Location Christchurch Primary School Cancell Road London SW9 6HN

Ward Vassall Proposal Redevelopment of the site, involving the demolition of the existing buildings and erection of new school buildings comprising a part one/part two storey primary school and a single storey nursery, together with provision of 8 parking spaces, cycle store, landscaping and boundary treatment. Application Type Full Planning Permission Application No 06/03016/FUL/DC_SWE/35964 Applicant The Governors Agent Wilby And Burnett

Provident House 123, Ashdon Road Saffron Walden Essex CB10 2AJ Date Valid 4 October 2006 Considerations

Adopted UDP Protected View Multiple

Approved Plans

Geotechnical Report dated 16/11/06

1507/1/SD1, SD2B, SD3C, SD4C, SD5D, SD6D, SD7C,

SD8B, SD17, SD18, SD19, School Travel Plan,

Design and Access Statement (13 Sept 2006),

Recommendation GRANT PERMISSION

Officer Report 06/03016/FUL 1. Summary Of Main Issues

1.1. Design and appearance of new school buildings, landscaping and boundary treatment. 1.2. Impact upon the character of the area, in particular upon adjacent Conservation Area

and listed buildings.

1.3. Impact upon amenities of neighbouring residents.

1.4. Transport/highways implications of proposal. 2. Site Description

2.1. Christchurch Primary School is a Church of England school, located on the south side of Cancell Road. It contains two main buildings, which are both pitch roofed, brick built buildings, fronting Cancell Road, along with 2 porta-cabin classrooms and a disused kitchen building to the rear. There are hard courtyard and grass playing areas. A car park for staff is located in front of the main block, accessed from Cancell Road.

2.2. The site is adjacent to the Vassall Road Conservation Area, which sits to the north on

the opposite side of Cancell Road. Immediately adjoining the site to the west is a two storey Grade II listed residential dwelling which form a row of three, and opposite these, in Russell Grove, is a row of seven Grade II listed dwellings. To the east of the site is a care home/sheltered accommodation known as Patmos Lodge. To the south and west are one and two storey residential properties, which form part of Myatts Field Estate.

2.3. The site is within a major development opportunity, as defined under the Replacement

UDP. MDO48 is a 19 hectare area covering Cowley/Myatts Field North Estates, whereby it states that the Council supports the redevelopment of most of the estate.

3. Planning History

3.1. The school dates from 1876, with a later addition in 1904. 3.2. There have been various minor schemes for modest extensions and alterations to the

school buildings, including temporary portakabins (1987), a hall extension (1994), new front railings (1997) and most recently, an extended administration office (1999).

4. Scheme Details

4.1. The proposal involves demolition of the existing buildings on the site, and erection of new buildings comprising a part one/part two storey primary school and a single storey nursery.

4.2. A parking area for 8 vehicles and a cycle storage area would be laid out, together with

landscaping and boundary treatment.

4.3. The buildings would be constructed of London Stock bricks to match existing and surrounding buildings, facing blockwork, metal windows, and would have a standing seam roof.

4.4. The existing school is a 1FE school (one form of entry) with a roll of 210 pupils. A one

form of entry means that for each of the 7 years, there is a class of 30. The actual numbers on roll do vary from time to time, but the new school has been designed to cater for this number and will not increase from 210 until, or if, the school expands in the future to 2FE (i.e. 60 pupils for each year). The number of staff for the school would remain the same as part of the proposal.

4.5. The new nursery would have 26 (full time equivalent) pupils, and two staff.

4.6. The school hall and other facilities would be made available for use by the public for

sports activities, functions, education and training outside of normal school hours.

5. Consultation Responses

5.1. Letters of consultation were sent to 520 residents of surrounding properties, including adjoining neighbours in 19 - 39 Bramah Green, 1 – 45 (odd), 6 – 10 (even) Cancell Road, Carlton Court (all), 3 – 27 (odd) Cowley Road, 45 – 56 19 – 67 Crayshaw Court, 55 – 68 Elliot Road, 13 – 22 Eythorne Road, 13 – 30 Fairbairn Green, Foxley Square (all), 13 – 23 Hammelton Green, Patmos Lodge, 1 – 24 Russell Grove, 38 – 49 Treherne Court, , 46 – 82 (even) Vassall Road

5.2. The following amenity groups and other statutory consultees were consulted: OFSTED, Brixton Society, Vassall Road Regeneration Group, Myatts Fields North Action Team, Camberwell Society.

