6  Councillor Hanson referred to the cycle parking as she believed that 141 spaces was not enough for the size of the development.  In response, the agent explained that they expected the majority of students to walk to the school and that the number of spaces had been decided in consultation with the school and education authority.

 

11.7  In response to questions from the Chair the architect confirmed the ecological elements of the scheme and also the materials to be used.  He added that railings would be located around the perimeter of the site and would be designed in consultation with local people and artists.

 

11.8  The Chair requested that an additional condition be added for closer consultation to take place around the area of Green Lanes and Woodberry Grove regarding the traffic management plan to help alleviate problems for residents.  This was AGREED.

 

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

Samples of all materials to be used on the external surfaces of the building and ground surfaces shall be submitted to and approved by the local planning authority, in writing, before work on the external surfaces and ground surfaces commences on site. The development shall not be carried out otherwise than in accordance with the materials specification 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.  SCI3 – No roof plant

No roof plant (including all external enclosures, machinery and other installations) other than any shown on the drawings hereby approved shall be placed upon or attached to the roof.

 

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.

 

6.  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.

 

7.  SCH8 – Parking for people with disabilities

  Before the use hereby permitted first commences, at least four 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.

 

8.  SCH10 – Secure bicycle parking

Secure, covered parking shall be provided for 144 bicycles, details of exact siting of which shall be marked on plan, submitted to the local planning authority and approved in writing, before use of the development hereby approved 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.

 

9.  SCH14 – Closure of existing access

The existing accesses to the site shall be closed permanently when the use of the new accesses shown on the plans hereby approved are provided and in use.

 

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

 

10.  SCH15 – Access only as approved

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

 

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.

 

11.  SCT1 – Landscaping scheme to be approved

A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the local planning authority, in writing, before any work commences on site, for the planting of trees (to number no fewer than 121), indigenous shrubs (to number no fewer than 4533), ornamental shrubs (to number no fewer than 1665) and herbaceous plants (to number no fewer than 1638), showing species, type of stock, numbers of trees and shrubs to be included (if different from, i.e. more than, the above figures) and showing areas to be grass seeded or turfed; 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. 

 

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.

 

12.  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.

 

13.  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 forty-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.

 

14.  NSC1 – Non-standard condition

A revised School Travel Plan shall be submitted to the Council’s Traffic and Transport team for review, and approved in writing prior to occupation of the proposed development.

 

REASON: In the interests of providing for satisfactory travel arrangements to and from the school and to ensure that the proposed development does not prejudice the free flow of traffic.

 

15.  NSC2 – Non-standard condition

Details of the construction traffic route shall be subject to consultation of all occupiers residing along the affected routes and thereafter submitted to the Council's Traffic and Transport team, together with a construction traffic management plan that includes details of such consultation and including any responses received, all such details to be approved in writing prior to the commencement of any work on site.

 

REASON: In the interests of road safety and the amenity of occupiers residing along the construction traffic route.

 

16.    NSC3 – Non-standard condition

  Details of water-recycling measures shall be submitted to, and approved in writing by, the local planning authority prior to occupation of the building hereby approved.

 

17.  NSC4 – Non-standard condition

Full details of boundary treatment, including type, extent, height, depth and siting of perimeter fencing and the gabion wall adjacent to the New River, and including hard and soft landscaping treatment adjacent to the boundary in its entirety, shall be submitted to the local planning authority and approved in writing prior to the completion of commencement of works on any part of the boundary treatment.

 

REASON: In the interests of the appearance of the application site and its relationship with its surroundings.

 

18.  NSC5 – Non-standard condition

The proposed development shall achieve a BREEAM rating of no less than ‘very good’, with certification to that effect to be submitted to the local planning authority and acknowledged in writing prior to occupation of the building.

 

REASON: In the interests of maximising the environmental performance of the building.

 

19.  NSC6 – Non-standard condition

No occupation of the development shall take place until such time as measures are submitted to and approved by the Council, in writing, for public after-hours use of the assembly hall, dining hall and all school sports facilities, and for community access to these facilities to be safeguarded in perpetuity.

 

REASON: In the interests of securing wider community benefit from the development.

 

20.  NSC7 – Non-standard condition

  The applicant shall:

 

(a)  use all reasonable endeavours to secure that at least twenty-five per cent of the workforce for the construction of the development is local labour (any person or persons aged eighteen 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 seven 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;

(f)  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.

 

21.  NSC8 – Non-standard condition

An Ecological Management Plan setting out a detailed mitigation strategy against the potential effects of the development on any protected species whose presence is detected on site (and including the provision of bat and bird boxes) and setting out how the enhancement measures in Lloyd Bore’s Ecological Scoping Survey report (September 2008, ref. B479/01) will be monitored, managed and funded in the future (including a lighting strategy to ensure that bats are not adversely affected by lighting on site both during the construction and operation phases of the development), shall be submitted to the local planning authority and approved in writing prior to the commencement of any works on site.

 

REASON: In the interests of protecting biodiversity adjacent to the New River.

 

22.  NSC9 – Non-standard condition

A waste management strategy for the development hereby approved shall be submitted to the local planning authority and approved in writing prior to occupation.

REASON: In the interests of satisfactory waste management.

 

23.  NSC10 – Non-standard condition

No development shall take place until impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water).  The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

 

REASON:  To ensure that the water supply infrastructure has sufficient capacity to cope with the additional demand.

 

24.  NSC11 – Non-standard condition

Development shall not begin until a surface water drainage schemefor the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-ecological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include:

·  Restriction to the agreed run-off rate of 6.8l/s/ha, up to and including the 1-in-100 year critical storm (including an allowance for climate change).

·  Provision of Sustainable Drainage Systems (SUDS) to provide attenuation on site.

·  Calculations to demonstrate the critical storm duration and level of attenuation required to meet the run-off rate.

 

REASON: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

 

25.  NSC12 – Non-standard condition

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted, and obtained written approval from the local planning authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

REASON: To protect the underlying Source Protection Zone.

 

26.  NSC13 – Non-standard condition

No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters.

 

REASON: To protect the underlying Source Protection Zone.

 

27.  NSC14 – Non-standard condition

Prior to the commencement of development a scheme for the provision and management of a buffer zone alongside the New River shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include:

 

·  details of the planting scheme (for example, native species)

·  details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term

·  details of any footpaths, fencing, lighting etc.

 

REASON: Development that encroaches on watercourses has a potentially severe impact on their ecological value. This is contrary to government policy in Planning Policy Statement 1 and Planning Policy Statement 9 and to the UK Biodiversity Action Plan. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected. Article 10 of the Habitats Directive also stresses the importance of natural networks of linked corridors to allow movement of species between suitable habitats, and promote the expansion of biodiversity. Such networks may also help wildlife adapt to climate change.

 

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; 4A.1 - Tackling climate change; 4A.3  - Sustainable design and construction; 4A.4 - Energy assessment; 4A.6 - Decentralised energy: heating, cooling and power; 4A.7 -Renewable energy; 4A.11 - Living roofs and walls; 4A.14 - Sustainable drainage 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 condition 3 of this approval ['materials to be approved', as per paragraph 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 2008/2461, 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.

 

NSI.2  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 £108,400.00 towards the cost of works to highway land adjoining the site arising from the implementation of this planning permission.