Dunraven Lower School, Mount Nod Road, London SW16 2LG

Section 1 – Site Location Map

Site address Dunraven Lower School, Mount Nod Road, London SW16 2LG

Proposal External alterations including external cladding, new school signage, new windows and doors, installation of a canopy, creation of external staircase and deck to first floor level on the rear elevation and installation of rooflight and PV solar panel at roof level to the fourth storey building fronting onto Mount Nod Road, along with associated hard and soft landscaping including playground, provision of car parking accessed from Mount Nod Road, Cycle Parking and Refuse and Recycling Storage to facilitate the use of the building as a two form entry primary school.

Application type Full Planning Application

Application ref(s) 13/00507/FUL

Validation date 06.03.2013

Case officer details Name: Sarah Lowes Tel: 020 7926 1248 Email: Slowes@lambeth .gov.uk

Applicant Mr Kalyan Casal , EECP, Lambeth CYPS

Agent Greenhill Jenner LLP

Considerations/constraints None

Approved plans 783/P001, 783/P002, 783/P003, 783/P004, 783/P005, 783/P006, 783/P007, 783/P008, 783/P010, 783/P011, 783/P012, 783/P013, 783/P014, 1252/LL/101D, 1252/LP303, Design and Access Statement, Framework School Travel Plan Report, Transport Assessment Report and Arboricultural Implications Assessment.

Recommendation(s) Grant Planning Permission subject to the recommended conditions and the completion of a s106 agreement

Report Review

Department(s) or Organisatio n(s) Date Date Comments consulted response summarised received in para Governance & Democracy (legal) 15/04/2013 16/04/2013 N/A

Consultation

Department (s) or Organisation (s) Consulted ? Date Comments (y/n) response summarised received in report? (y/n) Internal Highways & Transport Y 19/03/2013 Y Conservation & Urban Design Y 06/03/2013 Y Crime Prevention Design Advisor Y 14/03/2013 Y Noise and Pollution Y 13/03/2013 Y Streetcare Y N/A N

External Streatham Society Y N/A N Streatham Action Y N/A N Thames Water Y 11/03/2013 Y Transport for London Y 27/03/2013 Y

Background Documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

1 Summary of Main Issues

1.1 The key issues relating to this case are as follows:-

• the role of the development in meeting educational need in the Borough;

• whether there would be any implications in terms of the use of the site as two form entry Primary School in conjunction with Dunraven School and the Sixth Form provision;

• whether the external alterations would impact on the character and appearance of the application site and surrounding area;

• the sustainability of the development;

• the impact of the development upon the amenity of neighbouring residential properties, having particular regard to the scale and location of development presented and activities associated with the school;

• the impact on the protected trees within the application site.

• the implications of the development for the function of the surrounding road network, conditions of on-street parking, highway safety and public transport capacity; and

• whether the development would include suitable measures to minimise opportunities for crime.

2 Site Description

2.1 The application relates to the northern end of Dunraven School, situated on the corner of Mount Nod Road and Leigham Court Road (the North Site). Along with the South Site (which is sited on the southern side of Leigham Court Road) Dunraven School provides a secondary and Sixth Form provision. The main secondary provision is sited on the South Site with the Sixth Form provision on the northern site. The school is currently undergoing major redevelopment works as part of the Building School for the Future program, in accordance with planning permission granted in 2010 (see planning history at para 3.2 below).

2.2 The North Site, which is the subject of this application, as part of the planning permission granted in 2010, was proposed to host the Sixth Form building, a shared hall and gym, a Multi-Use Games Area (MUGA) and a nursery (The Sophie Centre). All the rest of the buildings on the site were planned for demolition. The site currently hosts a four storey building fronting onto Mount Nod Road, a single storey temporary building and a single storey gym/hall building fronting Leigham Court Road.

2.3 The site is located within a mainly residential area with properties on Mount Nod Road to the north and west of the site, properties on Rosedene Avenue to the

east of the site and properties on Leigham Court Road to the east and south of the site. The Public Transport Accessibility Level (PTAL) of the site is 5 which indicates a ‘very good’ access to public transport.

2.4 The site includes a number of mature trees along the boundaries of the application site. Eighteen trees within the site are covered by a Tree Protection Order.

2.5 There are two vehicle access points off Mount Nod Road and there are pedestrian accesses to the site from Leigham Court Road and Mount Nod Road.

2.6 The site has no specific designation within the Core Strategy Proposal Map, however the site lies opposite part of the Leigham Court Road Conservation Area.

3 Planning History

3.1 Planning Application (07/01709/FUL) for the Change of use of vacant school keeper's flat (Use Class C3) to offices, storage and classroom accommodation for educational use (Use Class D1) was GRANTED on the 23 rd July 2007.