5.3. A site notice and press notice were also posted.

5.4. A total of 6 responses were received from neighbours as a result of the consultation

process. No responses were received from local amenity groups. Of the responses received, 3 support the proposal, and 2 are objections. The last is an observation in relation to ensuring schooling continues during construction. The concerns raised by objectors relate to the following: - Loss of privacy; - Pollution and noise; - Additional traffic; - Safety/security; - This is a fine building that should be refurbished, not demolished. The replacement

buildings will not be built to last as long as existing. 6. Planning Considerations

6.1. Relevant Policies

National Guidance

6.1.1. The following national guidance contained in Planning Policy Statements

and/or Guidance Notes is considered relevant to this application.

6.1.2. PPS1 (Delivering Sustainable Development) sets out the Government's overarching planning policies on the delivery of sustainable development through the planning system. This PPS replaces Planning Policy Guidance Note 1, General Policies and Principles, published in February 1997.

6.1.3. PPG13 (Transport ) deals with transport and particularly the way in which it

integrates with the proper planning of the environment. PPG13 encourages the production of travel plans to raise awareness of the impacts of travel decisions

6.1.4. PPG15 (Planning and the Historic Environment) advises that new buildings do

not have to copy their neighbours, noting that most interesting streets include a variety of building styles, materials and forms of construction.

The London Plan

6.1.5. The London Plan requires that local plan policies should reflect the demands

for pre-school, school and community learning facilities, taking into account demographic projections. It states that Boroughs should ensure adequate school provision to cope with projected growth in the school age population.

6.1.6. The following policies of the adopted Lambeth Unitary Development Plan

(1998) are considered relevant to this application: Policy ED3 (Safeguarding School Extension Sites) Policy ED4 (New Education Premises or Extensions) Policy ED5 (Landscaping and Greening of Education Sites) Policy ED6 (Joint Use of School Facilities by the Community) Policy T12 (Parking Standards) Policy T17 (Transport Implication of Development Proposals) Policy CD2 (Proposals for Development) Policy CD13 (Setting of Listed Buildings) Policy CD15 (Design of New Development) Policy ENV7 (Retention of Existing Trees in New Development) Policy ENV9 (New Planting and Landscaping) Policy ENV16 (Environmental Aspects of Building Design) Policy ENV19 (Noise Control) Policy ENV22 (Energy Efficient Buildings) Policy ENV24 (Waste Management and Disposal) Policy RL7 (Use of School Recreational Facilities)

6.1.1. The following policies of the Replacement Lambeth Unitary Development Plan

(2004) are considered relevant to this application:

Policy 7 (Protecting Residential Amenity) Policy 9 (Transport Impact) Policy 14 (Parking and Traffic Restraint) Policy 26 (Community Facilities) Policy 31 (Streets, Character and Layout) Policy 31a (Community Safety/Designing Out Crime) Policy 32 (Building Scale and Design) Policy 32b (Sustainable Design and Construction) Policy 36 (Streetscape, Landscape and Public Realm Design)

Policy 41 (Listed Buildings) Policy 42 (Conservation Area) Policy 45 (Open Space and Sports Facilities) Policy 48 (Pollution, Public Health and Safety) Policy 50 (Waste)

6.1.2. The policies of the emerging replacement UDP normally carry relatively less

weight than the policies of the adopted UDP. Generally speaking the weight to be attached to such emerging policies depends upon the stage of plan preparation or review, increasing as successive stages are reached.

6.1.3. In the case of the Lambeth Replacement UDP, the Council has now received

the Inspector’s Report (17th February 2006), considered his recommendations and approved Proposed Modifications, which are being placed on deposit from 20th October-1st December 2006 as part of the final stage of procedures leading to adoption of the Replacement UDP. This is a significant stage in the process of adoption of the Replacement UDP and as such considerable weight may be attached to policies in the Replacement UDP, which the Inspector has supported.

6.1.4. The Council’s approach to this has been approved under delegated powers

and is outlined in the Report on the Current Status of the Replacement UDP, which lists the policies the Inspector supports and states the Council will take this approach to all planning applications submitted from 1st August

6.2. Land Use

6.2.1. Policy ED4 of the AUDP has a presumption in favour of the creation of for

new or the extension of existing education premises having regard to the following matters:

(i) whether the site is appropriate for education purposes; (ii) whether there is shortage of education places in the borough or within accessible distance;

(iii) whether internal and external space standards comply with the Education (School Premises) Regulation 1981 (as amended in 1999);

(iv) impact on general amenity and location in relation to noise sources and traffic which could disturb learning; and (v) accessibility by public transport, bicycle or walking.

