Lansdowne School Argyll Close London SW9 9QL

ADDRESS: Lansdowne School Argyll Close London SW9 9QL

Application Number: 15/00907/FUL Case Officer: Lauren Shallcross Ward: Larkhall Date Received: 16/02/2015 Proposal: Erection of two storey school building to provide school with associated hard and soft landscaping, boundary treatment, car and cycle parking, refuse storage, new pedestrian visitor access from Combermere Road, the phased demolition of the existing buildings and the subsequent provision of an external play area.

Drawing numbers: PL002, PL003, PL004, PL005, PL006, PL007 rev 2, PL008 rev 2, PL009, PL010 rev 2, PL011 rev 2, PL012, PL021, PL023, PL024

Documents: Design and Access Statement 2015, Pre-development Tree Survey Generic Arboricultural Implications Assessment 2015, Statement of Community Involvement 2015, BREEAM Pre-Assessment 2014, Sustainability Statement 2015, Energy Statement rev 6 2015, Construction Management Plan rev 3 2015, Daylight Analysis 2015, Landscape Strategy and Proposed Materials, Noise Survey rev E 2015, Building Regulations Report 2015, Transport Statement 2015.

RECOMMENDATION: Grant conditional permission Applicant: Mr Andy Lam Agent: Mrs Mangala Ratnayake

Kier Construction Hunters South Architects 2 Langston Road Sussex Business Village Loughton Lake Lane Essex Barnham United Kingdom West Sussex G10 3SD PO22 0AA

SITE DESIGNATIONS

Relevant site designations: Type of designation Applicable designation N/A N/A

LAND USE DETAILS

Site area 6079 square metres

Use Class Use Description Floorspace (Gross External Area) Existing Class D1 School 1742.7 sqm Proposed Class D1 School 2603.93 sqm

PARKING DETAILS

Car Parking Car Parking Bicycle Spaces Scooter Spaces Spaces Spaces (general) (Disabled) Existing 11 1 0 0 Proposed 4 1 0 0

EXECUTIVE SUMMARY

The application site is situated between Combermere Road and Argyll Close. The proposal is to demolish the existing single storey school building and the two-storey Caretaker’s House and erect a new school building 2 storeys in height. The school would be a Special Educational Needs School for secondary level pupils. The new school would include a playground which is to be located at the northern end of the school grounds.

The key planning issues are:

 The implications of intensification use of the site for educational purposes;  The loss of the existing buildings;  The design of the new building and whether it would be appropriate to the character and appearance of the surrounding area;  The impact of the new school building on the setting of the adjacent Grade II listed building, The Marquis of Lorne Public House  The loss of trees;  The impact of the development on the amenity of neighbouring residential properties; and  The transport and highway impacts.

The proposal would allow an increase in school places on this site from 86 to 110 to meet an identified need within the borough. The new school building has been designed to respond to the height and massing of neighbouring buildings, it is appropriate to the area and is not considered that it would harm the setting of the adjacent listed Marquis of Lorne Public House. The development would result in the loss of some trees on the site, but subject to the provision of suitable replacement tree planting, which would provide an equivalent or enhanced level of visual amenity, it is considered that the benefits of the development outweigh any harm to the character and appearance of the local area. A transport assessment demonstrates that the new school would not have a negative impact on the local transport network.

The proposed development would bring positive benefits to the local community in terms of improved educational facilities in the area; it would also enliven the site through a well thought-out, high quality designed building with enhanced landscaping including replacement trees.

OFFICERS REPORT

Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (1)(ii) of the Committee’s terms of reference as it relates to a major application for the creation of more than 1000sqm of Non- Residential Institution floorspace.

1 SITE AND SURROUNDINGS

1.0 The application site is a 0.49 ha site situated between Combermere Road and Argyll Close. The site has three street frontages, to the north it faces onto Argyll Close, to the west onto Dalyell Road and to the south onto Combermere Road. There are a number of mature and prominent trees on the site.

1.1 To the north, south and west of the site the built form is predominantly two to four storey residential properties. Opposite the site on Combermere Road, is The Marquis of Lorne Public House, which is a Grade II listed building. To the north of the site is the adjacent Stockwell Green Conservation Area and to the east of the site lies the Stockwell Green United Reformed Church off Stockwell Green. The site itself lies outside the boundaries of the Conservation Area.

1.2 At present there are a number of single storey buildings in the middle of the site and a two storey Caretakers House located in the North West corner of the school grounds. The existing building was originally designed as a primary school and subsequently adapted to provide a special needs secondary school, its layout and facilities do not fully meet the pupil’s educational and behavioural needs. The existing school is of poor design quality and is not considered to be a non-designated heritage asset.

1.3 The site has a vehicular and pedestrian access from Argyll Close which is used by staff/pupil/visitors and an additional pedestrian gate off Combermere Road to the south. The school car park currently provides parking for approximately 11 cars, however, the car park does not have formal parking spaces marked out.