3.2 Planning Application (10/01335/RG3) As Phase 2 of the London Borough of Lambeth Building Schools for the Future (BSF) programme was granted on the 13 th July 2013 following development proposals:

South Site: demolition of existing selected buildings and their replacement with new three-storey teaching building with partial basement store fronting Leigham Court Road in conjunction with new entrance lobby and access ramp with tree planting scheme; new three-storey teaching building facing towards the centre of the school site with associated hard and soft landscaping improvement works with limited tree felling; refurbishment of remaining buildings including selected window replacements; and new and improved railings and fences to street and general site boundaries with new multi use games area (MUGA) towards the west of the site and remodelled car parking and accesses and bike storage.

North Site: partial demolition of the existing Sixth Form teaching block and its remodelling with a part two-, part four-storey building; the relocation of the Sophie Centre day nursery within a single-storey building from the South Site to the north-eastern extent of the North Site; hard and soft landscaping works with tree planting and access and boundary treatment remodelling; associated car parking spaces and access located to the north of the site; and improvements to pedestrian links between the two sites on Leigham Court Road.

3.3 Planning Application (13/00532/FUL) for the ‘Erection of temporary modular buildings for use as temporary primary school accommodation’ is pending consideration.

4 Proposal

4.1 The planning permission is sought for external alterations including external cladding, new school signage, new windows and doors, installation of a canopy, creation of external staircase and deck to first floor level on the rear elevation and installation of rooflight and PV solar panel at roof level to the four storey building fronting onto Mount Nod Road, along with associated hard and soft landscaping including playground, provision of car parking accessed from Mount Nod Road, Cycle Parking and Refuse and Recycling Storage to facilitate the use of the building as a two form entry primary school.

4.2 The proposed works relate to the four storey block (referred to as block J within the previous permission 10/01335/RG3) within the North Site of Dunraven School, which within Planning Permission ref. 10/01335/RG3 was proposed to be partially used as the Sixth Form block and to be partial demolished. The works to the Sixth Form part of the block have taken place, and the remaining building is being used as classroom space, whilst the main secondary school on the south site is being constructed. The current proposal is to retain this part of the building (a footprint of 566m2 and 2377m GIA) and use it as a two form entry primary school.

4.3 The works would involve external alterations to the built envelope including:

• Installation colour cladding panels around the building • Replacement brick work to match the Sixth Form block • Installation of double glazed metal windows and doors • Installation of aluminium curtain walling within colour coated metal frame to both the front and rear elevations, • Formation of a metal clad entrance canopy with signage • Installation of a paved steel framed deck with steel stairs and perforated metal sheet balustrades • Installation of 14 rooflights and PV solar panels at roof level.

4.4 The works would also include changes to the landscaping from the approved scheme in 2010. The space around the proposed retained building would be remodel to reflect the proposed primary school use of the building. The MUGA as previously proposed would be resited adjacent to the existing hall/canteen. The existing single storey hall/canteen building would remain on site.

4.5 The existing MUGA to the south of the hall/canteen building is to be resurfaced and new line markings applied. In addition soft and hard landscaping is proposed around the rear of the proposed primary school building including block paving, artificial grass, rubber crumb paving, concrete seating, cycle parking, a story telling chair and a covered walkway.

4.5 The following table shows the differences between the approved development for the North Site within planning permission 10/01335/RG3 and the current proposal

Approved Development 10/01335/RG3 Current Proposed Application The majority of block J demolished leaving Retain all of Block J, a footprint of 1115m2 a footprint of 490m2 for the Sixth Form and use part as a two from entry primary block school.

Single storey nursery building within the No nursery proposed (Sophie Centre north east corner of the site. closed down) and land reused as a nature garden

MUGA MUGA retained but resited for shared use across the whole school. Majority of site including area of Further landscaping to land to the rear of demolished Block J to be soft landscaped Block J to provide primary school play and used as MUGA space

One vehicle access off Mount Nod Road Two vehicle accesses off Mount Nod Road retained 10 car parking spaces 6 car parking spaces Hard surfaced play area retained and resurfaced to the south of the site adjacent to Leigham Court Road for shared use across the whole school.

5 Consultations and Responses

5.1 Letters were sent to 167 neighbouring properties within the vicinity of the site, the addresses are as follows:

All addresses at: 48 & 50 Leigham Avenue All addresses at: 107-117 (odds), 54-64 (evens) and 73, 75, 76, 78, 79, 80, 81, 83, 85, 86, 87, 89 Leigham Court Road, All addresses at: 1 & 3 Culverhouse Gardens All addresses at: 1-19 Rosedene Avenue

5.2 A site notice was erected in the vicinity of the site on the 12 th March 2013.

Internal consultation

5.3 Urban Design – No objections to the proposal subject to conditions

5.4 Transport and Highways – No objections subject to conditions

5.5 Crime Prevention Officer – No objections to the proposal subject to compliance with Secure by Design/schools.

5.6 Education – No comments provided

5.7 Environmental Services : Noise and Pollution – No objections

5.12 Councillor Alex Davies has requested the application be determined by the Planning Applications Committee.

External consultation

5.13 The Streatham Society and Streatham Action have been consulted on the application and no responses have been received to date.