6.2.2. This approach is reiterated in Policy 26 of the Replacement UDP which supports and promotes development and improvement of community facilities, having regard to the Council’s statutory duty to provide a high standard of education. In particular, supporting text to the policy notes that in some parts of the Borough, there is a shortage of places and/or lack of choice of schools. There is also additional demand that is likely to come from the high rate of new housing and the rapid demographic growth and high birth rate within the Borough.

6.2.3. In this case the proposal to redevelop the school is considered acceptable in

land use terms given the established use of the site. The roll, which is currently around 180, has a capacity of increasing to 210 in the existing building. The number of pupils and staff in the new school would not change. However, the new nursery would have a roll of 26 and 2 staff. The buildings comply with DfES spatial standards and facility requirements.

6.2.4. It is proposed that the community will be able to use the hall, kitchen, library/ICT room and the scheme has been designed to make these accessible and securely separated from the rest of the school outside of school time. The introduction of community facilities such as this is welcomed and in accordance with relevant education/community policies within the AUDP and Replacement UDP.

6.2.5. The proposed design is such that in the future, if the school does propose to

increase to a 2FE school, extensions to enable an expanded roll could be accommodated. This would obviously be subject to detailed design and acceptability in terms of transport and amenity impact etc.

6.2.6. The site is within MDO48, which seeks redevelopment and refurbishment of

most of Myatts Field Estate, which is generally an area of poorly designed social housing. There is no specific mention of the school itself in the policy, but reference is made to better connections between it and development proposed to the south, along with safer streets and through routes.

6.2.7. Overall, the principle of redevelopment of the school does not raise any land

use issues and is in accordance with AUDP and Replacement UDP policies which promote improvement of education facilities.

6.3. Design and Conservation Considerations

6.3.1. The design of new buildings is particularly important in areas of historic or architectural interest, noting that the site is opposite a conservation area (Vassall Road), and adjoins listed buildings. Policies CD2 and CD13 of the AUDP and Policies 42 and 41 of the Replacement UDP relate to development affecting conservation areas or listed buildings. They require that new buildings should not harm the character or appearance of the conservation area and, should seek to preserve or enhance it and that the setting or views of listed buildings should not be adversely affected.

6.3.2. Policies CD15 of the AUDP state that a high quality of design, which carefully

and sensitively relates to its surroundings and contributes positively to the area will be sought in all new development. Extensions should respect the scale, height, bulk, character and amenities of nearby buildings. This approach has been reiterated in the Replacement UDP where Policies 7, 31, 32, 33, 35 and 36 require that new buildings and extensions should have due regard to the context and sensitivity of the development site.

6.3.3. In this instance, the school dates from 1876 with a later addition of 1904 and

is a prime example of school architecture of this period. It is two-storey in yellow stock brick with red brick bands, decorative window arches and patterned gable ends. It is neither listed or within the conservation area, such that demolition could not be resisted, but nevertheless the building appears to have no special interest in its own right. The Conservation and Design Officer has considered this aspect and notes that the buildings are in relatively poor condition and would be difficult to refurbish to modern standards. This is confirmed by a Condition Report which the applicant has previously commissioned, and the DfES have fully accepted the case and have made a large financial commitment to the project on this basis. On this basis, there are no objections in principle to the replacement of the existing school buildings.

6.3.4. In terms of a replacement school, the process of developing the design

approach has been largely guided by DfES Schools for the Future, and standards for new primary school projects, which require certain locations and sizes for necessary facilities. Whilst not proposed or envisaged in the immediate future, account has also been taken of the possible need for expansion.

6.3.5. The building is largely the same footprint as the existing building, and the

scheme features London Stock bricks to match existing and surrounding buildings, facing blockwork, metal windows, and a standing seam roof. Glazed canopies feature to enable overlapping of indoor and outdoor curriculum. A green roof is proposed for the rear, single storey element

6.3.6. Having been involved in pre-application discussions, the Conservation Officer

is satisfied that the proposal is sympathetic to the adjoining built development, and in addition to this, retains trees and would allow for a new boundary treatment. It is noted that there were initial concerns about the level of articulation for the assembly hall, to show that it is a double height space, and in this regard, amended plans have been produced, which satisfy Officers concerns. Noting the relationship with the listed buildings adjacent, it was important to reflect the design, massing, materials, and verticality, and it is considered that this has been sufficiently achieved.