1.4 The site is located in the Brixton ‘B’ CPZ (0830 – 1730) and the PTAL is 5 which means it has ‘very good’ access to public transport services

Image 1: Aerial view of the site looking north

2 PROPOSAL

2.0 The existing school was originally designed as a primary school and subsequently adapted as a special educational needs school for 86 pupils aged between 11-18 years as well as 50 full time staff and 7 part time staff members. The existing school buildings are to be demolished and the site redeveloped to provide a new two-storey Special Needs facility with associated landscaping for the Lansdowne School. The school would provide educational facilities for 110 pupils aged between 11-18 years as well as 50 full time staff and 7 part time staff members.

2.1 The proposed development would comprise an ‘L’ shaped building sited on the southern and western boundaries of the site; it would be two storeys in height. The two storey element would be sited along the southern (Combermere Road) frontage and along the western (Dalyell Road) frontage. The playground would be located within the northern part of the site adjacent to Argyll Close.

2.2 The school would be accessible to pedestrians from two entrance points; the Main school and Visitor entrance to the south of the site and the pupil and staff entrance from the northern end of the school site (see Figure 1 below). Vehicular access would remain as existing - along the northern boundary from Argyll Close but separate from pedestrian access.

2.3 In terms of general layout, the proposed ground floor of the building would provide the kitchen, storage rooms, main hall, school reception, food tech, design tech, classrooms (2 classrooms for year groups 7 – 9), toilets and changing facilities. The proposed first floor would provide classrooms (2 classrooms for year groups 11 –13), science, art, music/drama rooms, SEN resource base, sensory room, plant room, staff work spaces, storage rooms and toilets.

Figure 1: Proposed Site Plan

2.4 Amendments

2.5 No significant amendments have been made to the originally submitted plans during the consideration of the application. However, one change was made relating to the metal cladding. The applicant amended the drawings to show a change in colour from green, red and grey to grey.

3 RELEVANT PLANNING HISTORY

3.0 Pre-application advice was provided in December 2014 in respect of proposals for a new build secondary school following demolition of the existing school and associated landscaping. The applicant was advised by officers that the proposal was acceptable in principle and the scheme could be supported subject to detailed design, the mitigation of any adverse impacts on neighbour amenity and demonstration that the proposal would not have a harmful impact on the highway network.

3.1 98/02174/FUL – Planning permission was granted 22.12.1998 for the erection of a single storey building to provide two classrooms and a laboratory; and in retrospect, erection of a single storey store building.

4 CONSULATIONS

4.0 Statutory Consultees

Environment Agency

No objection, site covered by flood risk standing advice.

4.1 Other Consultees

Clapham Society - No reply to date.

4.2 Adjoining owners/occupiers

A site notice was displayed from 03.04.2015 to 24.04.2015 and the application was advertised in the local paper (Lambeth Weekender) on 03.04.2015. The formal consultation period ended on 24.04.2015. In response to consultation 8 letters of representation have been submitted.

8 letters of objections were received from the occupiers. A summary of the concerns raised is set out below:

Summary of objections Response Land Use The school and its facilities would be available to the See para. 6.0.7 local community to use. Neither details of costs nor a business plan has been provided so it is quite possible that the proposed benefits would be unaffordable. Design The imposing exterior wall cornering Combermere Road See para 6.2.7 and Dalyell Road is terrible, It will date and colour-face very quickly, and will not blend with or compliment neighbouring structures. The proposed buildings are out of character with the local See para 6.2.5 -6.2.9 area and the existing buildings on the street. The proposed buildings are too large in height compared See para 6.2.5 – 6.2.6 with nearby buildings. The proposed buildings remove the generally ‘open’ feel See para 6.2.5 – 6.2.9 of the current area and would change the character of the area. Amenity The daylight and view of the houses opposite in both See para. 6.1.4 – 6.1.5 Dalyell Road and Combermere Road will be significantly affected. Proposed construction times of Monday to Friday 8am to A condition will be 6pm and Saturday 8am to 1pm will cause great attached requiring full disturbance to those working from home and be very details of the proposed anti-social to those who want to enjoy some quiet/rest construction time on a Saturday morning. methodology before development can commence. The overly long opening hours of planned for the centre A condition will be Monday to Friday 6am to 10pm, Saturday 8am to 10pm attached requiring full and Sunday 10am till 6pm are anti-social and will cause details of the proposed significant noise. community use prior to first occupation of the proposed use. Loss of privacy by having a two storey building will be See para 6.1.7 able to see into nearby residential properties. Transport No business or residents parking permits be issued to See para. 6.4.6 the teaching staff (or construction staff) both through the construction phase and when the building is finished. Giving an entrance onto Combermere Road for the See para 6.4.4 – 6.4.5 redevelopment will make the street overcrowded at the beginning and end of the school day. Parking is already at a premium on Combermere Road See para 6.4.5 – 6.4.6 and surrounding roads. The proposals mean that this problem will worsen significantly because of parking bay suspensions during a 35 week construction period and the offering of permits to school staff. Other Significant loss of trees See para. 6.2.12 – 6.2.15 No notices were placed at the site entrance/around the See para 4.2.1 site, as is legally required. No official notices were posted to nearby residents, as is legally required.

5 POLICIES

5.0 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

5.1 The development plan in Lambeth is the London Plan (2015), the Lambeth Local Development Framework Core Strategy (2011) and the remaining saved policies in the Lambeth Unitary Development Plan 2007 (policies saved beyond 5th August 2010 and not superseded by the LDF Core Strategy 2011).