5.14 Thames Water has commented on the proposal and raised no objections.

5.15 Transport for London has been consulted on the application and have not raised any objections to the proposal.

5.17 One objection letter from a neighbouring property has been received. The details of the objections are outlined below:

No. of Letters No. of Objections No. in support Comments sent 167 1 0 0

Issue raised by Objector Officer response • Impact on local highway The proposal has been reviewed by the Council’s network and parking Transport officer and this is discussed in details within stresses within the local Section 11. It is considered that given the application site area. is an existing school site and that the building is in situ it could be used for educational purposes without the need for planning permission. The current application relates to external alterations to the building to facilitate it use as a primary school.

Whilst there is no need for planning permission for the use of the site as a school in order to help mitigate against any potential harm to the Local Highway Network the Council’s Transport Planner has requested that a School Travel Plan be secured by way of condition should planning permission be granted. This would have to include measures to promote non car journeys to and from the school for both pupils and staff.

6 Planning Policy Considerations

National Guidance

6.1 Central Government guidance is contained in the National Planning Policy Framework (NPPF), which was published on the 27 th March 2012. This replaced all Planning Policy Statements (PPSs) and Planning Policy Guidance Notes (PPGs) that preceded it and, sets out the Government’s planning policies for England and how these are expected to be applied.

6.2 The NPPF reinforces the Development Plan led system. The NPPF takes precedence where the local plan is ‘absent, silent or relevant policies are out-of- date’. The NPPF must now be taken into account in the preparation of local and neighbourhood plans and, is a material consideration in planning decisions.

6.3 It should be noted that the NPPF requires local planning authorities to apply the presumption in favour of sustainable development when assessing and determining development proposals.

The London Plan 2011

6.4 The London Plan was published in July 2011.

6.5 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. All Borough plan policies are required to be in general conformity with the London Plan policies

6.6 The key policies of the plan considered relevant in this case are:

Policy 3.1 Protection and Enhancement of Social Infrastructure Policy 3.1 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

Local Planning Policies

6.7 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. The development plan in Lambeth is the London Plan (adopted 22 nd July 2011), the Lambeth Core Strategy (adopted 19 January 2011) and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’. Material considerations include the National Planning Policy Framework.

6.8 Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010

Policy 7 Protection of Residential of Amenity

Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 23 Protection and Location of other Employment Uses 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 47 Conservation Areas; and Policy 50 Open Space and Sport Facilities

6.9 Local Development Framework: Core Strategy January 2011

Policy S1 Delivering the Vision and Objectives Policy S2 Housing 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

7 Land Use

7.1 The application seeks permission for external works to an existing building with an education use class to facilitate its use as a two form entry primary school. The application site is the North Site within the wider Dunraven School. The lawful land use of the application site is education within in the D1 Use Class.

7.2 The NPPF states ‘ 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 development that will widen choice in education.’ Paragraph 72.

7.3 London Plan Policy 3.18 relates specifically to education 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 proposals for new schools should be given positive consideration and should only be refused where there are demonstrable local impacts.

7.4 The spatial vision within the Local Development Framework Core Strategy (2011) sets out that by 2025 it is envisaged that 5460 additional primary school places would have been created. Policy S1 sets out that a strategic objective of the Core Strategy is to deliver essential social infrastructure.

7.5 Saved Policy 26 of the Unitary Development Plan sets out that that development and improvement of facilities for the community is supported and promoted. The policy further states that proposal for new education facilities are supported where the site is appropriate for the intended use.

7.6 The application site forms part of the Dunraven Secondary School located on Leigham Court Road. This site has recently been granted planning permission ref.10/01335/RG3 for its redevelopment and construction works have commenced on site. The application site forms the North Site of the school and works on this site are almost complete. This site hosts the Sixth Form building and a hall/gym building, the planning permission also proposed a nursery (this element of the permission will not be implemented). The planning permission 10/01335/RG3 proposed the demolition of the building which is the subject of this planning application (block J) and the land was proposed to be soft landscaped. The current proposal would retain this building comprising approximately 2377m2 of gross internal floor area and proposes its use as a primary school for 420 pupils.