6.3.7. It is essential that the palette of materials reflect that of the adjoining area so

that the character and appearance of the conservation area is preserved. On this basis, it would be appropriate for a condition regarding materials and details etc to be imposed, and making specific mention of the glazed tower of the library on the Cancell Road elevation.

6.3.8. On this basis, it is considered that the proposal complies with relevant policies

with respect to the design and appearance of the building, and that the building would make an acceptable feature in the streetscape generally.

Sustainable Design and Construction

6.3.9. Adopted UDP Policies ENV16 and ENV18 and revised deposit UDP Policy

32a and 32b seek to ensure that development proposals are committed to sustainable design and construction principles, and include renewable energy.

6.3.10. In this respect, the applicant confirms that the provision of a generous ground

floor ceiling height will allow the inclusion of a heat recovery ventilation system, which in conjunction with thermal insulation and thermal mass, will achieve energy efficiency. Solar water heaters, a green roof, and rain water harvesting are also proposed. To secure details of and implementation of these aspects, a condition to this effect would be appropriate.

Trees and Boundary Treatment

6.3.11. Adopted UDP Policies ENV7 and ENV8 and revised deposit Policy 36 provide advice for the retention and protection of existing trees in new development proposals. In addition, adopted UDP Policy ENV9 and revised deposit UDP Policy 36 require the provision of hard and soft landscaping as part of a planting and landscaping scheme for new development sites, where appropriate.

6.3.12. The site contains a number of mature trees, most of which are around the

boundaries, and concentrated in the north west corner. A row of severely pollarded lime trees adjacent to the car park, and two trees in the playground would be removed.

6.3.13. The Council’s Aboricultural Officer has considered the proposal. He does

note that some of trees shown on Drwg No. 1507/1/SD2 (Existing Site Layout) have been incorrectly identified and others that are existing have not been included. As such, an accurate Tree Survey drawing identifying all existing trees and those shown to be retained and removed as part of the proposal will be required to be submitted prior to any works commencing on site.

6.3.14. Further, there is also no evidence that a Tree Constraints Plan in accordance

with BS 5837 (2005) has been used to inform the final lay out. As a result, the 1 no. Copper Beech tree fronting Cancell Rd conflicts with the proposed building line and will require pruning to avoid damage to the building and to provide a satisfactory clearance from the front elevation (both at the present and in the future). However, the pruning works necessary to alleviate the problem could be implemented without having a harmful affect on the long-term health of the tree or the visual amenity contribution it provides to the streetscape and surrounding area.

6.3.15. The Aboricultural Officer considers that the proposed removal of the Lime

trees shown on Drwg No. 1507/1/SD2 will not have a harmful affect on the amenity of the surrounding area. They are poor specimens and as such, no objections are raised. All other existing trees on the site are shown to be retained and can be satisfactorily protected in accordance with conditions.

Designing Out Crime

6.3.16. Policy 31a of the Replacement UDP states that development should enhance

community safety. Development will not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder.

6.3.17. The Crime Prevention Design Advisor has considered the proposal. There

were initial concerns about the number of proposed entrances into the school (5 including a vehicular access). It is generally recommended that a school should have one distinct main entrance that is wide enough to accommodate pupils and this should be covered by good natural surveillance, lighting and CCTV this ensures that any staff on duty can effectively supervise this one area, thereby being much safer for pupils and staff. Landscaping design is also important so as to minimise the risk of providing areas where anti-social behaviour can be screened by plants. It is especially important that good sightlines are maintained to encourage natural surveillance around the school.

6.3.18. In response to these concerns, the applicant has submitted amended plans

which see the removal of the infant and junior entrances from Cancell Road. Pupils would now enter via the main front pedestrian gate which will be covered by CCTV. The vehicular entrance would remain as existing. This will be automatic opening with a card system (cards given to staff) or by the office (via intercom - visitors, bin operatives, deliveries, etc.). The vehicle entrance will also be covered by CCTV. The entrance at the rear would remain as existing, and would provide an entrance to the nusery and be operated by intercom and covered by CCTV. The Crime Prevention Design Advisor has advised that the design of the proposal is now acceptable, and subject to suitable landscaping and compliance with Secured by Design Specifications, there are no objections. Appropriately worded conditions would be appropriate to address these matters.

6.4. Amenity Impact

6.4.1. The proposed development has been assessed having regard to Policies CD15 and ED4 of the adopted UDP and Policies 7, 26 and 32 of the Replacement UDP, which among other things seek to ensure that new or improved education facilities do not unacceptably harm the amenities of residential neighbours.