5.2 The National Planning Policy Framework was published in 2012. This document sets out the Government’s planning policies for England including the presumption in favour of sustainable development and is a material consideration in the determination of all applications.

5.3 The current planning application has been considered against all relevant national, regional and local planning policies as well as any relevant guidance. Set out below are those policies most relevant to the application, however, consideration is made against the development plan as a whole.

5.4 The London Plan (2015)

 Policy 3.16 Protection and Enhancement of Social Infrastructure  Policy 3.18 Education Facilities  Policy 5.3 Sustainable Design and Construction  Policy 5.7 Renewable Energy  Policy 5.13 Sustainable Drainage  Policy 6.3 Assessing effects of development on transport capacity  Policy 6.9 Cycling  Policy 6.10 Walking  Policy 6.11 Smoothing traffic flow and tackling congestion  Policy 6.12 Road network capacity  Policy 6.13 Parking  Policy 7.1 Building London’s Neighbourhoods and Communities  Policy 7.2 An Inclusive Environment  Policy 7.3 Designing out Crime  Policy 7.4 Local Character  Policy 7.6 Architecture  Policy 7.15 Reducing noise and enhancing soundscapes  Policy 8.3 Community Infrastructure Levy

5.5 Lambeth Local Development Framework Core Strategy (2011)

 Policy S1 Delivering the Vision and Objectives  Policy S3 Economic Development  Policy S4 Transport  Policy S5 Open Space  Policy S6 Flood Risk  Policy S7 Sustainable Construction and Design  Policy S8 Sustainable Waste Management  Policy S9 Quality of the Built Environment  Policy S10 Planning Obligations

5.6 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

 Policy 7 Protection of Residential Amenity  Policy 9 Transport Impact  Policy 14 Parking and Traffic Restraint  Policy 26 Community Facilities  Policy 31 Streets, Character and Layout  Policy 32 Community Safety/Designing out Crime  Policy 33 Building Scale and Design  Policy 35 Sustainable Design and Construction  Policy 38 Design in Existing Residential / Mixed Use Areas  Policy 39 Streetscape, Landscape and Public Realm Design  Policy 45 Listed Buildings  Policy 47 Conservation Area  Policy 50 Open Space and Sports Facilities

6 ASSESSMENT

6.0 Land Use

This application seeks planning permission for redevelopment of the site to provide new educational facilities (Use Class D1). The existing use of the site is also for educational use. The proposed development is to provide improved facilities for the school as the existing buildings does not meet their requirements, there would be an overall increase in the quantity of D1 floorspace from 1742 sqm to 2604 sqm and a small increase in pupil numbers from 86 to 110.

The NPPF seeks to promote healthy communities and states inter alia that ‘The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to allow development that will widen choice in education’ (Para 72).

London Plan Policy 3.18 relates specifically to educational facilities and states that development proposals that enhance education provision will be supported particularly those which address the shortage of primary school places. In addition, it states proposals for new schools should be given positive consideration and should only be refused where there are demonstrable local impacts.

The Lambeth Core Strategy states that by 2025 approximately 5460 additional primary school places and 650 additional nursery class places need to have been created in order to meet existing and future demand in the Borough. Policy S1 states that a strategic objective of the Core Strategy is to ensure the delivery of essential social infrastructure such as new educational facilities.

Saved Policy 26 of the Unitary Development Plan has a presumption in favour of the development of new and improved community facilities such as schools. The policy further states that proposals for new educational facilities are supported where the site is considered to be appropriate for the intended use.

The principle of redevelopment of the site for educational purposes is therefore considered to be acceptable and would be in line with national, regional and local planning policy.

The applicant has indicated that there is the potential for the proposed new school building to be used for wider community uses, however, they have not provided details of this with this application. Use of the school outside hours for other community functions is supported as it brings benefits to the wider community. In order to ensure that it is used appropriately a condition would be added to the permission (if granted) requiring a Community Management Plan to be submitted for approval.

6.1 Amenity

Saved Policy 33 of the UDP states that building scale and design should protect the residential amenity of existing residents by having an acceptable impact on levels of daylight and sunlight; not creating an undue sense of enclosure or a loss of privacy.

Saved Policy 26 of the UDP states that proposals for new or improved education facilities will be permitted provided that, amongst other things, the nature and scale of the proposal, including hours of operation, does not unacceptably harm the amenity of the area through noise disturbance or traffic generation.

The application site is bounded by street frontages on three sides. On the opposite side of the streets to the north, south and west of the site are residential properties. The proposed development would be closer to these properties than the existing building on site. To the north there would be a 30m gap between the new school building and properties on Argyll Close. To the south there would be a distance of 12m between the residential properties opposite and the school building on Combermere Road. To the west there would be a distance of 14m between the proposed school building and properties on Dalyell Road. To the south west is the Marquis of Lorne Public House. To the east of the site is the adjacent Stockwell Green Conservation Area and the Stockwell Green United Reformed Church off Stockwell Green. Figure 2 below illustrates the spatial relationship between the application site and its immediate neighbours.