7.7 Therefore whilst this application seeks permission for external alterations to an existing building, which result in amendments to the approved development granted by planning permission 10/01335/RG3, it does not result in any change to the established use of the application site. The proposal would result in a new two form entry primary school which would provide 420 school places for which there is a in need within the borough. In addition the proposal would provide ‘All Through School’, which provides a Primary and Secondary school and a Sixth Form provision within one site.

7.8 The proposal is considered to reflect the spirit and letter of local, regional and national guidance through the provision of additional and enhanced educational facilities particularly through the provision of additional primary school places for which there is an identified need. The proposals are therefore acceptable in land use terms.

8 Residential Amenity

8.1 Policy S2 of the Core Strategy and saved Policies 7, 26 and 33 of the UDP are relevant with regards to the impact of the development upon residential amenity.

8.2 Policy S2 of the Core Strategy requires high standards of residential amenity. Saved Policy 7 of the UDP sets out that the right of people to the quiet enjoyment of their homes will be respected.

8.3 Saved Policy 26 of the UDP sets out 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 amenities of the area through noise, disturbance, or traffic generation. It is, however, important to note that Policy 26 is also encouraging of the utilisation of school facilities for the benefit of the wider community.

8.4 Saved Policy 33 of the UDP sets out that building scale and design should protect the residential amenity of existing and future residents by having an acceptable standard of privacy; having an acceptable impact on levels of, and impact on daylight and sunlight; not creating unacceptable overlooking; not creating an undue sense of enclosure; and where appropriate, having sufficient outdoor amenity space.

8.5 The proposed development relates to external alterations to an existing four storey building (fronting Leigham Court Road) and landscaping works. The nearest residential properties to the application site are located on Mount Nod Road, opposite the site nos.1-22 Mount Nod Road are located approximately 20m from the boundary of the site. No. 91 Mount Nod Road which is sited on the northern boundary of the application site and properties on Rosedene Avenue are located approximately 15m away from the eastern boundary. The site is rectangular in shape and it includes an area (approx 20m wide x 40m long) to the north of the site which is sited between the rear gardens of Nos. 87- 91 Mount Nod Road and Nos. 11-15b Rosedene Avenue.

Daylight/Sunlight

8.6 The proposed development relates to external alterations to an existing building and landscaping works to external play area. The works proposed are to upgrade an existing four storey building and include landscaping and hard surfacing to the surrounding outdoor space.

8.7 Given the nature and scale of the proposed works it is considered that the proposal would not result in any undue harm to the daylight/sunlight levels received in any neighbouring and surrounding residential properties.

Sense of Enclosure/Overbearing Development

8.8 The proposal does not include the extension or erection of any additional buildings on the application site. The development would not result in the creation of any undue sense of enclosure or give rise to overbearing impacts.

Privacy

8.9 The proposal would not result in any additional window openings within the fabric of the existing building. Whilst the development would result in additional pupils on the school site, it is considered that the proposal would not result in any undue impacts on the privacy levels of neighbouring and surrounding residential properties.

8.10 The external alterations proposed include the installation of rear external stairs to the first floor level along with an access deck. This would be sited within the rear elevation adjacent to the Sixth Form building and along the northeast corner of the building, sited 10m from the side flank elevation of 91 Mount Nod Road. Given that the side elevation of this property does not contain any windows it is considered that the proposal would not result in any undue overlooking, harmful to the living conditions of neighbouring and surrounding

residential properties.

Noise and disturbance

8.11 The application site is an existing school and the proposal would not result in any land use change. The proposal would result in a maximum of 420 additional pupils on the site however it is noted there are currently no restrictions or planning conditions which restrict the number of pupils on the site. It is considered that the site can accommodate the proposed number of pupils without causing undue noise and disturbance to the detriment of neighbouring and surrounding residential properties.

8.15 The Council’s Noise and Pollution team have reviewed the application and considered that the proposal would not result in undue noise disturbance. Should the application be granted permission conditions would be added to ensure that no amplified sounds would be heard outside the school building.

9 Design

9.1 The NPPF states that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

9.2 Policy S9 of the Core Strategy seeks to achieve the highest quality of design in all new buildings, alterations and extensions and development which enhances the existing building environment.

9.3 Saved Policy 33 of the UDP is relevant in as far as it sets out that all development should be of a high quality design and contribute positively to its surrounding area.

9.4 Saved Policy 31 of the UDP adds to this further by stating development should respond to and enhance the architectural character of the area, having regard to its overall urban or suburban characteristics, particularly in conversation areas and other areas of townscape of significant quality.

