LONDON BOROUGH OF ENFIELD · Andy Higham Tel: 020 8379 3848 Mr N. Catherall Tel: 020 8379 3833 Ward: Jubilee Application Number : P12-00245PLA Category: Other Development LOCATION:

LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE

Date : 27th March 2012

Report of Assistant Director, Planning & Environmental Protection

Contact Officer: Aled Richards Tel: 020 8379 3857 Andy Higham Tel: 020 8379 3848 Mr N. Catherall Tel: 020 8379 3833

Ward: Jubilee

Application Number : P12-00245PLA

Category: Other Development

LOCATION: HOUNDSFIELD PRIMARY SCHOOL, RIPON ROAD, LONDON, N9 7RE PROPOSAL: Demolition of existing HORSA hut and erection of a 2-storey modular building comprising six classrooms, gym, hall and staff facilities to provide replacement and additional teaching space for up to three classes of 30 pupils together with construction of hard surfaced play area to rear, multi use games area to side, 5 additional car parking spaces and new vehicular entrance to Houndsfield Road. Applicant Name & Address: Andrew Fraser, Director of SCS, Enfield Council Civic Centre, Silver Street, Enfield, EN1 3XB

Agent Name & Address: John Wilkinson, Enfield Council, Architectural Services Civic Centre Silver Street Enfield EN1 3XA

RECOMMENDATION: That in accordance with Regulation 3 of the Town and Country Planning (general Regulation) 1992, planning permission be deemed to be GRANTED subject to conditions.

Application No:- P12-00245PLA

RIPON ROAD

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HOUNDSFIELD ROAD

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Primary School

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Development Control

Scale - 1:1250Time of plot: 12:48 Date of plot: 12/03/2012

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 150m

© Crown copyright. London Borough of Enfield LA086363,2003

1. Site and Surroundings 1.1 Hounsfield Primary School is a 2 FE school with 572 pupils on its roll. It is

bounded by Hounsfield Road to the south, Ripon Road to the north and Doncaster Road to the east. Jubilee Park is to the west. Both the Park and the playing field situated on the western part of the site are designated Metropolitan Open Land. The southern and western boundaries are lined with mature trees.

1.2 The surrounding area is predominantly residential and characterised by terraced properties, the exception to this being along the south side of Houndsfield Road which features a care home, a Red Cross centre, the William Preye day care facility, and a two storey building occupied by Age Concern. In particular, there are a group of terraced properties on the south eastern corner at the junction of Hounsfield Road and Doncaster Road.

2. Proposal 2.1 Permission is sought for the erection of a two storey modular building for use

as a ‘Partner School’ within the curtilage of Houndsfield Primary School. The schools would operate as two separate schools but share some facilities.

2.2 The Partner School would be housed in a two storey building of modular

construction fronting the southern boundary with Houndsfield Road. It would be 43.15m in length, 14.50m in width, with a flat roof at a height of 7.0m. In addition there is a proposed plant room and water tank which will be centrally located on the roof, with a length of 6.85m, a width of 4.55m, and an additional height of 2.35m. In addition, it would be clad externally in timber.

2.3 The new development would include a Multi Use Games Area (MUGA), a

hard surfaced play area, and the provision of five car parking spaces to be sited on land currently forming part of the school playing fields. The new development would require the formation of a new vehicular access to Houndsfield Road which would necessitate the removal of two lime trees and a number of small fruit trees.

2.4 The MUGA would have a surface area of 1184 square metres while

immediately to the north of the modular building is a proposed hard surfaced play area with a surface area of 500 square metres.

2.5 The five parking spaces would be located to the east of the modular building. In addition there are hard surfaced driveway areas providing access to the parking spaces and the southern side of the proposed buildings. There are also hard surfaced footpaths providing access to the eastern and southern sides of the proposed buildings.

2.6 The application includes the demolition of the HORSA hut which is located

between the early years building and the playing fields. The HORSA hut is described as dilapidated and in need of replacement. The previous application for the temporary prefabricated double classroom sought to relocate pupils from the HORSA hut, as such the hut is no longer in use.

3. Relevant Planning Decisions 3.1 LBE/11/0019 - Erection of single storey prefabricated double classroom unit

was approved in October 2011. 4. Consultations 4.1 Statutory and non-statutory consultees 4.1.1 Biodiversity The Council’s Biodiversity Officer raised no objections to the proposal subject

to conditions relating to hard and soft landscaping. 4.1.2 Arboriculture

The Council’s Tree Officer raised no objections to the proposal, siting the following: the overwhelming majority of tree roots will be in the playing field. it is imperative that this area is protected to its fullest extent and should

not be reduced. a barrier conforming to BS:5837 should be erected at the extent of the

joined Root Protection Areas before and during any development taking place.

any temporary or permanent road surface should be constructed to a specification to take into account the existing roots and their future growth.

the removal of the two lime trees at the end of the row to form an entrance is acceptable

I understand that a 'bund' is to be created around the curve of the entrance on the side of the line of trees. Providing this is also outside of the Root Protection Area of the retained trees this would be ok, otherwise the road will have to be moved slightly further back so the root areas of the trees are not affected by raising the soil level where tree roots are likely to be.