Figure 2: Aerial view looking south

Daylight and Sunlight

The applicant has submitted a daylight assessment as part of their application which analyses the potential impact of the development on daylight to neighbouring residential properties. The BRE assessment looks at VSC which is a measurement which looks at the amount of light falling on the centre of a window. Where a window has a VSC of 27% or more then it is considered to receive a good level of natural light. If a development reduces this figure to less than 27% and less than 0.8 times its former value then the room which the window serves would experience a noticeable loss of light. The assessment has considered the impact of the development on 131 windows serving properties surrounding the site, of these 129 not experience a loss of light beyond the BRE guidelines. Of the two remaining windows (C19-1 and C19-2) the proposed VSC of these is 22.7% and 22.5% with a change from baseline of 0.75 and 0.74 respectively. This loss of light is marginally beyond BRE guidelines, however as none of the impacts caused by the proposed development are greater than minor adverse, it is not considered to result in a detrimental impact on daylight amenity to these properties.

Sunlight

Windows facing within 90 degrees of due south receive sunlight. The residential properties which are located on the opposite side of the adjacent streets facing towards the development site do not have windows which face within 90 degrees of due south and therefore there is no impact on sunlight to these properties.

Outlook

The issue of outlook is linked to but discrete from the issue of loss of light. Outlook is not about private views but about the sense of enclosure an occupant feels in their own property. If new development is so oppressive that it makes existing residents feel enclosed and claustrophobic then it should be refused permission. In this case the proposed development at two-storeys in height is for a relatively modest scaled building, it is set a road width apart from neighbouring residential properties. Whilst the view from these properties will change as the school is getting closer to those to the south and west and it is taller, it is not considered to result in an increased sense of enclosure.

Privacy

The proposed development has windows in each elevation. The windows in the north, south and west elevations are separated from the nearest windows serving sensitive or habitable rooms in properties on Dalyell Road, Combermere Road and Argyll Close by distances of between 12 metres and 30 metres across a street. It is considered that the relationship between the proposed development and its neighbours is not unusually close, a full street width separates the buildings and preventing any significant overlooking between properties.

Noise

The application site is already in use as a school. As the development is not significantly intensifying use of the site for educational purposes (there is only an increase in 24 pupils and it has been confirmed that this number will not increase), it is considered that the additional noise and disturbance which may be created would not be unduly harmful to the living conditions of neighbouring residential properties. The proposed playground would be situated in the central section of the site away from neighbouring properties, given that the existing play area is located closer to the boundaries than proposed the scheme may even have a positive impact in terms of reducing noise and disturbance to residents compared to the existing situation. Should permission be granted it is recommended that a condition is imposed preventing amplified sound, amplified speech, or amplified music which would be audible outside the school building.

The proposed development includes the installation of plant on the roof of the building. Full details of this plant have not been submitted as part of this application. It is recommended that a condition is imposed seeking submission of details of plant, screening and a full acoustic report to demonstrate that the plant would not impact on neighbouring amenity. Plant should not be audible at the nearest noise sensitive window (we will also need to consider the visual impact of the plant and associated screening)

6.2 Design

Saved Policy 33 of the UDP and Policy S2 of the Core Strategy are relevant in as far as they sets out that all development should be of high quality design and contribute positively to its surrounding area. Policy 33 states that “Major development should relate satisfactorily to adjacent townscape taking into account its scale, character, historic street layout and uses; improve the sense of place and legibility, and define edges by retaining characterful buildings, appropriate building lines and extending frontages; and provide servicing and parking that is sensitively sited and designed”. This is supplemented by Saved Policies 31 and 38, which relate to street, character and layout of new development and to design in existing residential/mixed use areas. The former states that development should respond to and enhance the architectural character of the area, whilst the later requires proposals that intensify an existing use to be of a high quality design and not to be harmful to local amenities.

The proposal would require demolition of the existing single storey structures and the two storey Caretaker’s House on site. The demolition of the existing buildings is considered to be acceptable as the buildings are of no architectural interest. They are not considered to be non-designated heritage assets as set out in the NPPF.

Siting and layout

The school is bounded to the north, south and west by predominantly 2 and 3 storey residential development. To the east is the boundary with Stockwell Green United Reform Church and the South western corner faces the grade II listed Public House the Marquis of Lorne.

The proposal would have a simple ‘L’ shaped form constructed of brickwork which would be in keeping with the predominant construction materials in the surrounding area. The south and western facades would be built close to the site boundaries. The playspace is to be located to the north and in the middle of the site and would be a soft landscaped area including grassland with replacement trees. The layout of the building and external spaces, would allow for optimal use of the site and afford a good environment for study and play in accordance with the current Government guidance on school buildings whilst complying with the objectives of Saved UDP Policies 31 and 38.

Bulk/scale/height

The scale of development in the local area is generally between two and four storeys in height therefore a proposal for a school with a maximum height of two storeys is considered to be acceptable. The proposal would not appear out of context or overly dominant in the area.

Overall the design of the new school building is of an appropriate bulk and scale, which would give the school increased presence in the area given its civic function. The form of the building is heavily influenced by its internal function and, its appearance is modest and robust.

External appearance

The building would be constructed in yellow stock brick with split face concrete blocks and metal cladding to the corner elevation. The mix of brickwork and cladding is considered to successfully break up the bulk of the building. The main visitors entrance is proposed to be clearly identified by a set back from the pavement to the southern elevation. Polyester powder coated aluminium elements including windows, doors, louvres and coping are proposed, which also successfully breaks up the mass of the building, especially along the long southern and western elevations.