9.5 The proposed development seeks permission for alterations to an existing building. The building is referred to within the previous planning permission on the site as Block J. The proposal seeks to retain Block J in full as it was proposed to be partly demolished within Planning Permission 10/01335/RG3. This proposal would see the refurbishment and reuse of this part of the building. The works are external to the façade of the building and include:

• Installation colour cladding panels around the building • Brick cladding to match the Sixth Form building • Installation of double glazed metal window windows and doors • Installation of aluminium curtain walling within colour coated metal frame within both the front and rear elevations • Formation of a metal clad entrance canopy with signage

• Installation of a paved steel framed deck with steel stairs and perforated metal sheet balustrades • Installation of 14 rooflights and PV solar panels at roof levels

9.6 The proposed coloured cladding would be sited as horizontal bands between the windows on the front and rear elevations of the building. The applicant has developed the design with a colour consultancy service and proposes cool colours through shades of green and brown to the front elevation and warm colours with shades of purple, pink and oranges to the rear elevation. The colours graduate from the darkest colours adjacent to the Sixth Form block with its purple brick to light colours towards to northern elevation of the building.

9.7 In addition to the colour cladding, brick cladding to match the Sixth Form building is proposed at ground floor level, immediately adjoining the Sixth Form building on the front and rear elevations and, on the northern (side elevation) of the building.

9.8 Curtain walling with colour metal frame is proposed at third floor level on the front elevation and to define the stairwells on the rear elevation. In addition the proposal includes replacement aluminium windows and doors.

9.9 A canopy would be added to the front elevation main elevation along with new school signage. In addition external stair cases and deck access are proposed to the rear and side elevations.

9.10 All of the proposed external works are considered to be acceptable; the use of colour and brick to match the existing building would result in a development which would complement the existing school building and would enhance the character and appearance of the local area.

9.11 The works at roof level would not be visible from ground level and would not result in harm to the visual amenity of the host building and the character and appearance of the surrounding area.

9.12 The application site is located opposite part of the Leigham Court Road (south) Conservation Area. The proposed works are located across the road and would not result in detrimental harm to the setting of and views to and from the conservation area.

Trees, Landscaping and External Spaces

9.13 Saved Policy 39 of the UDP sets out that as much attention should be paid to the design of the areas between buildings as to 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. Trees of high amenity value will be protected.

9.14 Five existing trees which are included within the Tree Preservation Order are proposed to be removed within the site. T68 – Ash, T69 – Norway Maple, T70 –

Lime, T23 Cherry and T24 Cockspur Thorn. The Council’s Arboricultural Officer has been consulted on the application and has not raised any objections given the extensive landscaping proposed. The works would include planting of 25 new trees within the applicant site to compensate for the loss of trees, this would be secured by way of condition should planning permission be granted. In addition conditions to retain and protect all other existing trees on site would be added to any decision. In this regard it is considered that the proposal is acceptable.

9.15 The proposal also includes considerable works to the external play space and outside areas around the existing buildings on site. The MUGA as proposed within Planning Permission (10/01335/RG3) would remain however it would be resited adjacent to the retained shared hall/dinning area. This is considered to be acceptable and would provide a shared facility across the whole school site.

9.16 The primary school play ground would be sited immediately behind the proposed primary school building. Hardsurfacing, grassed areas, seating are proposed along with outdoor teaching spaces. The proposals also include the resurfacing of an existing hard play area, which fronts onto Leigham Court Road again for shared use by the whole school site. Boundary treatment is proposed to provide separation between the Sixth Form site and the primary school, however the MUGA, hard play area and hall/gym block would be shared facilities across the school site. A nature garden is also proposed in the north of the site between the rear gardens of Leigham Court Road and Rosedene Road in place of the nursery building which was previously proposed and is now omitted from the development proposals.

9.17 The proposed works to the trees and the landscaping proposed are considered to be acceptable and would not result in harm to the visual amenity within the application site and surrounding area.

10 Sustainability and Renewable Energy

10.1 Saved policy 35 of the UDP states all development proposals should show, by means of a Sustainability Assessment, how they incorporate sustainable design and construction principles. Both of these policies are supplemented by the Council’s adopted Supplementary Planning Document entitled Sustainable Design and Construction (2008).

10.2 The proposal would refurbish an existing building. In line with Saved Policy 35 of the UDP the submitted Design and Access statement indicates that the proposal would aim to achieve BREEAM certification of very good. A condition to secure compliance is recommended.

11 Transport and Highways

11.1 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 sets out 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.

11.2 The site is located on Leigham Court Road at its junction with Mount Nod Road within the existing site of the Dunraven secondary school which is currently undergoing major redevelopment. The site has a PTAL rating of 5 indicating a Very Good level of access to public transport, with the 417 bus route running along Leigham Court Road and further buses and national rail services accessible just under 600m away on Streatham High Road.

11.3 The applicant has used survey data from existing similar school sites, namely Hitherfield Primary School, Sunnyhill Primary School, Streatham Wells Primary School and Julian’s Primary School, to predict the likely number and mode of trips which could be generated by the proposed primary school. Given the proximity of these sites to the application site and resultant similar catchment areas this is considered to be a very robust methodology.