4.1.3 Regeneration No objections were raised to the proposed development. 4.1.4 Sport England

Sport England has objected to the proposal stating the following: The development is likely to prejudice the use, or lead to the loss of use,

of land being used as a playing field; or is on land that forms part of, or constitutes a playing field, as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2010 (SI 2010/2184) Schedule 5.

Sport England responds to this application as a statutory consultee on the

basis that the land has been used as a playing field at any time in the last

five years and remains undeveloped; or has been allocated for use as a playing field in a development plan; or involves replacement of the grass surface of a playing pitch on a playing field with an artificial surface.

Sport England has therefore considered the application in the light of its

adopted Playing Fields Policy, ‘A Sporting Future for the Playing Fields of England (1996)’, sets out a policy presumption against development that would lead to the loss of, or would prejudice the use of, all or any part of a playing field, or land last used as a playing field. The aim of this policy is to ensure that there is an adequate supply of quality pitches to satisfy the current and estimated future demand for pitch sports within the area (whether the land is in public, private or educational use). This policy objective is also embodied within ‘Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation’.

Sport England will, therefore, oppose development on playing fields in all

but exceptional circumstances. These exceptional circumstances are where, in the judgment of Sport England:

E1 - A carefully quantified and documented assessment of current and

future needs has demonstrated to the satisfaction of Sport England that there is an excess of playing field provision in the catchment, and the site has no special significance to the interests of sport.

E2 - The proposed development is ancillary to the principal use of the

site as a playing field or playing fields, and does not affect the quantity or quality of pitches or adversely affect their use.

E3 - The proposed development affects only land incapable of

forming, or forming part of, a playing pitch, and does not result in the loss of, or inability to make use of any playing pitch (including the maintenance of adequate safety margins), a reduction in the size of the playing area of any playing pitch or the loss of any other sporting/ancillary facility on the site.

E4 - The playing field or playing fields which would be lost as a result

of the proposed development would be replaced by a playing field or playing fields of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of the development.

E5 - The proposed development is for an indoor or outdoor sports

facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields.

The aim of this policy is to ensure that there is an adequate supply of

quality pitches to satisfy the current and estimated future demand for pitch sports within the area. The policy seeks to protect all parts of the playing field from development and not just those which, for the time being, are laid out as pitches. Development which would lead to the loss of all or part of a playing field, or which would prejudice its use, should not normally be permitted because it would permanently reduce the

opportunities for participation in sporting activities. Government planning policy and the policies of Sport England have recognised the importance of such activities to the social an economic well-being of the country.

In light of the above, Sport England objects to the proposal because is not

considered to accord with any of the exceptions in Sport England’s playing fields policy.

If your Authority is minded to approve this application, it should be

referred to the National Planning Casework Unit in accordance with The Town and Country Planning (Consultation) (England) Direction 2009, and the DCLG letter of 10 March 2011

4.1.5 London Fire and Emergency Planning Authority

No objections were raised to the proposed development. 4.1.6 Traffic and Transportation There is no objection in principle to the development. 4.2 Public 4.2.1 Consultation letters were sent to ninety five surrounding properties. The

consultation period ended on 1 March 2011, no replies were received. In addition two site notices were placed in the surrounding area on 15 February 2011, no replies were received.

5. Relevant Policy 5.1 Unitary Development Plan Policy

(II) GD3- High standard of functional and aesthetic design (II) GD6 - Traffic Generation (II) GD8 - Access & servicing (II) CS1 - Community services, full range of services appropriate to needs (II) CS2 - Development in accordance with Councils’ environmental policies

5.2 Core Strategy Policy

CP4 - High quality design and sustainability CP8 - Education CP9 - Supporting community cohesion CP11 - Recreation, leisure, culture and arts CP20 - Sustainable energy use and energy infrastructure CP21 - Delivering sustainable water supply, drainage and sewerage

infrastructure CP28 - Managing flood risk through development CP30 - Maintaining and improving the quality of the built and open

environment CP34 - Parks, playing fields and other open spaces CP36 - Biodiversity