The school is proposed to be secured by the existing boundary wall and railings along all boundaries. Further details of all walls, gates and fencing are reserved by condition. The following series of elevation drawings illustrate the scale, height, massing and external appearance of the proposed building.

Figure 3: South West Elevation as viewed from Dalyell Road

Figure 4: South East as viewed from Combermere Road

Impact on setting of Listed Building and Conservation Area

The Marquis of Lorne Public House, a Grade II listed building, is located to the south west boundary of the site on Combermere Road. The siting of the building in the south western corner of the school grounds as well as its modest bulk, height and massing would ensure that the development does not have a negative impact upon the setting of the nearby listed building.

Plant, Extraction and PV panels.

The mechanical plant equipment would be located on the flat roof of the proposed building and would be screened behind a parapet wall at a height of 1100mm from the finished roof level and as such not detract from the appearance of the proposed building.

The proposed PV panels would be located on the flat roof of the proposed building. The PV panels would not detract from the appearance of the building and as with the mechanical plant; views of them would be wholly screened behind a parapet wall. Details of the roof planting and equipment are to be secured by condition.

Trees/landscaping

Saved Policy 39 of the UDP states out that as much attention should be paid to the design of the areas between buildings as to the buildings themselves. Development should provide or enhance an uncluttered, consistent, simple, accessible and co- ordinated public realm, with robust and appropriate materials and landscape design which enhances the setting, connections and spaces between buildings. It also states that trees of high amenity value should be protected.

There are 24 trees located within the site. The proposed development requires the removal of 11 of the existing trees which are located on the West and Southern boundary within the school grounds. The trees to be removed are of category C, B and U status. The remaining trees on the site are to be retained.

The Council’s Arboricultural Officer has reviewed the submission and has advised that whilst the loss of trees on the site is regrettable, they are of varying condition and quality and their loss would facilitate the optimal use of the site for the new school and the benefits are considered to outweigh the harm. The officer supports the proposal subject to suitable replacement trees and a landscaping scheme which enhances the visual amenity of the site and the character of the surrounding area.

The proposed landscaping scheme includes the addition of a high hedge made up of mixed native species that will run along the length of the new school block close to the western boundary as well as new tree planting elsewhere. Further details of hard and soft landscaping would be secured via condition if permission is granted. The existing trees on the site which are to be retained will require protection during site works, tree protection measures should also be secured by condition.

Figure 5: Proposed landscaping plan

With these measures in place the proposal is considered to comply with Saved Policy 39 of the UDP and Policy S5 of the Core Strategy.

6.3 Sustainability and Renewable Energy

Policy S7 of the Core Strategy requires all major development to achieve a reduction in carbon dioxide emissions in line with London Plan targets. Developments are also required to follow the Mayor’s energy hierarchy of “be lean, be clean and be green” and to provide a 35% reduction in carbon emissions above the Target Emission Rate outlined within the National Building Regulations 2013.

The applicant has submitted an Energy Statement which shows that the scheme has been developed having regard to the Mayor’s energy hierarchy. The proposal includes 379sqm of photovoltaic panels to be installed on the flat roof of the building. The energy statement states that through compliance with the energy hierarchy, the development would result in a 35.3% reduction in carbon dioxide on top of the Target Emission Rate set out in the Building Regulations 2013. This would comply with London Plan standards and Policy S7 of the Core Strategy. However, it is considered appropriate to include a condition on any permission (if granted) requiring the submission of a revised Energy Statement and roof plan to show the actual location of all the PV panels referenced in the Energy Statement. Conditions should also be imposed to ensure that the development is built out in accordance with the energy statement.

Saved Policy 35 of the UDP states that all development proposals should show, by means of a Sustainability Assessment, how they have incorporated sustainable design and construction principles within their approach to the design of a new development. Both of these policies are supplemented by the Council’s adopted Supplementary Planning Document titled Sustainable Design and Construction (2008). The Council aspires to BREEAM ‘Excellent’ and seeks ‘Very Good’ as a minimum standard.

A BREEAM pre-assessment has been submitted with the application, which indicates that the proposal would achieve a ‘very good’ rating. This is welcomed and considered to comply with the above policies and guidance. Conditions should be imposed to require the submission and approval of design and post-construction BREEAM reports to demonstrate that the development meets the necessary targets.

6.4 Transport

Core Strategy Policy S4 states that development proposals should contribute to a sustainable pattern of development; minimising the need to travel and reducing dependence on the private car. Saved Policy 9 of the UDP states that planning applications will be assessed for their transport impact, including cumulative impacts upon highway safety, upon the environment and the road network and upon all transport modes, including public transport (in particular, the impact on the demand for and the operation of public transport), walking and cycling.

The application site has a very good Public Transport Accessibility Level (PTAL) rating of 5 and, given this is considered suitable for school expansion. The site is located in the Brixton ‘B’ CPZ (0830 – 1730) Monday to Friday.

The site is bound by Argyll Close to the north, Dalyell Road to the west and Combermere Road to the south. To the east is existing residential development. Vehicular access to the site is taken from Argyll Close, which provides access to the school car park and a pick up/drop off area for mini buses.