11.4 The trip generation assessment based on the above sites indicates that approximately 286 pupils are expected to arrive /depart the School by walking between 08:30 – 09:00 and 14:45 – 15:15. It also indicates that 70 trips are expected to be by pupils as a single passenger in a car, 33 by bus, 16 by cycling, 9 as part of a car share and 4 by Park & Stride. It is predicted that 1 pupil would arrive by train and 1 by ‘other ’mode.

11.5 The applicant has confirmed that start / finish times of the proposed primary school and existing secondary schools would be staggered to avoid an overlap. If this is achieved then the impact from siting of the primary and secondary provisions in such close proximity would be reduced.

11.6 Given the survey findings officers do not consider that there would be any significant impact on public transport services in the area. However, 70 vehicles dropping off pupils within a short period of time would have the potential to impact on local traffic conditions. The applicant has undertaken a parking survey to assess the existing spare capacity on surrounding streets and this is discussed in detail below but the main emphasis must be on the school encouraging a shift away from private car use in favour of walking or cycling through a Travel Plan.

11.7 Pedestrian access to the school would be from Mount Nod Road. A secondary pedestrian access is also proposed from Leigham Court Road adjacent to an existing pedestrian crossing.

11.8 The main vehicle access would be from Mount Nod Road. This access is existing but it is likely that alterations would be needed to improve it condition and details of any changes would be secured by way condition before any works commence on site.

11.9 School Keep Clear markings are proposed in front of both pedestrian accesses.

The cost of making Traffic Orders and installation of associated signs and lines would be £4000 and this would be secured through S106 legal agreement.

11.10 The scheme proposes 6 parking spaces including 2 disabled (the previous proposal included 9 car parking space to serve the proposed nursery) to be provided within a newly created car park accessed from Mount Nod Road. The applicant predicts that roughly 15 staff members would be likely to drive and therefore depending on the use of the disabled bays, this would result in up to 11 staff cars needing to park on-street in the surrounding area.

11.11 The applicant undertook an on-street parking survey on the 10 th January 2013 to assess existing parking pressures in the surrounding area. This found that parking levels are generally high throughout the day with little spare capacity on many surrounding streets. For example, Mount Nod Road has a total potential of 65 spaces and for most of the day 60 of these are occupied resulting a parking stress of over 90%. The applicant points to spare capacity on a nearby road called Mountearl Gardens where the survey found that parking levels were at 74% however it should be noted that another primary school (The Livity School) was recently consented on Adare Walk immediately adjoining Mountearl Gardens, which would likely generate staff parking for which no account has been taken. The survey found that of the 16 spaces included within the survey area on Mountearl Gardens, 11 or 12 of these were occupied. Therefore although the occupancy percentage is relatively low the actual number of available spaces is only 4 or 5.

11.12 Overall it is considered that staff parking generated by the proposed school, whilst likely to be physically accommodated, would fill the surrounding streets to very close to full capacity. In this regard it is considered that a School Travel Plan should be secured by way of condition and should include measures to reduce car journeys by members of staff.

11.13 In terms of short term parking issues that could arise from drop-offs and pick- ups at the school, the parking survey confirms that there would not be sufficient spare capacity on Mount Nod Road to accommodate the predicted number of parents driving to the school. This could have several possible impacts with parents parking in streets further away and walking to the school, sometimes known as Park & Stride, but also could lead to vehicles parking in unsuitable locations such as on Keep Clear markings. Mount Nod Road is relatively narrow and with parking on both sides of the road permitted and prevalent only single file traffic is possible. This means that should double parking occur even for a short time general traffic flow would be completely blocked. To prevent this happening the school must directly communicate with parents to minimise any injudicious parking and also actively promote alternative modes of travel to private cars, particularly walking, through their School Travel Plan. Walking Buses are one example of an effective means of increasing walking to and from school but all possible methods should be explored.

11.14 London Plan standards require a minimum of 1 cycle space per 10 staff or pupils. This would equate to a total of 45 spaces and the applicant has proposed a total of 46 spaces within the site. Further details on these should be

provided to ensure that they are suitable.

11.15 In terms of transportation the proposals do not technically result in any material change in the use of the site. It is already in use as a school and will continue to be so. The building is already in place and the external alterations proposed would not on their own result in any impact on the highway. Without any application the applicant would be able to continue to use the building for educational purposes and introduce a new primary school in to the existing structures. However in order to minimise potential impacts from this development a School Travel Plan would be secured by way of condition along with measures which promote non-car travel to and from the application site for pupils and staff.

12 Other Matters

Community Safety/Designing Out Crime

12.1 Saved Policy 32 of the UDP and Policy S9 of the Core Strategy 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. 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 planning application.