5.3 London Plan Policy

3.16 - Social infrastructure 3.18 - Education facilities 5.1 - Climate change mitigation 5.2 - Minimising carbon dioxide emissions 5.3 - Sustainable design and construction 6.13 - Parking 7.1 - Building London’s neighbourhoods and communities 7.2 - An inclusive environment 7.4 - Local character 7.17 - Metropolitan Open Land 7.19 - Biodiversity and access to nature

5.4 National and Regional Planning Policy

PPS1 - Sustainable Development PPG2 - Green Belt PPS9 - Biodiversity and Geological Conservation PPG17 - Planning for Open Space, Sport and Recreation

5.5 Other Relevant Policy

PPS1 Delivering Sustainable Communities 6. Analysis 6.1 The main issues of consideration are the principle of development, the loss of

playing field, the loss of Metropolitan Open Land, the design, siting, and appearance of the proposed development in relation to the character and appearance of the surrounding area, highways and access issues, and the impact of the proposed development on the amenities enjoyed at the surrounding properties, consideration of sustainability , biodiversity and trees.

6.2 Principle 6.2.1 Schools & Children's Services have identified Houndsfield Primary School as

a suitable location for a ‘Partner School’ as part of its revised primary places strategy, which looked at addressing the projected deficits of Reception places across the primary schools in the Edmonton area. This area includes the following schools: Brettenham Churchfield Firs Farm Fleecefield Hazelbury Houndsfield Latymer All Saints Raynham Starks Field St. John & St. James Wilbury

6.2.2 The total number of reception places available in the Edmonton area is 870.

The following table shows the projected number of reception places required

and the surplus or deficit this represents in relation to the 870 places currently available.

Year Projected numbers Surplus/Deficit 2012/13 897 - 27 2013/14 889 -19 2014/15 889 -19 2015/16 888 -18 2016/17 891 -21 2017/18 888 -18 2018/19 888 -18 2019/20 874 - 4 2020/21 864 + 6

6.2.3 The need for additional places is clearly demonstrated. Of the schools

identified above, Churchfield, Firs Farm, Latymer All Saints, St. John & St. James and Wilbury School have all been variously expanded over a number of years and are not be considered capable of further expansion. Brettenham, Fleecefield, Raynham and Starks Field are on restricted sites making them less suitable for the expansion under consideration. Hazelbury Infant and Junior Schools are on a less restricted site, however it is noted that they already admit 5 forms of entry, which is a very high admission number for primary schools. In addition, there are already very high numbers of pupils in Haselbury Road with Latymer and West Lea Schools immediately adjacent, so there are issues of traffic congestion and pupil safety.

It has therefore been concluded that Houndsfield is well placed to address the projected deficit of places, it is also noted that the proposed scheme provides for a replacement of the facilities that were previously provided by the HORSA hut and two present temporary classrooms which are to be removed.

6.3 Loss of Playing Field 6.3.1 The proposed development would result in the loss of an area of the existing

laying field. Sport England have considered the application in the light of its adopted Playing Fields Policy, ‘A Sporting Future for the Playing Fields of England (1996)’, this sets out a policy presumption against development that would lead to the loss of, or would prejudice the use of, all or any part of a playing field, or land last used as a playing field. The aim of this policy is to ensure that there is an adequate supply of quality pitches to satisfy the current and estimated future demand for pitch sports within the area (whether the land is in public, private or educational use), a policy objective which is also embodied within ‘Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation’. Further to this London Plan Policy 7.17 seeks the strongest protection be given to MOL and inappropriate development refused except in very special circumstances.

6.3.2 Sport England has objected to the application due to loss of MOL, stating that

it does not accord with any of the exceptions in Sport England’s playing fields policy. Consideration must also be given to the protection afforded by the London Plan in Policy 7.17. The protection of MOL is acknowledged, as such the following must be considered.

6.3.3 One of the exceptions stated by Sport England is where the proposed development would be replaced by a playing field with an equivalent or better quality and of equivalent or greater quantity. It is recognised that the loss of the playing field area due to the footprint of the proposed modular building and associated hard surfaced access cannot be compensated for. However, the proposal does include the provision of a Multi Use Games Area (MUGA) and a hard play area, these two elements will diversify the range of recreational sports and leisure activities that can be offered at the school and for the wider community, thus encouraging greater use of facilities by a wider range of people. Furthermore two thirds of the existing playing field will be retained which will provide for the needs of the school in terms of soft play area.

6.3.4 A second stated exception stated by Sport England is where the proposed

development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields. This again underlines the appropriateness and strength of the argument in the previous paragraph in relation to expanding the range of sports and leisure activities that can be provided not only for the school but also for the enjoyment and encouragement of the local community.

6.3.5 Furthermore it is noted that the proposed development is of a temporary

nature and therefore would not represent a permanent change in circumstances, the intention being to reinstate the land at the end of a ten year period.