The main pedestrian access will be located on Combermere Road. The building line will be inset at this point to allow parents, pupils and staff to congregate within the site rather than on the public highway. A secondary pedestrian access will be located on Argyll Close. This access will lead directly to the rear of the school (to the north), which contains the parking provision and the parental pick-up / drop-off zone.

All vehicular access into the site will be taken from Argyll Close. The primary vehicular access will lead to the parental pick-up/drop off area and the staff car parking bays, which are all located in an area to the north of the site and separated from general pupil access. A separate vehicle egress point is proposed further west to allow vehicle users to exit the site without having to execute turning manoeuvres on Argyll Close. There is a requirement to accommodate two minibuses at the school. The minibus is used to transport some pupils who are unable to travel alone. The mini-buses will drop-off/pick-up pupils from the car park. The site has currently has 12 car parking spaces, including one wheelchair bay and one parental pick- up/drop-off bay. In addition, the site has a parking space for two school minibuses which are also used to transport pupils to/from school. In addition to this, Lambeth use three school buses to transport pupils to/from the site.

A parking stress survey was carried out as requested to check on the useage/availability of pay and display bays within 200m walk of the school site. This survey found that usage was around 70% during the period 0630 to 0830, the time staff and any parents looking to drop off/pick up will be looking to park. With these levels of usage of the pay and display bays 13 spaces were available. There will be a reduction in on site staff car parking from 12 to 5, hence potentially 7 staff vehicles could be seeking to park close to the site in the pay and display bays. Given there will be no increase in staff numbers, and a slight increase in pupils only, it is not considered that there would be any implications for increasing parking stress in these pay and display bays. The existing mode share survey would predict an increase of two cars (17% of pupils come by car) compared to existing plus potentially seven cars from staff. This level of demand could be accommodated by the 13 spaces recorded as free in the parking survey. It is considered that the reduction in on site parking availability may result in a change of mode for some staff members but not all so the actually resultant on street demand may well not be seven additional vehicles. Given the pay and display bays are only available for four hours it is overall unlikely that there will be any issues resulting from the minor expansion in pupils numbers and the loss of on site parking for staff.

The school is currently serviced from Argyll Close. Argyll Close has a hammerhead at its eastern end to enable service vehicles to manoeuvre in and out of the road in forward gear. There will be no increase in servicing movements or change in arrangements compared to the current situation.

Currently there are 6 staff cycle parking spaces. The cycle provision is increasing to 10 for staff, and 6 for pupils. Further details of the proposed cycle parking areas including their capacity would be reserved by condition.

No updated Travel Plan has been submitted with the application. It is considered appropriate that an updated Travel Plan be secured as a condition of condition of consent.

6.4.10 Overall it is considered that the proposal would be acceptable in transport terms, in terms of access arrangements the drop off and pick up facility within the site will be retained along with mini bus parking. Whilst there will be a reduction in parking for staff it is not envisaged that any additional parking stress resulting, as the site is in the Brixton ‘B’ CPZ and the only bays available for pay and display are limited to four hours hence not of use to staff. In addition, the “very good” PTAL rating of 5, it is considered that the modal split could be shifted towards walking and using public transport. Overall the proposed is considered to comply with Saved Policy 9 of the UDP and Policy S4 of the Core Strategy.

6.5 Waste

With regards to servicing and waste, a bin storage area would be located in the north western corner of the site at the western end of the proposed car parking. A dedicated access way and gate has been included in the boundary fence to allow for easy access to the bin store from Argyll Close. The bin store is located within 10 metres of the highway, which accords with the Council’s waste collection policy requirements. The storage area is considered to be appropriately sized and will allow for storage of refuse and recycling for 7 days. Whilst the proposed bin store location is considered acceptable it is considered appropriate to include a condition requiring full details of a Waste Management Plan be submitted for approval prior to first use of the proposed development.

6.6 Community Safety/Designing Out Crime

Saved Policy 32 of the UDP and Policy S9 of the Core Strategy states that development should enhance community safety. Development would not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder. This requirement is contained within Section 17 of The Crime and Disorder Act 1998 which imposes an obligation on the Local Planning Authority to consider crime and disorder reduction in the assessment of a planning application.

The proposed school would be designed and constructed to meet Secure by Design standards. The commitment to achieving the Secured by Design standard would be secured as a condition of the permission. It is considered that the scheme could achieve compliance with Policy S9 of the Core Strategy and Policy 32 of the UDP.

6.7 Flood Risk

In accordance with statutory requirements, the Environmental Agency was consulted on the application and in response has advised that the proposal has a low risk of flooding. The proposal is considered to be acceptable having regard to Policy S6 of the Core Strategy and would not result in an increased risk flooding. However, in order to mitigate the risk of localised flooding through run-off rain water, a condition is recommended requiring the submission of a Sustainable Urban Drainage System (SuDS) including cross sections through hard landscaping to show the proposed permeability and drainage channels.

6.8 Planning Obligations and CIL

The Council adopted an updated S106 Planning Obligations Supplementary Planning Document (SPD) in April 2012. This document pre-dated the introduction of the Lambeth CIL and the preparation of a borough-wide local plan. During 2013 the Council consulted on a revised draft SPD, prepared as at July 2013. The revised draft SPD reflected the anticipated introduction of the Lambeth CIL in 2014. The revised draft SPD was prepared chiefly against the background of the Core Strategy and the Saved UDP, although it also acknowledged the emerging Lambeth Local Plan. Consideration of what, if any, planning obligations are appropriate in relation to the application has been guided by the approach set out in the July 2013 revised draft SPD.