12.2 The Council’s Design Our Crime Officer has reviewed the submission and raised no objections. The application submissions set out that the development will be designed and constructed to meet Secure by Design standards. The commitment to achieving the Secured by Design standard would be ensured by way of planning condition. The Design Out Crime Officer has been involved with the development of the scheme and considers that the proposal could achieve compliance with Policy S9 of the Core Strategy and Saved Policy 32 of the UDP.

Section 106/CIL

12.3 Policy S10 of the Core Strategy (January 2011), supplemented by the other policies of the Core Strategy (January 2011) and UDP and the SPD on s106 planning obligations, sets out the circumstances in which the Council will seek planning obligations from a developer to mitigate against the potential impacts of a scheme.

12.4 In order for the development to be considered acceptable and to satisfy local development plan policies with regards to highways and transport matters a School Travel Plan is required, this generates an associated financial contribution for monitoring the plan. It is considered that financial contributions should be secured by way of s.106 to mitigate against its impact:

• Travel Plan Monitoring £1000 • Change to the Traffic Regulations Orders (TMO) £4000

• Monitoring Fee £ 250

12.5 It is advised that the scheme may also be liable for Mayoral Community Intrastate Levy payment towards Crossrail implementation. The final amount will need to be discussed with the Council’s CIL team due to the possibility of community use exemption for the development. This contribution does not form part of the Lambeth development plan policy obligations and, is to be secured and monitored by the Council on behalf of the Mayor.

12.6 In summary it is considered that the above provisions, once secured under s.106 of the Act, would appropriately mitigate against any potentially harmful impacts of the development in accordance with saved Policies 9 and 14 of the UDP, Policies S1 and S10 of the Core Strategy (January 2011), and with the Council’s associated SPD on s106 obligations.

13 Conclusion

13.1 Officers consider the principle of the use of the existing building on the north site of Dunraven School for a two form entry primary school is acceptable in the context of current planning policy. The application submission demonstrates that the development would be acceptable and could achieve an acceptable quality of educational accommodation. The development would achieve at least a ‘Very Good’ level of Sustainable Design and Construction and would be constructed and operated to ‘Secure By Design’ standards. It is considered that the development and the use thereafter would cause no unacceptable impacts upon the amenity of neighbouring residential properties. Neither are objections raised in respect to the impact of the development upon the function of the highway network and conditions of highway and pedestrian safety.

13.2 In the circumstances it is considered that the development, subject to conditions, would comply with policies set out in the Development Plan for the Borough and that on balance there are no other material planning considerations of sufficient weight to dictate that the application should nevertheless be refused.

14 Recommendation

14.1 Grant conditional planning permission subject to the following conditions and completion of a s106 agreement:

Summary of Reasons In deciding to grant outline 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:

Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010

Policy 7 Protection of Residential Amenity Policy 9 Transport impact Policy 14 Parking and Traffic Restraint Policy 23 Protection and Location of other Employment Uses 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 47 Conservation Areas; and Policy 50 Open Space and Sport Facilities

Local Development Framework: Core Strategy January 2011

Conditions 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.

3 The use of the MUGA shall be restricted from Monday to Friday 08:00 - 20:00hrs (excluding bank holidays) and from 10:00hrs - 18:00hrs on Saturdays and at no time on Sundays and Bank Holidays. The hours of operation set out herein shall operate for a period of one year from the commencement of use of the MUGA and thereafter no use of the MUGA shall occur outside of normal school hours unless the written approval of the Local Planning Authority is received for such.

Reason: In the interests of the amenity of neighbouring residential properties and to enable to the Local Planning Authority to review the position at a future

date after a reasonable period of operation in accordance with Saved Policy 7 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S2 of the Local Development Framework Core Strategy (2011).

Land Use

4 No extended ‘Community Use’ of the development site shall occur until such time as a Community Use Management Plan has been 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, unless the written approval is obtained from the Local Planning Authority for any variations.

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).

5 Prior to initial occupation of the approved development, a ‘School/Site Management Plan’ shall be submitted to and approved by the Local Planning Authority. The use shall be carried out in accordance with the approved School Management Plan.

Reason: To protect the amenity of neighbouring properties in accordance with Saved Policies 7 and 26 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S2 of the Local Development Framework Core Strategy (2011

Design

6 No development shall commence until Samples and a schedule of all materials to be used in the elevations of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority 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 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).

7 Details at a minimum scale of 1:100 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).

8 Before the relevant part of the development commences, details of all plant, ventilation and filtration equipment (including details of all external plant and trunking), in so far as it effects the external elevations of the development, shall be submitted to and approved in writing by the Local Planning Authority. 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 protect the amenities of the area in accordance with Policy 33 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).