6.3.6 It is therefore argued that the proposed loss of the playing field will be offset

by the provision of a MUGA and additional hard surfaced play area will be of sufficient benefit to the school and local community as to outweigh the detriment caused by the loss of part of the playing field. The scheme still retains green space on the school site and Jubilee Park is also immediately adjacent, and furthermore the proposed development would be temporary for a period of ten years.

6.4 Loss of Metropolitan Open Land 6.4.1 The proposed development is siting on land designated as MOL.. In such

circumstances, inappropriate development would normally be resisted except in very special circumstances. Education is not classified as an appropriate but in terms of justifying an exception to this normal approach, the need for development to support and address on going educational need for school places is acknowledged as carrying significant weight. The key issue is one of design and appearance as the thrust of development in this context would be to secure development of an appropriate form which sympathetic and where possible, maintains the openness of this location. Due to its position on the edge of the site and external materials, it is considered the building is on balance acceptable taking into account the need for school places. Moreover, the duration of the permission is limited to 10 years to reflect the period within which the additional need is required.

6.4.2 Having regard therefore to the considerations outlined above, and with regard

to the identified deficit in places for reception age pupils, the lack of suitability to expand or further expand existing schools in these areas (outlined in 6.2), alongside the provision of Multi Use Games Area, hard play area, and the

potential for utilisation of facilities by the wider community (outlined in 6.3), would constitute very special circumstances that would outweigh the potential harm caused by the proposed development. As such, it is considered that the principle of development on Metropolitan Open Land would be acceptable in this instance.

6.5 Effect of Use on Character and Residential Amenities of Surrounding Area 6.5.1 The introduction of the “partner school” will result in intensification in the use

of the site, primarily evident through an increase in traffic and general activity. Nevertheless, the use is consistent and appropriate in the context of the existing school and therefore, the character of the area. Moreover, it should be noted that there is no control over the number of pupils other than through the exercising of planning controls on extensions / new development.

6.5.2 The distance between the proposed building and the nearest residential

property would be 31m. The use of this section of the Houndsfield Primary School site to provide a ‘Partner School’ in the form of a modular unit would not detract from the character and amenities of the area, having regard to the existing use of the site as a primary school, the proposed opening hours, and the proposed level of use. Regard can also be given to and take into account the distance maintained between built forms, and the screen of trees along the Houndsfield Road school boundary. Overall, it is considered the relationship of the use to the surrounding area in terms of noise, disturbance, activity, traffic generation and parking would be limited in terms of intensity and would not be significant in relation to the existing experience of local residents. It is therefore considered that the proposed development would not result in a level of noise and disturbance that would be detrimental to the amenities of adjoining neighbouring occupiers.

6.5.3 The distance between the MUGA and the nearest residential property would

be 20m. Whilst it is considered that the use of the MUGA for sports and recreational activities would reflect the existing use of that particular area of the site, it would enable intensification. However, no floodlights are proposed which naturally limits evening use and the effects arising from this. Furthermore the impact of the MUGA will be mitigated to a certain extent by the screen of trees along the Houndsfield Road school boundary. However, in order to ensure that any potential use does not adverse effect upon neighbouring residential amenity, it is considered that should planning permission be granted a condition should be attached restricting hours, subject to the identification and implementation of noise mitigation as necessary.

6.6 Impact of Built Form on Character and Residential Amenities of Surrounding

Area 6.6.1 The proposed modular building would be sited to the west of the existing

Early Years building, and effectively continues the appearance of the built form in terms of spacing. Its height is consistent with the prevailing built form and thus maintains the overall character and appearance of the site.

6.6.2 The proposed timber clad structure would be in contrast to the brick

appearance of the existing school, however consideration is given to the need to provide a building for use beginning September 2012, and the intended temporary nature of the structure. The modular building is of a simple form

and construction and it is considered that external cladding would improve the setting and appearance of the development. As such it is considered that a certain flexibility in approach is appropriate in this particular case.

6.6.3 Furthermore, the structure would sit approximately 1 metre lower than the

ground level of Houndsfield Road and Jubilee Park, thereby lessening the appearance of the proposed structure in terms of its height, and the overall height of the proposed structure is not considered excessive. The trees along both the southern boundary (Houndsfield Road) and western boundary (Jubilee Park) would provide an effective screen so that the building would not be a prominent form within the surrounding area.

6.7 Highways and Parking 6.7.1 Although it is acknowledged there will be an increase in traffic generation

associated with the school which has the potential to effect movements on the adjacent highways, there are no objections in principle to the proposed development. There will of course need to be an enhanced travel plan and details of this and other mitigation will be reported at the meeting.