6.4.2. The site is surrounded by residential properties, and those which may be

affected by the proposal are the adjoining properties at 10 Cancell Road and 31 – 33 Bramah Green to the west. The distance of the proposed buildings from the southern and eastern boundary are such that it is considered that Patmos Lodge to the east and the residential properties to the south would be unaffected by the new school buildings. Aside from the entrances fronting Cancell Road, there is only one other gate, along the southern boundary, and this would be retained in situ. On this basis, the potential impact in terms of daylight/sunlight and outlook to the properties to the west are the main amenity considerations in this case, as these are closest to the proposed development.

6.4.3. The existing junior school is a single storey stand alone building which fronts

Cancell Road, adjoining the western boundary. This building has a large pitched roof, with an overall building height of approximately 8 metres. No 10 Cancell Road is a two storey end of terrace dwelling which abuts this boundary, and whilst it does not have any windows in the flank wall, it does have south facing windows, perpendicular to the school. The proposed building would be set in from this side boundary by some 4 metres, whereas the existing building is set in from the boundary by 2 metres. The front building line and depth of the two storey element of the proposed building is the same as the existing building and its bulk would not extend beyond the roofline of the existing building. Given the massing and positioning of the proposed building, it is concluded that it would not cause any harm by reason of overshadowing, loss of light, or outlook to No 10 Cancell Road, in comparison to the existing building.

6.4.4. With respect to Bramah Green properties, it is noted that there are no

windows in the flank elevations closest to the boundary. Furthermore, the infant wing at the rear of the main building and the stand alone nursery building are both single storey, such that they would not result in loss of

privacy, daylight or sunlight, or have an overbearing impact. The orientation and positioning of the main building to the front of the site is such that it would not result in overshadowing to the Bramah Green properties.

6.4.5. With respect to any intensification of use of the site, it is noted that a new

nursery is proposed, which would be located in the south west corner, which adjoins residential properties. However, given the nature of the use of the site at present, and that the number of children the nursery would accommodate is 28, it is not considered that the proposal would have a harmful impact upon amenities, noting that it is currently used as playground space.

6.4.6. It is noted that the school hall and other facilities would be made available for

use by the community, for sporting activities, functions, education and training. Such activities may extend into the evening beyond normal school hours. Whilst the principle of additional community facilities is supported, and given the nature of the use, it is not considered that this would harm residential amenities. However, it is considered prudent that a condition be placed on hours of operation to ensure there is no disturbance late into the night.

6.4.7. Overall, given the footprint, size/massing of the proposed buildings and the

similarities to the existing buildings in this respect, it is considered that the proposal is acceptable with respect to maintaining acceptable living conditions for existing residential neighbours.

6.5. Highways and Transportation Issues

6.5.1. Policy T12 (Parking Standards), Policy T17 (Transport Implications of Development Proposals) of the AUDP and Policy 9 (Transport Impact) and Policy 14 (Parking and Traffic Restraint) of Replacement UDP seek to ensure sufficient and appropriate car parking and cycle storage is provided whilst meeting objectives to encourage sustainable transport and secure highway safety.

6.5.2. Cancell Road is a residential street, located off Camberwell New Road. The

existing school has off street parking to the front, catering for a total of 7 cars, and two spaces for deliveries/bin store. The proposed car park would accommodate 8 parking spaces, which would include one disabled space and one to accommodate bins.

6.5.3. The school has a travel plan which includes measures and targets to reduce

car use. There is no proposed increase in either capacity or the school roll. The number of teachers is proposed to increase by 2, which is unlikely to have a significant transport impact. However, it would be appropriate to tie in possible amendments to the travel plan and ensure adequate staff facilities are provided, so an appropriately worded condition would be necessary.

6.5.4. The Transport Planner has considered the proposal and notes that the car

park layout would be amended although the number of parking spaces would remain the same. The dimensions of the new layout are acceptable. The Transport Planner has advised that there are concerns about proposed widening of the vehicular access to 10m and that the access should be no wider than 4m unless there is a specific reason which the applicant needs to justify. The redundant length of access should be reinstated with kerbs and

footway. As such, an appropriately worded condition would be necessary to confirm this aspect.

6.5.5. Details of servicing and refuse collection would need to be established to

ensure there is no conflict between different uses of the car park, noting that the cycle parking adjoins the car park and appears to be accessed from it. Full details of cycle parking provision will need to be submitted by the developer to ensure adequate provision for staff and students. Therefore, details of this aspect of the development will need to be secured by condition.