If the application is approved and the development is implemented, a liability to pay the Community Infrastructure Levy (CIL) will arise.

The Lambeth CIL contribution would not be payable because of the proposed use of the site as an educational facility. The London Mayoral CIL would also be nil.

7 CONCLUSION

7.0 The scheme would provide additional educational facilities for a Special Educational Needs School. The application submissions have demonstrated that the proposed layout and access to the development would be acceptable and that development could achieve an acceptable quality of educational accommodation. The development is acceptable with regard to its scale, massing, bulk and design, sustainability considerations, ‘Secure by Design standards, residential amenity considerations, impact on heritage assets and transport and highway implications for the area.

8 RECOMMENDATION

8.0 Grant Conditional Permission.

Conditions(s) and Reasons(s)

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. The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

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

Land use

3. Prior to first occupation of the school building hereby approved a Community Use Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The extended ‘Community Use’ of the site shall thereafter only occur in accordance with the approved Community Use Management Plan.

Reason: To protect the amenity of neighbouring properties and to prevent conditions prejudicial to the function and safety of the highway network in accordance with Policies 7, 9, 14 and 26 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S2 and S4 of the Local Development Framework Core Strategy (2011).

Design

4. No development above ground level shall take place until detailed drawings of all external construction (detailing to be provided at a minimum scale of 1:10) including copings, cills, reveals, rain water goods, junctions of materials, fixings, soffits and canopies have been submitted to and approved by the Local Planning Authority in writing. This condition shall apply notwithstanding any indications to these maters which have been given on approved plans and in the application. The development shall thereafter be carried out solely in accordance with the details approved in writing.

Reason: To safeguard and enhance the visual amenities of the locality in accordance with Policies 33 and 38 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011)

5. No development above ground level shall take place until a schedule of materials and samples of all external materials (including elevational drawings) is provided for inspection by the Local Planning Authority and approved in writing by the Local Planning Authority. This condition shall apply notwithstanding any indications to these maters which have been given on approved plans and in the application. The development shall thereafter be carried out solely in accordance with the details approved in writing.

6. Details at a minimum scale of 1:50 including construction materials, of the siting and design of all walls, gate and/or fencing and any existing boundary treatment to be retained at the site shall be submitted to and approved by the Local Planning Authority in writing before any part of the development hereby approved is first brought into use. Such walls or fencing as may be approved shall be erected before the initial occupation of the new building unless the prior written approval of the Local Planning Authority to any variation has been obtained.

Reason: To ensure a satisfactory resultant appearance and standard of amenity of the site, to prevent unacceptable harm to the amenity of neighbouring properties and to minimise the opportunities for crime in accordance with policies 7, 32, 33 and 39 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

7. Details (including details of layout, siting and elevations) of the refuse/recycling store, cycle parking store, scooter store, external store, substation and buggy parking (details at 1:20) shall be submitted to and approved by in writing by the Local Planning Authority prior to the first occupation of the development. The development shall thereafter be completed in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: To safeguard and enhance the visual amenities of the local area in accordance with Policies 32, 33 and 38 of the Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

8. No vents, pipes or extracts other than those shown in the approved plans are permitted on any external surfaces of the development hereby approved unless the prior written approval of local planning authority is obtained.

Transport

9. Within 3 months of the first use of the development hereby approved, an updated Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The measures, monitoring and review mechanisms approved in the Travel Plan shall be fully implemented within 6 months of the approved development 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 in accordance with Policy 9 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Lambeth Core Strategy (2011).

10. No development shall commence until full details of the proposed construction methodology, in the form of a Method of Demolition and Construction Statement, have been submitted to and approved in writing by the Local Planning Authority. The Method of Demolition and Construction Statement shall include details and arrangements regarding:

 the notification of neighbours with regard to specific works; advance notification of road closures;  details regarding parking, deliveries and storage (including details of the routing if delivery vehicles to and from the site and the accommodation of all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site during the construction period);  details regarding dust mitigation;  details of measures to prevent the deposit of mud and debris on the public highway; and  other measures to mitigate the impact of construction upon the operation of the highway and the amenity of the area.

The details of the approved Method of Demolition and Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and to avoid hazard and obstruction to the public highway (Policies 7 and 9 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010 and Policy S4 of the Lambeth Core Strategy (2011).

11. The scheme for parking shown on the submitted plans shall be laid out in accordance with the approved details prior to the first occupation of the development hereby permitted and that area shall not thereafter be used for any other purpose, or obstructed in any way.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with saved Policy 14 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Lambeth Core Strategy (2011).

12. The existing parking and turning area at the premises, as shown on the application drawings, shall be permanently maintained solely for those purposes and shall not be obstructed in any way.

13. Prior to the first occupation of development, details of the provision to be made for cycle parking and associated lockers and showers shall be submitted to and approved in writing by the local planning authority. The cycle parking shall be provided in accordance with the approved details before the use hereby permitted commences and shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site, to promote sustainable modes of transport and in the interest of the visual amenities of the area (Policies 9, 14 and 33 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and Policies S4 and S9 of the Local Development Framework Core Strategy (January 2011)).