6.8 Sustainability 6.8.1 Due to the constraints of the site, and the project is unable to achieve energy

efficiency complaint with current policy standards for BREEAM. Based on the specification provided by each of the potential suppliers of the modular building, it is clear that the constraints inherent in the utilisation of prefabricated construction technique, while ensuring efficient delivery would be unable to significantly exceed current building regulations as required by Policy 5.2 of the London Plan. However, Policy 5.2 recognises that not all developments would be able to achieve what many would acknowledge are challenging targets, and allows provision within the wider document and in consideration of Policies within the Core Strategy that would allow developers to mitigate for any shortfall through agreed allowable solutions. Following discussions with applicant a series of mitigating measures have been agreed. Initially a Green Roof was proposed, however, the temporary nature of the building and need to provide enhanced roof support would cause the cost of a Green Roof to be prohibitive. It is also noted that the temporary nature of the building would render it unsuitable for a Green Roof.

6.8.2 Therefore, following discussions with the Council’s Sustainability Officer and

the Agent a number of site appropriate measures were agreed and now feature as part of a revised Sustainable Design And Construction Statement, tender document and updated plans occasioned at committee. The negotiated mitigation package include the following:

1. Provision of photovoltaic (PV) panels to the existing school to mitigate for

the surplus offsetting requirements of the pre-fabricated build to a level equal to or greater than a 25% reduction in carbon emissions above Part L2A of Building Regulations 2010. This requirement has been engrained within the tender document. A revised energy statement will be submitted once the tendering process has been completed and further feasibility work will identify where and how much photovoltaic plant is required. The installed plant will feed into a real time real time output display that will show the energy generation and the CO2 offset. If on-site measure prove

technically unfeasible, reductions will be decanted to near or off-site provision to other LEA schools in the area.

2. In consultation with the Wildlife Trust and the Council's biodiversity and arboricultural officers the site will benefit from enhanced landscaping and a new ecological garden with outdoor teaching resource.

3. Allotment areas with associated outdoor classroom facilities 4. Increased cycle parking provision. 5. A dedicated area within the main building for a Energy Centre and

sustainability learning resource. 6. Wider community utilisation of the newly created hall and MUGA. 7. A clear commitment within the tendering document to adhere to the

principles and standards required by BREEAM including, but not limited to:

Building User Guide Increased Water efficiency Responsible sourcing of materials and green procurement plan Site waste management plan with clear targets and

procedures for the diversion of non-hazardous waste from landfill

Building elements, components and materials shall be selected having due regard for their durability and ease of maintenance

Enhanced user access Secured by design Enhanced noise attenuation to comply with best practice Reducing construction site impacts to comply with and exceed

best practice To recognise and encourage an appropriate level of building

services commissioning that is carried out in a co-ordinated and comprehensive manner, thus ensuring optimum performance under actual occupancy conditions

On balance and subject to appropriately worded conditions, it is considered that these measures are sufficient to maximise the sustainable design and construction of the scheme having regard to Policies CP20 and CP36 of the Core Strategy, Policies 5.1, 5.2 and 5.3 of the London Plan, and PPS1.

6.9 Biodiversity 6.9.1 The Council’s Biodiversity Officer raised no objections to the proposals on

ecological grounds, subject to conditions relating to the hard and soft landscaping.

6.10 Trees 6.10.1 The proposed new vehicle access requires the removal of two lime trees and

a number of small fruit trees. The Council’s Arboricultural Officer raised no objections to the proposals, subject to conditions relating to protection of the retained trees during the lifespan of the proposed development, protection of the retained trees during the construction phase, a list of prohibited activities, and provision for tree planting and subsequent replacement where necessary.

7. Conclusion

7.1 Having regard to the above, it is considered that the proposed modular building, MUGA, and associated hard surfaces, justifies a departure from Policy in order to allow development on Metropolitan Open Land, and is acceptable and would not undermine the character and amenity of the surrounding area and neighbouring residential properties.

7.2 It is therefore recommended that planning permission be granted for the

following reasons:

1. The Council considers that there are very special circumstances in this case that would outweigh the harm of the proposed development by reason of its inappropriateness. As such, it is considered that the principle of development on Metropolitan Open Land would be acceptable in this instance, having regard to those considerations outlined within Section 6.2 and 6.3 of the report and Policy Core Policy 34 of the Core Strategy, Policy 7.17 of the London Plan and PPG2: Green Belt.

2. The proposal meets an established need for extra school place provision

within the locality and Borough. This accords with Core Policy 8 of the Core Strategy and Policy 3.18 of the London Plan.

3. The proposed development is not considered to have a detrimental effect

on neighbouring occupier's residential or visual amenities nor harm the character and appearance of the existing site and wider locality having regard to Policy (II) GD3 of the Unitary Development Plan and Core Policy 30 of the Core Strategy.