9 Details of the refuse/recycling store and Cycle parking store (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.

Transport 10 Within 3 months of the first use of the development hereby approved, a Travel Plan (to include a pupil management plan for movements between the two school sites) shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the School Travel Plan shall specifically seek to reduce the impacts of staff parking on surrounding streets and localised congestion caused by pupils being picked up or dropped off by cars in the vicinity of the school. 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).

11 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. • details of the hours of operation for construction and deliveries to the site.

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)).

12 Prior to the first occupation of the development hereby permitted, details of the provision to be made for cycle parking for pupils, staff and visitors at a minimum scale of 1:50 including layouts, siting and elevations 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 prior to first occupation of the development hereby approved and shall thereafter be retained and maintained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport in accordance with Policies 9 and 14 of the London Borough of Lambeth Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Lambeth Core Strategy (2011).

13 No part of development hereby approved shall be occupied until ‘School Keep Clear’ road safety markings outside the new main school entrance on Mount Nod Road have been sited and laid out in accordance with details to be

submitted to and approved in writing by the Local Planning Authority.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with Saved policies 9 and 14 of Unitary Development Plan: Policies as saved beyond the 5th August and Policy S4 of the Local Development Framework Core Strategy (2011).

14 No part of the development shall be occupied until the means of access has been altered in accordance with the approved drawing and constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the access in accordance with Saved policies 9 and 14 of Unitary Development Plan: Policies as saved beyond the 05 August and Policy S4 of the Local Development Framework Core Strategy.

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

Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway in accordance with Saved policies 9 and 14 of Unitary Development Plan: Policies as saved beyond the 05 August and Policy S4 of the Local Development Framework Core Strategy.

Secure by Design

16 The development shall be constructed and thereafter operated so as to achieve ‘Secured by Design Schools 2010’ 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 Management

17 Prior to 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 the commencement of the relevant uses, 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, unless written approval is obtained from the Local Planning Authority for any variations.

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).

Noise

18 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

19 The development hereby approved shall be constructed to achieve a minimum BREEAM rating of ‘Very Good’. A BREEAM post completion report and certificate that confirms BREEAM ‘Very Good’ has been achieved shall be submitted to and approved in writing by the Local Planning Authority within 3 months of the commencement of use of the development, or in accordance with any other timetable as may be agreed with the Local Planning Authority.

Reason: In the interests of securing a more sustainable development in accordance with Policy 35 of the London Borough of Lambeth’s Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S7 of the Local Development Framework Core Strategy (2011), London Plan Policy 5.7 (2011) and the Council’s Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)

Landscaping

20 The landscaping scheme for the site shall be completed in accordance with the details shown on the drawings hereby approved, or in accordance with a scheme as has been amended to accommodate the requirements of other conditions contained within this decision notice. All planting, seeding or turfing comprised in the scheme 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: To ensure a satisfactory and a continuing standard of landscaping of the site in the interests of visual amenity and promoting bio-diversity (Policies 7 and 39 of the London Borough of Lambeth's Unitary Development Plan (2007)).

21 No trees other than those identified to be removed in the Approved Document Arboricultural Implications Assessment (ref: WWA/1252/Doc605) prepared by Wynne-Williams Associates Ltd dated March 2013, shall be felled, pruned, uprooted, damaged or otherwise disturbed without the prior written agreement of the Local Planning Authority.

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)).

22 A Tree Protection Plan and Arboricultural Method Statement in accordance with BS5837:2012 shall be submitted to and approved in writing before any part of the development hereby approved commences. The Tree Protection Plan & Arboricultural Method Statement shall provide details of all tree protection measures as set out in Section 4 of the Approved Document Arboricultural Implication Assessment (ref: WWA/1252/Doc605) prepared by Wynne-Williams Associates dated March 2013.

23 All soft and hard landscape works shall be completed in full accordance with the Approved Plan Dwg No 1252/LL/101 D (Landscape Layout) and Approved Plan Drwg No 1252/LP/303 (Planting Plan) within the first planting season following completion of the development hereby approved, or in accordance with a programme of works agreed with the Local Planning Authority.

Reasons: 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).

24 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: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development (Policy 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)).

25 No part of the building hereby permitted shall be occupied or used until a strategy for the management of deliveries and servicing has been submitted to and approved in writing by the Local Planning Authority. Deliveries and servicing shall thereafter be carried out solely in accordance with the approved details.

Reason: To avoid hazard and obstruction being caused to users of the public highway 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).

Informatives

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 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.

3 You are advised of the necessity to consult the Council’s Highways team prior to the commencement of construction on 020 7926 9000 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.

4 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

5 You are advised to contact Thames Water Utilities regarding mains/supply pipe connections for the development at Network Services Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill, London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details.

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