Crime

14. The development shall be constructed and thereafter operated so as to achieve ‘Secured by Design Schools 2014’ accreditation (or such equivalent national measure of sustainability which replaces that scheme). Evidence of such shall be submitted to and approved in writing by the Local Planning Authority within 6 months from the commencement of use of any of the development hereby approved, or within any other timetable agreed by the Local Planning Authority.

Reason: To reduce opportunities for crime as far as is reasonable in accordance with Policy 32 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

Waste

15. Prior to first occupation of the school building hereby approved the commencement of use the approved development, full details of a Waste Management Plan (including arrangements for the collection, storage and disposal of general refuse, recyclables’, litter, food waste and hazardous waste) shall be submitted to and approved in writing by the Local Planning Authority. All provision associated with the waste management plan shall be provided prior to commencement of the relevant use, and the use of the site shall not thereafter be operated other than in strict accordance with the details of the approved waste management plan.

Reason: To ensure that adequate provision is made for the storage, disposal, and recycling of waste on the site in the interests of the amenities of the area, in the interests of the provision of sustainable waste management and in the interests of minimising the impact of the development upon the function of the highway network and conditions of highway and pedestrian safety in accordance with Policies 7, 9, 14, 26, 33 and 39 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policies S7 and S9 of the Local Development Framework Core Strategy (2011).

Residential Amenity

16. There shall be no amplified sound, amplified speech, or amplified music which is audible outside the premises, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect the amenity of adjoining properties and the surrounding area in accordance with Policies 7 and 26 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and London Plan Policy 7.15 (2011).

Sustainability

17. No development shall take place until a revised Energy Statement, sections and roof plans are submitted to and approved in writing by the Local Planning Authority, to show that the solar PV panels will be mounted on to A-frames and spaced to avoid shading. The development shall be constructed in accordance with the approved details and retained for the life of the development.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Policy S7 of the Core Strategy (2011).

18. Prior to first occupation of the school building hereby approved evidence (e.g. photographs, installation contracts and as-built certificates under the National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with the approved Energy Statement.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Policy S7 of the Core Strategy (2011).

19. Within three months of work starting on site a Design Stage Certificate and summary score sheet under BREEAM (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Very Good rating will be achieved.

Reason: To ensure that the development has an acceptable level of sustainability in accordance with Policy 35 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policy S7 of the London Borough of Lambeth Core Strategy (January 2011).

20. Prior to first occupation of the building a Post Construction Review Certificate and summary score sheet BREEAM (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Very Good rating will be achieved.

21. No development shall take place until details of a Sustainable Urban Drainage System have been submitted to and approved in writing by the local planning authority. The details shall include cross sections through hard landscaping to show permeability and drainage channels. The approved system shall be implemented before any of the dwellings is occupied and it shall thereafter be permanently retained.

Trees/landscaping

22. No trees other than trees T6, T7 & T8 – T15 as set out in the Approved Tree Report and Arboricultural Impact Assessment prepared by RPS (Ref: JMK7612) dated 04/08/14 shall be felled, pruned, uprooted, damaged or otherwise disturbed without the prior written agreement of the Local Planning Authority. All approved tree work shall be carried out in accordance with BS3998:2010.

Reason: To ensure the retention of, and avoid damage to, the retained trees on the site which represent an important visual amenity to the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S1 and S9 of the Local Development Framework Core Strategy (January 2011)

23. Prior to the commencement of the development hereby approved a Tree Protection Plan that accords with BS5837;2012 and relates to all retained trees on the site shall be submitted to and approved in writing by the Local Planning Authority. The Tree Protection Plan shall be implemented in strict accordance with the approved details and put in place before any machinery, demolition, materials storage or development commences on the site.

24. Prior to commencement of the development details of all hard and soft landscaping (including replacement tree planting) has been submitted to and approved in writing by the Local Planning Authority. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted, together with an indication of how they integrate with the proposed in the long term with regard to their mature size and anticipated routine maintenance and protection. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape shall be similarly specified. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989, BS4428:1989, BS8545:2014 and current Arboricultural best practice.

Reasons: In order to introduce high quality landscaping in and around the site in the interests of the ecological value of the site and to ensure a satisfactory landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary Development Plan (2007): Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy (2011) and Policy S9 of the Local Development Framework Core Strategy (2011) and Policy 5.3 of the London Plan (July 2011).

25. All planting, seeding or turfing comprised in the approved details of landscaping 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: In order to introduce high quality soft landscaping in and around the site in the interests of the ecological value of the site and to ensure a satisfactory landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary Development Plan (2007): Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy (2011) and Policy S9 of the Local Development Framework Core Strategy (2011) and Policy 5.3 of the London Plan (July 2011).

Informatives(s)

1. You are advised to contact our highways team to check whether you require any formal consent from them for the works.

2. 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.

3. 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.

4. You are advised of the necessity to consult the Council’s Highways team prior to the commencement of construction at [email protected] in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

5. You are advised of the necessity to consult the Council's Streetcare team within the Public Protection Division with regard to the provision of refuse storage and collection facilities