4. The proposed car parking and associated use of the proposed access is

not considered to give rise unacceptable on-street parking pressure, nor harm the free flow of traffic or pedestrian or vehicular safety, in accordance with Policies (II) GD6 and (II) GD8 of the Unitary Development Plan.

5. The proposed development, by virtue of conditions proposed, has

sufficient regard to the health of retained boundary trees having regard to Core Policies 30 and 36 of the Core Strategy.

6. The Council is satisfied that the proposed development would not be

detrimental to the conservation status of the site or protected species, having regard to Core Policy 36 of the Core Strategy, 7.19 of the London Plan and PPS9: Biodiversity and Geological Conservation.

8. Recommendation 8.1 That in accordance with Regulation 3 of the Town and Country Planning

(general Regulation) 1992, planning permission be deemed to be GRANTED subject to the following conditions.

1. C60: Approved Plans. The development hereby permitted shall be carried

out in accordance with the approved plans, as set out in the attached schedule which forms part of this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

2. C04 – Details of development – access. The development shall not commence until detailed drawings showing the means of access to the development including the siting, levels and construction of any access roads, junctions, parking, turning and servicing areas and street lighting have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details before it is occupied.

Reason: To ensure that the development complies with Unitary Development Plan Policies and does not prejudice conditions of safety or traffic flow on adjoining highways.

3. C06 – Details of phasing of construction. The development shall not

commence until details of the phasing of construction works have been submitted to and approved in writing by the Local Planning Authority. The phasing of construction shall be carried out in accordance with the approved details.

Reason: In the interests of amenity and highway safety.

4. C10 – Levels. The development shall not commence until plans detailing

the existing and proposed ground levels including the levels of any proposed buildings, roads and/or hard surfaced areas have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

Reason: To ensure that levels have regard to the level of surrounding development, gradients and surface water drainage.

5. C14 – Details of access and junction. The development shall not

commence until details of the construction of any access roads and junctions and any other highway alterations associated with the development have been submitted to and approved in writing by the Local Planning Authority. These works shall be carried out in accordance with the approved details before development is occupied or the use commences.

Reason: To ensure that the development complies with Unitary Development Plan Policies and does not prejudice conditions of safety or traffic flow on adjoining highways.

6. C21 – Construction Servicing Area. During the construction period of the

approved development an area shall be maintained within the site for the loading/unloading, parking and turning of delivery, service and construction vehicles.

Reason: To prevent obstruction on the adjoining highways and to safeguard the amenities of surrounding occupiers.

7. C22 – Details of construction vehicle wheel cleaning. The development

shall not commence until details of facilities and methodology for cleaning the wheels of construction vehicles leaving the site have been submitted to and approved in writing by the Local Planning Authority. The approved facilities and methodology shall be provided prior to the commencement

of site works and shall be used and maintained during the construction period.

Reason: To prevent the transfer of site material onto the public highway in the interests of safety and amenity.

8. C38 Restricted Hours - Opening. The modular building shall only be open

for school use between the hours of 07:00hrs to 19:15hrs Monday to Friday and at no other time.

Reason: To safeguard the amenities of the occupiers of nearby residential properties.

9. This permission is granted for a limited period expiring on 28/3/2022 when

the buildings hereby permitted removed and the land reinstated

Reason, the development is situated on metropolitan open land and would normally not prove acceptable but is only considered acceptable o the basis of the current demand for school places in the vicinity which cannot be met by existing schools capacity

10. Prior to the use of the MUGA hereby approved beyond 6pm on weekdays and at any time during weekends, a detailed noise assessment identifying any necessary mitigation shall be submitted to and approved in writing by the Local Planning Authority. The identified level of mitigation shall be in place prior to any use of the MUGA and thereafter maintained.

Reason: To safeguard the amenities of the occupiers of nearby residential properties.

11. That development shall not commence on site until a Construction

Logistics Plan has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure the implementation of the development does not lead to damage to the existing roads and to minimize disruption to

neighbouring properties.

12. No development shall take place until the applicant has secured the implementation of a programme of archaeological works, in accordance with a written scheme of investigation which has been submitted to, and approved in writing by the Local Planning Authority.

Reason: To secure the protection of and proper provision for any archaeological remains in accordance with PPS5: Planning for the Historic Environment.

13. All areas of hedges, scrub or similar vegetation where birds may nest which are to be removed as part of the development hereby approved, are to be cleared outside the bird nesting season (March to August inclusive) or if clearance during the bird-nesting season cannot reasonably be avoided, a suitably qualified ecologist will check the areas to be removed immediately prior to clearance and advise whether nesting birds are present. If active nests are recorded, no vegetation clearance or other

works that may disturb active nests shall proceed until all young have fledged the nest.