6.5.6. The proposed parking area would accommodate two new disabled parking

bays, and direct and level access to the main school building would be provided. A lift would provide access to the first floor. In this respect, the proposal would maintain an adequate level of access for all users.

6.5.7. Overall, given the similar scale to existing, the lack of changes to parking

layout, the proposal is acceptable in transport terms and in compliance with Policy , subject to conditions

6.6. Regeneration of Myatts Field North

6.6.1. Colleagues in Planning Implementation have recently commissioned Development Planning Guidelines to guide the redevelopment of Myatts Field North through a Private Finance Initiative (PFI). This was considered by Cabinet in July 2006, and at the time of writing, was due for approval by Full Council at the end of November 2006.

6.6.2. The application site is included within the estate site boundary. The

document states that any redevelopment of the school will need to ensure a positive relationship with a new park to the south west which is proposed as part of the DPG. A community/medical facility is proposed to the south of the school. In this respect, it is noted that there is a pedestrian gate along the southern boundary of the site, which accesses Bramah Green. This would be retained under the proposed scheme, and furthermore it would provide the main nursery entrance. As such, the proposal would ensure links to the estate, providing a more active frontage to the rear, thereby ensuring a more positive relationship with the estate. The proposal would not prejudice future development potential of the estate in any way, noting that there is no development proposed for along the southern boundary in any case.

7. Conclusion

7.1. The redevelopment of the school buildings is considered to be acceptable in land use terms. The school accommodation would meet DfES guidelines on classroom sizes, providing a suitable standard of accommodation for pupils.

7.2. The massing, bulk and modern design of the extension, whilst modern, would fit into a

streetscape that is characterised by a range of building styles and forms. The proposal would be sympathetic to the adjoining conservation area and listed buildings.

7.3. The proposals would not adversely impact on the amenity of neighbouring residents by

reason of loss of privacy, sunlight or outlook, nor would the buildings create an oppressive sense of enclosure.

7.4. The proposals would not increase parking pressure or generate additional traffic within surrounding streets. It raises no new parking or highway safety issues.

8. Recommendation

8.1. Grant planning permission subject to conditions.

Summary of Reasons: In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant: Adopted Unitary Development Plan (1998) Policies: ED4 (New Education Premises or Extensions), ED5 (Landscaping and Greening of Education Sites), ED6 (Joint Use of School Facilities by the Community), T12 (Parking Standards), T17 (Transport Implication of Development Proposals), CD2 (Proposals for Development), CD13 (Setting of Listed Buildings), CD15 (Design of New Development), ENV7 (Retention of Existing Trees in New Development), ENV9 (New Planting and Landscaping on Development Sites), ENV16 (Environmental Aspects of Building Design), ENV19 (Noise Control) ENV22 (Energy Efficient Buildings), ENV24 (Waste Management and Disposal), RL7 (Use of School Recreational Facilities); Replacement Unitary Development Plan (2004 - 2017) Policies: 7 (Protecting Residential Amenity), 9 (Transport Impact), 14 (Parking and Traffic Restraint), 26 (Community Facilities), 31 (Streets, Character and Layout), 31a (Community Safety/Designing Out Crime), 32 (Building Scale and Design), Policy 32b (Sustainable Design and Construction), 36 (Streetscape, Landscape and Public Realm Design), 41 (Listed Buildings), 42 (Conservation Areas), 45 (Open Space and Sports Facilities), 48 (Pollution, Public Health and Safety), 50 (Waste), MDO48 (Myatts Field/Cowley Road). 1 The development to which this permission relates must be begun not later than the

expiration of three years beginning from the date of this decision notice. Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 No new plumbing or pipes, other than rainwater pipes, shall be fixed on the external faces

of the building. Reason: Such works would detract from the appearance of the building and would be detrimental to the visual amenities of the locality (Policies CD15 and G17 of the adopted Lambeth Unitary Development Plan (1998) and Policy 32 of the Replacement Unitary Development Plan (2006) refer.)

3 Samples and full details of the materials, colour and texture of the external finish of the

development hereby permitted, including details of bricks, cladding and glazing, rooftop plant and rainwater goods shall be submitted to and approved in writing by the Local Planning Authority before any building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To ensure that the appearance of the external appearance of the building is satisfactory and that the materials used are of appropriate quality in the interests of maintaining the character and appearance of the Conservation Area and the adjoining listed buildings (Policies CD2, CD13, CD15, and G17 of the adopted Lambeth Unitary Development Plan (1998) and Policies 32, 32b, 36, 41 and 42 of the Replacement Unitary Development Plan (2006) refer.)

