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Brampton Manor Academy, Roman Road in the London Borough of Newham Planning Application No.18/02203/LA3

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Brampton Manor Academy, Roman Road in the London Borough of Newham Planning Application No.18/02203/LA3 planning report GLA/4825/01 25 September 2018 Brampton Manor Academy, Roman Road in the London Borough of Newham planning application no.18/02203/LA3 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Full planning application for construction of a new three-storey teaching facility with sports and community facilities; a two-storey extension to the existing sixth-form, extension to the existing staffroom and library facilities, and landscaping works. The proposal also includes relocation of the seasonal athletics and track provision, MUGA and artificial pitch with flood lights. The applicant The applicant is Brampton Manor Academy, and the architect is Rivington Street Studio. Strategic issues summary Principle of development: The proposal results in the loss of open space; however, this is justified on balance given that the educational need, community benefits, as well as the quantitative and qualitative improvements in sports provision, clearly outweigh the loss. The proposal accords with London Plan and draft London Plan policies related to education, sports provision and open space. (paragraphs 14 to 29). Urban and inclusive design: The Council must secure details of the landscaping and key materials, and approach to inclusive design by condition (paragraphs 30 to 34). Sustainable development: A revised energy statement that demonstrates carbon savings meet the target set out within Policy 5.2 of the London Plan and Policy SI2 of the draft London Plan must be submitted. A drainage strategy that accords with policies of the London Plan and draft London Plan must be secured by condition (paragraphs 35 to 39). Transport: The applicant must reduce car parking and increase cycle parking; review and agree off-site local highway improvements for pedestrians and cyclists, and agree construction access A13 onslip interface. The Council must secure a DSP, CMP and an updated travel plan via appropriate conditions/ obligations (paragraphs 40 to 45). Recommendation That Newham Council be advised that whilst the principle of development is acceptable, the application does not fully comply with the London Plan and draft London Plan, for the reasons set out in paragraph 49 of this report; but that the possible remedies set out in the report could address these deficiencies. The application does not need to be referred back to the Mayor if the Council resolves to refuse permission, but it must be referred back if the Council resolves to grant permission. page 1 Context 1 On 8 August 2018 the Mayor of London received documents from Newham Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan and draft London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under the following Categories of the Schedule to the Order 2008: • Category 3C:”Development which is likely to prejudice the use as a playing field of more than 2 hectares of land which, (a) is used as a playing field at the time the relevant application for planning permission is made; or (b) has at any time in the five years before the making of the application been used as a playing field.” • Category 3E: “Development - (a) which does not accord with one or more provisions of the development plan in force in the area in which the application site is situated; and (b) comprises or includes the provision of more than 2,500 square metres of floor space for a use falling within any of the following classes in the Use Classes Order—(ix) class D1 (non- residential institutions).” 3 Once Newham Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision, as to whether to direct refusal or allow the Council to determine it itself, unless otherwise advised. In this instance if the Council resolves to refuse permission it need not refer the application back to the Mayor. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The application site has an area of 8.3 hectares and is a designated community open space in the Council’s Local Plan. The site is located at the end of Roman Road, bordered to the North by the Greenway, to the East, by Roman Road Primary School, to the South by the A13 and to the West, Newham hospital. To the North-east of the site, the area is largely residential, with generally low scale, two-storey terraced and semi-detached dwellings ranging from Edwardian in era to post-war flats and more contemporary 3-4 storey apartment blocks. 6 The existing building arrangement on site is largely clustered to the north east and subsequently has little impact on the site’s surroundings. The ‘Greenway’ is also significantly elevated above the site, and therefore acts as a visual and acoustic buffer between the main school building and the rear gardens of the dwellings on Lonsdale Avenue. The site has nominal level changes, which again reduces the potential impact of the existing and proposed development on its surroundings. 7 The site is currently occupied by the main school building which is split across 3 levels and divided into an East & West Wing. The Sports Hall is a later addition, built in the early 2000s. Whilst a stand-alone sixth-form facility provides classrooms, study space and recreational amenities, it is currently supported/supplemented by facilities within the main building. The site is screened on much of its perimeter by mature trees, and therefore views out beyond the site are restricted. The key view being that across the playing fields to Roman Road, or from Roman Road looking towards Newham Hospital. page 2 Aerial view of the existing application site in context: Source – applicant’s design and access statement. 8 The site is accessed from Boundary Road, which is adjacent to Newham University Hospital and Gateway Surgical Centre. Barking Road and Prince Regent Lane form part of the Strategic Road Network (SRN), which is 2 kilometres from the site and connected to the A13 (Newham Road), which forms part of the Transport for London Road Network (TLRN). There are three bus routes and stops within walking distance of the site. The nearest London Underground station is Upton Park, approximately 1.5 kilometres to the north of the site, and the closest Docklands Light Railway (DLR) station is Custom House station, approximately 1.8 kilometres south of the site. The site records a public transport accessibility level (PTAL) of 2 on a scale of 1-6, where 6 is the highest. Details of the proposal 9 The proposed development comprises a total floorspace of 6,352 sq.m. (GIA) for: • Construction of a new three-storey stand-alone teaching facility with adjoining new sports hall, to accommodate 420no Year 7 pupils (which equate to an additional 4- forms of entry) and additional associated staff (5,339 sq.m. (GIA)). • A two-storey extension to the existing sixth-form provision to accommodate an additional 150 sixth-form pupils (871 sq.m. (GIA)). • Extension to the existing staffroom and library facilities within the existing courtyard of the existing main school building (142 sq.m. (GIA)). • Other works including an entrance pavilion and improvements to the Boundary Lane entrance and service road, sixth-form garden, Year 7 playground, external pupil and staff dining facilities, relocation of the seasonal athletics and track provision, MUGA and artificial pitch with flood lights, and landscaping. Case history 10 The school was constructed between 1957 and 1962. It originally operated as Brampton Girls School and had relocated from a site in East Ham. The main school building underwent a series of expansions, refurbishment and retrofit in 2010, and in 2011 the school became an Academy. The sixth form, which is of modular construction was opened in 2012. The original sports hall was later converted into the music and media suite and a new sports hall was constructed in the early 2000s. page 3 None of the proposals were referred to the Mayor as they were below threshold in terms of areas of proposed floor space of development related to playing fields, and departure from the local plan. Strategic planning issues and relevant policies and guidance 11 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the 2012 Newham Core Strategy and its 2012 UDP (saved policies), and the 2016 London Plan (consolidated with Alterations since 2011). 12 The following are relevant material considerations: • The Revised National Planning Policy Framework (July 2018), and National Planning Practice Guidance. • Draft London Plan (consultation draft December 2017), which should be taken into account on the basis explained in the NPPF, including minor amendments published in August 2018. • The Newham Strategic Leisure Facilities Needs Assessment (2017). • The Newham Playing Pitch Strategy (2017). 13 The relevant issues and corresponding policies are as follows: • Education London Plan; Social Infrastructure SPG; • Open space London Plan; • Playing fields London Plan; • Community use London Plan; • Urban design London Plan; • Access London Plan; Accessible London: achieving an inclusive environment; • Sustainable development London Plan; Sustainable Design and Construction SPG; London Environment Strategy; • Transport London Plan; the Mayor’s Transport Strategy; Principle of development – education and open space 14 Brampton Manor Academy is a ten-form entry (FE) secondary school and sixth form.
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