Reason: To ensure that wildlife is not adversely affected by the proposed development, in accordance with PPS9

14. The development shall not commence until details of surface drainage

works have been submitted and approved in writing by the Local Planning Authority. The details shall be based on an assessment of the potential for disposing of surface water by means of a sustainable drain age system in accordance with the principles as set out in Appendix F of PPS25, London Plan Policy 4A.14 and SUR1 of the Code for Sustainable Homes. The drainage system shall be installed/operational prior to the first occupation and a continuing management and maintenance plan put in place to ensure its continued function over the lifetime of the development. The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter.

Reason: To ensure the sustainable management of water, minimise flood risk and to minimise discharge of surface water outside of the curtilage of the property in accordance with Core Policy 28 of the Core Strategy, Policies 5.12 & 5.13 of the London Plan 2011 and PPS25.

15. The development shall not commence until details of a landscaping

scheme shall be submitted to and approved in writing by the Local Planning Authority. The detailed landscaping scheme shall include the following details:

a. a revised Access Statement detailing routes through the

landscape and the facilities it provides; b. an ecological report detailing how the landscaping scheme

maximises the ecological value of the site; c. existing and proposed underground services and their relationship

to both hard and soft landscaping; d. proposed trees: their location, species and size; e. soft plantings: including grass and turf areas, shrub and

herbaceous areas; f. topographical survey: including earthworks, ground finishes, top

soiling with both conserved and imported topsoil(s), levels, drainage and fall in drain types;

g. enclosures: including types, dimensions and treatments of walls, fences, screen walls, barriers, rails, retaining walls and hedges;

h. hard landscaping: including ground surfaces, kerbs, edges, ridge and flexible pavings, unit paving, furniture, steps and if applicable synthetic surfaces; and

i. any other landscaping feature(s) forming part of the scheme.

All landscaping in accordance with the approved scheme shall be completed/planted during the first planting season following practical completion of the development hereby approved. The landscaping and tree planting shall set out a plan for the continued management and maintenance of the site and any planting which dies, becomes severely damaged or diseased within five years of completion of the development shall be replaced with new planting in accordance with the approved details or an approved alternative and to the satisfaction of the

Local Planning Authority. The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter.

Reason: To minimise the impact of the development on the ecological value of the area, to ensure the development provides the maximum possible provision towards the creation of habitats and valuable areas for biodiversity and to preserve the character and appearance of the area in accordance with Core Policies 30 and 36 of the Core Strategy, the Biodiveristy Action Plan and Policies 7.19 & 7.21 of the London Plan.

16. Retained Trees. In this condition a “retained tree” is an existing tree

which is to be retained in accordance with the approved plans and particulars and any recommendations therein; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the (occupation of the building/commencement of use of the approved development) for its permitted use.

a. No retained tree shall be cut down, uprooted or destroyed, nor shall

any retained tree be pruned in any manner, be it branches, stems or roots, other than in accordance with the approved plans and particulars, without the prior written approval of the Local Planning Authority. All tree works shall be carried out in accordance with BS 3998.

b. If any retained tree is cut down, uprooted, destroyed or dies, another

tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.

Reason: To screen, preserve and enhance the development, ensure adequate landscape treatment in the interest of amenity, and to ensure that the retained trees, shrubs and hedgerows on the site are not adversely affected by any aspect of the development, in accordance with Core Policies 30, 31, 33, 34, and 36, of the Core Strategy, and Policies (II)C35-39 of the Unitary Development Plan.

17. Tree Protection. No works or development shall take place until a

scheme for the protection of the retained trees (section 7, BS 5837, the Tree Protection Plan) has been agreed in writing with the Local Planning Authority. This scheme shall include:

a. a plan to a scale and level of accuracy appropriate to the proposal

that shows the position, crown spread and Root Protection Area (paragraph 5.2.2 of BS 5837) of every retained tree on site and on neighbouring or nearby property to the site in relation to the approved plans and particulars. The positions of all trees to be removed shall be indicated on this plan.

b. the details of each retained tree as required at paragraph 4.2.6 of BS 5837 in a separate schedule.

c. a schedule of tree works for all the retained trees in paragraphs (a) and (b) above, specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or

operational reasons. All tree works shall be carried out in accordance with BS 3998.

d. written proof of the credentials of the arboricultural contractor authorised to carry out the scheduled tree works.

e. the details and positions (shown on the plan at paragraph (a) above) of the Ground Protection Zones (section 9.3 of BS 5837).

f. the details and positions (shown on the plan at paragraph (a) above) of the Tree Protection Barriers (section 9.2 of BS 5837), identified separately where required for different phases of construction work (e.g. demolition, construction, hard landscaping). The Tree Protection Barriers must be erected prior to each construction phase commencing and remain in place, and undamaged for the duration of that phase. No works shall take place on the next phase until the Tree Protection Barriers are repositioned for that phase.