4 Details of all new and retained boundary walls/fencing/railings shall be submitted to and

approved in writing by the Local Planning Authority in writing before any work is commenced on the site. Such walls, fences, railings and gates as may be approved shall

be erected before the initial occupation of the new building and playground unless the prior written approval of the Local Planning Authority to any variation has been obtained. Reason: To ensure a satisfactory appearance of the completed development in the interests of maintaining the character and appearance of the Conservation Area and the adjoining Listed buildings and to safeguard the amenities of neighbouring residents. (Policy H10 and CD15 of the adopted Lambeth Unitary Development Plan (1998) and Policies 32 and 36 of the Replacement Unitary Development Plan (2006) refer.)

5 Prior to the commencement of the development hereby permitted, full details of the

provision to be made for covered and secure cycle parking (for staff and pupils), and cycle lockers for staff shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking and lockers shall be provided in accordance with the approved details before the building hereby permitted is occupied and shall thereafter be retained solely for its designated use. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport (Policies G39, G40 and T36 of the adopted Lambeth Unitary Development Plan (1998), and Policies 9, 10 and 14 of the Replacement Unitary Development Plan (2006) refer.)

6 Notwithstanding any indications illustrated on drawings already submitted, no

development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping including the planting of new trees and shrubs, details of paving materials, plant species, and ground levels. Reason: To ensure satisfactory landscaping of the site in the interests of maintaining the character and appearance of the area (Policies CD2, CD15, ENV5, ENV7, ENV9, G10 of the adopted Lambeth Unitary Development Plan (1998) and Policies 36, 42, 45 and 46 of the Replacement Unitary Development Plan (2006) refer.)

7 All planting, seeding or turfing comprised in the approved details of the approved

landscaping scheme shall be carried out in the first planting and seeding season following the occupation of the development hereby permitted or the substantial completion of the development, whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved landscaping scheme which within a period of five years from the occupation or substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development. (Policies CD2, CD15, ENV7, ENV9 and G10 of the adopted Lambeth Unitary Development Plan (1998) and Policies 32, 36 and 42 of the Replacement Unitary Development Plan (2006) refer.)

8 No works or development shall take place until a scheme for the protection of the retained

trees (Section 7, BS5837 (2005), Tree Protection Plan) has been agreed in writing by the LPA. 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 (para. 5.2.2 of BS 5837) of every retained tree on site and on neighbouring or nearby ground to the site in relation to the approved plans and particulars. The position of all trees to be removed shall be indicated on this plan. b). the details and position (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 works (e.g. demolition, construction, hardstanding). 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. c). the details of the working methods to be employed for the installation of drives and

paths within the RPAs of retained trees in accordance with the principles of 'No Dig' construction. d). a schedule of tree works for all the retained trees in paragraph (a) 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 (1989) Recommendations for Tree Work. The development shall be carried out in accordance with the approved details.

Reason: To avoid damage to the existing trees, which represent an important visual amenity to the surrounding area (Policies G10, H10, ST7, ST31, CD15 and ENV7 of the adopted Lambeth Unitary Development Plan (1998) and Policy 36 of the Replacement Unitary Development Plan (2006) refer.)

9 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 plans and particulars, which shall have been submitted to and approved in writing by the Local Planning Authority. Reason: The existing trees on site represent an important amenity feature, which, if lost, would impair the character of the area. (Policies G10, H10, ST7, ST31, CD15 and ENV7 of the adopted Lambeth Unitary Development Plan (1998) and Policy 36 of the Replacement Unitary Development Plan (2006) refer.)

10 A updated Travel Plan shall be submitted to and approved in writing by the Local

Planning Authority prior to the new school hereby permitted being occupied (partly or wholly). The measures, monitoring and review mechanisms approved in the Travel Plan shall be fully implemented prior to the new school hereby permitted being occupied and shall be so maintained for the duration of the use, unless the prior written approval of the Local Planning Authority is obtained to any variation. Reason: To ensure that the travel arrangements to the school are appropriate and to limit the effects of the increase in travel movements (Policy T17 of the adopted Lambeth Unitary Development Plan (1998) ,and Policy 9 of the Replacement Unitary Development Plan (2006) refer.)

11 Details of the provision for refuse and recycling facilities on the site shall be submitted to

and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The refuse and recycling facilities shall be provided in accordance with the approved details prior to the commencement of the use and shall thereafter be retained for the duration of the permitted use. Reason: To ensure that adequate provision is made for the provision of refuse and recycling facilities on the site, in the interests of the amenities of the area (Policies ENV24, ENV25, CD18, ED4 of the adopted Lambeth Unitary Development Plan (1998) and Policies 9, 26, 33, and 50 of the Replacement Unitary Development Plan (2006) refer.)

12 Notwithstanding the approved plans, full details of the proposed vehicle crossover shall

be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. No other part of the development shall be occupied until the new means of access has been sited, laid out and constructed in accordance with the approved details. Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access. (Policies T9, CD15, ST28 of the adopted Lambeth Unitary Development Plan (1998), and Policies 9, 31 and 36 of the Replacement Unitary Development Plan (2006) refer.)

13 None of the gates hereby permitted shall not open out over the public highway. Reason:

To enable vehicles to draw off clear of the highway for the safety and convenience of the highway users (Policies T9, CD15 and ST28 of the adopted Lambeth Unitary Development Plan (1998), and Policies 9 and 31 of the Replacement Unitary Development Plan (2006) refer.)

14 There shall be no amplified sound, speech or music which is audible outside the

premises. Reason: To protect the amenities of adjoining occupiers and the surrounding area. (Policies G12, ENV19 and ED4 of the adopted Lambeth Unitary Development Plan (1998) and policies 1, 7, and 48 of the Replacement Unitary Development Plan (2006) refer.)

15 The premises shall be only be available to the public solely between the hours of 07.00

and 23.00 on any given day. Reason: To protect the amenities of adjoining occupiers. (Policies G12 , EMP9 and EMP12 of the adopted Lambeth Unitary Development Plan (1998) and Policies 1, 7 and 23 of the Replacement Unitary Development Plan (2006) refer.)

16 Prior to commencement of the development hereby permitted, a crime prevention

strategy shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Police. The strategy shall demonstrate how the development meets 'Secured by Design' standards and shall include full detailed specifications of the following: Means of enclosure and entrance gates (pedestrian and car park), CCTV provision, external lighting provision, electronic access control, specifications of all external doors, windows and glazing. Reason: To ensure that satisfactory attention is given to security and community safety in accordance (Policy ED4 of the Adopted Unitary Development Plan (1998) and Policy 31a of the Replacement Unitary Development Plan (2006) refer).

17 Full details (including noise mitigations measures) of all kitchen exhaust ducting /

ventilation systems and plant/machinery shall be submitted to and approved by the Local Planning Authority prior to commencement of the relevant part of the development. Development shall be carried out in accordance with the approved details. Reason: To protect the amenities of adjoining occupiers and the surrounding area (Policy ED4 of the Adopted Unitary Development Plan (1998) and Policy 7 and 48 of the Replacement Unitary Development Plan (2006) refer).

18 Full details of the sustainable energy technology to be utilised in the proposed

development, including the solar water heater, green roof and heat recovery ventilation system shall be approved in writing by the local planning authority prior to the commencement of development. The approved technologies shall be implemented prior to occupation and permanently retained as such, unless the prior written approval is granted by the Local Planning Authority to any variation. Reason: In the interest of renewable power generation (Policy 32 of the Replacement Unitary Development Plan (2006) refers).

Notes to Applicants: 1 This decision letter does not convey an approval or consent which may be required under

any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2 In relation to Condition 12, the crossover should be no wider than 4 metres unless there is

a specific reason for doing so, which the applicant needs to justify. The redundant length of access is to be reinstated with kerbs and footway.

3 None of the gates herein approved shall open outwards over the footpath.

4 Your attention is drawn to the provisions of the Building Regulations, and related

legislation which must be complied with to the satisfaction of the Council's Building Control Officer

5 Your attention is drawn to the need to comply with the requirements of the Control of

Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

6 It is current policy for the Council's contractor to construct new vehicular accesses and to

reinstate the footway across redundant accesses. The developer is to contact the Principal Highways Engineer the Council's Highways team on 020 7926 2620 or 079 0411 9517, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council's costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council's specification.

7 You are advised of the necessity to consult the Principal Highways Engineer of the

Highways team on 020 7926 2620 or 079 0411 9517 in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licences etc

8 You are reminded by Secure by Design minimum standard requirements with respect to

lighting and landscaping in particular. All shrubs and hedges should have a maximum growth height of 1 M whilst trees should be pruned up to a minimum of 2 M in height to maintain a clear field of vision around the site.