g. the details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 9 of BS 5837).

h. the details and positions (shown on the plan at paragraph (a) above) of the underground service runs (section11.7 of BS 5837).

i. the details of any changes in levels or the position of any proposed excavations within 5 metres of any Root Protection Area (paragraph 5.2.2 of BS 5837) of any retained tree, including those on neighbouring or nearby ground.

j. the details of any special engineering required to accommodate the protection of retained trees (section10 of BS 5837), (e.g. in connection with foundations, bridging, water features, surfacing)

k. the details of the working methods to be employed with the demolition of buildings, structures and surfacing within or adjacent to the Root Protection Areas of retained trees.

l. the details of the working methods to be employed for the installation of drives and paths within the Root Protection Area’s of retained trees in accordance with the principles of “No-Dig” construction.

m. the details of the working methods to be employed with regard to the access for and use of heavy, large, difficult to manoeuvre plant (including cranes and their loads, dredging machinery, concrete pumps, piling rigs, etc) on site.

n. the details of the working methods to be employed with regard to site logistics and storage, including an allowance for slopes, water courses and enclosures, with particular regard to ground compaction and phytotoxicity.

o. the details of the method to be employed for the stationing, use and removal of site cabins within any Root Protection Areas (paragraph 9.2.3 of BS 5837).

p. the details of tree protection measures for the hard landscaping phase (sections 13 and 14 of BS 5837).

q. the timing of the various phases of the works or development in the context of the tree protection measures.


18. Prohibited Activities. The following activities must not be carried out under any circumstances:

a. No fires shall be lit within 10 metres of the nearest point of the

canopy of any retained tree. b. No works shall proceed until the appropriate Tree Protection

Barriers are in place, with the exception of initial tree works. c. No equipment, signage, fencing, tree protection barriers, materials,

components, vehicles or structures shall be attached to or supported by a retained tree.

d. No mixing of cement or use of other materials or substances shall take place within Root Protection Areas, or close enough to a Root Protection Area that seepage or displacement of those materials or substances could cause then to enter a Root Protection Area.

e. No alterations or variations to the approved works or tree protection schemes shall be carried out without the prior written approval of the Local Planning Authority.


19. Provision for tree planting. No works or development shall take place

until a specification of all proposed tree planting has been approved in writing by the Local Planning Authority. This specification will include details of the quantity, size, species, position and the proposed time of planting of all trees to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape should be similarly specified. All tree, shrub and hedge planting included within that specification shall be carried out in accordance with that specification and in accordance with BS 3936 (parts 1 & 4); BS 4043 and BS 4428.

Reason: To ensure relevant policies of the Local Plan and Supplementary Planning Guidance are complied with, to screen, preserve and enhance the development, to ensure adequate landscape treatment in the interest of amenity, and to ensure successful establishment of new planting.

20. If within a period of 5 years from the date of planting of any tree that

tree, or any tree planted in replacement for it, is removed, uprooted, destroyed or dies, (or becomes in the opinion of the Local Planning Authority seriously damaged or defective), another tree of the same species and size originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variations. The Council considers 5 Years enough time for the trees to become properly established.

Reason: To screen, preserve and enhance the development, ensure adequate landscape treatment in the interest of amenity, and to ensure successful establishment of new planting.

21. C51A: Time Limited Permission. The development to which this

permission relates must be begun not later than the expiration of three years beginning with the date of the decision notice.

Reason: To comply with the provisions of S.51 of the Planning & Compulsory Purchase Act 2004.

1. No dimensions are to be scaled from this drawingNotes:

SOUTH ELEVATION

NORTH ELEVATION

EAST ELEVATION WEST ELEVATIONTYPICAL CROSS SECTION

FIRST FLOOR

2700

700

2700

700

7000

2350

GROUND FLOOR

WATER TANK

1. No dimensions are to be scaled from this drawingNotes:

Tel: 020 8379 6705Silver Street, Enfield, Middlesex EN1 3XBPO Box 51, Civic Centre,

rchitectural

Drawing Title

Date

CAD File No.

Drawn Drawing No.

Project

Scale

Architect \ S.O.

NotesDateRev

CouncilENFIELD

John Wilkinson

ITJan 20121:100 @A1

HOUNDSFIELD PRIMARY SCHOOL PLANNING ISSUEPROPOSED ELEVATIONS

H/101

Documents

LONDON BOROUGH OF ENFIELD · Andy Higham Tel: 020 8379 3848 Mr N. Catherall Tel: 020 8379 3833 Ward: Jubilee Application Number : P12-00245PLA Category: Other Development LOCATION: