- 22 - Committee PLANNING COMMITTEE ( A) Item No . 5 Report Title PRENDERGAST SCHOOL, HILLY FIELDS SE4 1LE Ward Ladywell Contributors Jan Mondrzejewski Class PART 1 Date : 8 JULY 20 10

Reg. No . DC/ 10 /74021

Application dated 13 April 20 10

Applicant Savills on behalf of Schools for the Future Local Education Partnership Ltd

Proposal The construction of a two storey temporary building to provide additional classrooms and staff accommodation at Prendergast , Hilly Fields, Adelaide Avenue SE4.

Applicant's Plan No s. PHF -HKR -S-EO -PLAN -00310 REV. 02 , 00311, 00312, 00314, 00315 REV. 02 & PHF -HKR -A- D&A -REP -00320 (Design & Access Statement ) . Background Papers (1) Case File - DE/ 110 /E/TP (2) Adopted Unitary Development Plan (July 2004) (3) The Plan (February 2008) Consolidated with Alterations Since 2004 (3) Conservation Area Character Appraisal

Zoning Adopted UDP - Existing Use , Public Open Space, Brockley Article 4 Direction PTAL 2 Site of Nature Conservation Importance Brockley Conservation Area HB Grade 2

1.0 Property/Site Description

1.1 The application site is located in Hilly Fields Park, which is shown on the UDP Proposals Map as Public Open Space and Site of Nature Conservation Importance. It is als o located within the Brockley Conservation Area. Prendergast School is partly located in premises in the park surrounded by open space and partly in modern accommodation in nearby Adelaide Avenue, just outside the boundary of the Conservation Area. The s chool building in the Park and was designated a listed building in 1992 (Grade II*). Originally built in 1884/5 as the West Kent and extended in 1914 -18 and 1921 as Brockley County . The interior contains murals of the 1930 s which are regarded as 'some of the most important ach ieve ments of 20th Century mural painting' (English Heritage List Description. Prendergast School moved to the site from their original premises in in the 1990s.

1.2 Hilly Fields Park was far mland up until the 1890s when it was purchased by public subs cription for the formation of a public open space. The Metropolitan Borough of - 23 - Deptford (formed in 1899) took over responsibility for the Park and this in turn transferred to the London Borough of Lewisham in 1965 when the Metropolitan Boroughs of Lewisham and Deptford were amalgamated. The open space occupies an elevated area commanding good views of London and contains a large number of mature trees of significant amenity value.

1.3 The nea rest residential properties to the application site are some 100 metres away in Eastern Road.

2.0 Planning History

2.1 In December 2004 planning permission and listed building consent was granted for the demolition of the lavatory block to the front of Prendergast School, Hilly Fields, and the construction of a two storey music school building.

2.2 In February 2007 planning permission and listed building consent was granted for the erection of replacement fencing and gates around approximately three q uarters of the school site. This comprised replac ing existing fences, which were a combination of wire mesh, chain link , wooden boards and concrete posts , with new bow top railings . The height approved was 1.8 metre high around the side of the site and 1.5 metres at the front.

2.3 Listed Building Consent was granted in December 2007 for the installation of replacement European prime oak flooring in the assembly hall of Prendergast School.

2.4 Applications have now been submitted for major rebuilding of the school site in Adelaide Avenue and more limited refurbishment work of the grade II* listed Hilly Fields building . These comprise: -

a) Planning Permission for the demolition of school buildings at Adelaide Avenue Site, but with retention of and alter ations to existing sports hall and construction of a two to four storey building with associated facilities, together with refurbishment works to the Hillyfields building.

b) Listed Building Consent for refurbishment works to the Hillyfields building and demolition of an existing outbuilding thereto.

3.0 Present Application

3.1 The current application is for the construction of a two storey temporary building to provide additional classrooms and staff accommodation for Prendergast School on land adjo ining the existing school site in Hilly Fields Park. The building is required in order to provide temporary accommodation while the School's Adelaide Avenue site is redeveloped. An application has now been submitted for the redevelopment of this site to provide improved facilit ies for the school. There is also more limited refurbishment work required at the Hilly Fields park site and planning and listed building applications have been submitted for these works.

3.2 A two year period has been requested f or the temporary building and the applicants intend to restore the site to it's former condition on removal of the structure. The location has been selected to minimise impact on the activities of the park and to minimise damage to the park. Although two category B trees of the species ‘Fastigiate Carpius’ will have to be removed, the applicant states that e ven if it does not become a planning condition, they will reinstate 2 trees of the same species in this area in accordance with the recommendations co ntained in the Arboricultural Method Statement. - 24 - 3.3 Although the temporary buildings come with toilet accommodation, these are not required and no drainage works are needed. Pupils and staff will use facilities available in the main school building. 3.4 As a response to a num ber of matters raised by responde nts to the applications several changes have been made to the scheme. These are detailed in points 1, 2, 3, 4, 6 and 16 of section 7 of this report.

4.0 Consultations

Neighbours and Local Amenity Societies

4.1 Letters of consultati on were sent to The Brockley Society and 17 properties in Eastern Road, these being the closest properties to the application site , together with notices displayed in the local press, at the site and at all entrances to the park . Ward Councillors were also notified .

Brockley Society

4.2 No Reply .

4.3 Four replies have been received from the occupiers of Nos . 117 Tressillian Road, 41 Chalsey Road, 32 Vicars Hill and Friends of Hilly Fields, objecting to the developmen t for the following reasons: -

(1) The approx. 3m of planting along the school boundary includes a hawthorn which should not be disturbed. (2) Two trees (sycamores) which appear on drawing PHF -HKR -S-E0 -PLAN -00313 Rev 02 on the first floor plan only but not on the ground floor plan could be removed and replaced by a different species, however the small hawthorn (not shown) in this area should be retained. (3) Existing shrubs on the bank to the eastern road, including a large Viburnum, are shown as remove d. (4) The opening for the entrance seems large with a double gate compared to the existing timber bollards and there is an implication of vehicle access to the paving area in front of the building. There is an objection to this being used as access for vehicles because of safety and the additional build -up of the path for the increased weight of the vehicle. (5) The two trees that are proposed to be felled are category B ‘Fastigiate Carpius’ and seem to sit outside the foot print of the proposed tempora ry accommodation. Why are these being removed? (6) It is queried why the bank with the Oak tree and shrub planting is within the tree line. (7) Can we have the dimension of the building and the boundary to determine what area will be lost during the work? (8) What type of foundations will be used for the temporary building and fence posts? (9) What type of boundary fence will be used? (10) What sort of shade will it (the fence and the building) cast on the boundary planting? - 25 - (11) How will the building be b rought to the site? (12) What will happen if the work over runs and the temporary accommodation is required for longer than the two year period requested ? (13) How can we be assured that the lost trees will be reinstated? (14) The building will have a DD A compatible ramp, can we see how the access from the road onto the grass site will be achieved. (15) There seems to be an oak canopy close to the temporary accommodation which may affect the cran age of the modules into position. (16) The plans shows the hard landscaping up to the boundary with two small trees missing from the ground floor of the plan. Will the paving be permeable or where will it drain to. (17) Will construction traffic use the eastern road for access? If so will any damage caused be rec tified? (18) Will the upper site take an additional 120 pupils and will there be an upgrade to the already congested paths in the park that are used by the school? (19) Has consideration been given to siting the building within the school ground and borro wing the park for lost playground? (20) One resident has asked how the toilets with in the temporary accommodation will be connected to the mains (waste and supply) and whether these will need to be buried? (21) Consultation should have embraced all park users rather than just the occupiers of properties in Eastern Avenue. (Letters are available to Members ).

Amenity Society Panel

4.4 No objection subject to conditions requiring removal of the temporary building after 2 years and full reinstatement of the site.

5.0 Policy Context

Planning Policy Statement 5: Planning for the Historic Environment (PPS 5) 20 10 5.1 This recently published guidance sets out the Government's planning policies on the conservation of the historic environment. This replaces Pla nning Policy Guidance 15: Planning and the Historic Environment (PPG15) published on 14 September 1994; and Planning Policy Guidance 16: Archaeology and Planning (PPG16), published on 21 November 1990.

5. 2 The London Plan

Policy 3A.18 Protection and enh ancement of social infrastructure

Policy 3D.12 Open space strategies

Policy 3D.14 Biodiversity and Nature Conservation

Policy 4B.8 Respect Local Context and Communities - 26 -

Policy 4B.11 London's Built Heritage

Policy 4B.12 Heritage Conservation

5.3 Adopt ed Unitary Development Plan

URB 16: New Development, Changes of Use and Alterations to Buildings in Conservation Areas.

URB 18: Preserving Listed Buildings.

URB 3: Urban Design.

URB 12 Landscape and Development

URB 13 Trees

OS 7 Other Open Space

OS 12 Nature Conservation on Designated Sites

LCE 1 Location of New and Improved, Leisure, Community and Education Facilities.

Supplementary Planning Documents

Brockley Conservation Area Character Appraisal and SPD.

5.4 Local Development Framework

On 19 February 2010 Lewisham Council published its proposed submission version of the Core Strategy. This is the principa l Development Plan Document and once adopted, will replace many of the policies in the current UDP. It is a material consideration in t he determination of applications for planning permission, but it will not form part of the Development Plan for the Borough until it is formally adopted. Government advice on the weight to be attached to emerging DPD policies remains that this is determin ed upon the stage of preparation or review, increasing as successive stages are reached. As the emerging draft Core Strategy is currently out for public consultation it will carry little weight in the determination of planning applications because consulta tion is at an early stage in the preparation process.

6.0 Planning Considerations

6.1 In view of the policies which the Council applies to Public Open Space, Listed Buildings and Conservation Areas, it would be hard to envisage any circumstance where th e Council would be prepared to sanction any permanent loss of the park area. If a compelling case could be made for permanent loss of Public Open Space, then the Council would obviously seek a better quality building than the one currently proposed. Howe ver, in this case only a temporary use is sought, with full reinstatement of the site at the end of the temporary two year period. 6.2 Generally, the best use for a listed building, is generally the one for which it was originally built. This is particula rly important where the structure is Grade II* Listed and contains highly regarded interior murals. However, in order to ensure that the building remains viable for educational use, a major rebuilding of the school's Adelaide Avenue site is required. Thi s will provide the additional accommodation and facilities - 27 - which cannot realistically be provided within the constraints which would apply to the listed building. On this basis, officers consider that the use of a small area of parkland adjoining the park school for temporary accommodation, during construction work at the school and the Adelaide Avenue site, is therefore justified. This would of course be subject to planning conditions requiring the full reinstatement of the park at the end of the tempora ry period. 6.3 The Committee is also advised that as part of the planning application for the construction woks at the school, a section 106 contribution towards the improvement of footpaths and cycle routes in the area is being offered. This is in order to mitigate the increased usage of these facilities by pupils, teachers and visitors to the enlarged/refurbished school buildings. It is likely that this particular payment will be used for the most part to upgrade facilities in the park. The likelihood is therefore that the proposed works to the school will produce a net ben efit for the public open space, ensure the continued use of the Grade II* listed building as a school and provide improved educational facilities for children in the local area.

7.0 Consultations

7.1 Most of the Concerns of residents as identified in this report have been addressed in detail by the applicant and are given below: - (1) The approx. 3m of planting along the school boundary includes a hawthorn and should not be disturbed . The applicant’s consultants have reconsidered the paving to the temporary accommodation and reduced its area so that the paving will not encroach on this area of planting. See drawing PHF -HKR -S-E0 -PLAN -00313 Rev P3. (2) Two trees (sycamores) which appear on drawing PHF -HKR -S-E0 -PLAN - 00313 Rev 02 on the first floor plan only but not on the ground floor plan could be removed and replaced by a different species, however the small hawthorn (not shown) in this area should be retained. The small Hawthorn and th e two sycamores will not be removed as part of this work. The discrepancy has corrected on drawing PHF -HKR -S-E0 -PLAN - 00313 Rev P3, however they do not appear on the tree survey as they are too small. (3) Existing shrubs on the bank to the eastern road, in cluding a large Viburnum, are shown as removed. The shrubs on the banks of the eastern roads will not be removed by the works. The fence line has been amended as not to disturb this area. See response 6. (4) The opening for the entrance seems large with a double gate compared to the existing timber bollards and there is an implication of vehicle access to the paving area in front of the building. There is an objection to this being used as access for vehicles because of safety and the additional build -up of the path for the increased weight of the vehicle. The applicant’s designers do not envisage that there is a requirement for emergency vehicles, such as a fire engine, to access this paved area. This will be reviewed with the local Authority in due cour se. It is not intended that other vehicles should access this area therefore the entrance has therefore been made smaller to allow pedestrian access only . The paved area is reduced in size to limit its impact on the grassed area (this is shown on the updat ed - 28 - drawing PHF -HKR -S-E0 -PLAN -00313 Rev P3.). The build up of the path will be the minimum possible, which is envisaged as a bitumen surface with a 100mm thick aggregate (small stones) subject to the applicant’s engineer’s specification. (5) The two trees that are proposed to be felled are category B ‘Fastigiate Carpius’ and seem to sit outside the foot print of the proposed temporary accommodation. Why are these being removed? These trees are located on the site of t he temporary accommodation and need to b e removed. The tree protection plan drawing shows a line inside the line of these trees which is not the line of the temporary accommodation. For clarity the trees to be removed have been denoted on drawing PHF -HKR -S- E0 -PLAN -00313 Rev P3. These are the onl y trees that are to be removed. (6) It is queried why the bank with the Oak tree and shrub planting is within the tree line. This has been reviewed by the applicant’s designers and the fence line moved. See drawing PHF -HKR -S-E0 -PLAN -00313 Rev P3. (7) Can w e have the dimension of the building and the boundary to determine what area will be lost during the work? The temporary building dimensions are approx. 10m wide by 18.8m long. The revised area that will be taken by the site will be approx. 450m². The draw ing PHF -HKR -S-E0 -PLAN -00313 Rev P3 is to scale and has a scale bar at the bottom for reference. (8) What type of foundations will be used for the temporary building and fence posts? The foundations to the temporary building will be as small as is possible and are currently envisage being 10 small concrete pads approx 2ft X 2 ft X 1 ft deep each. These are pad foundation and the build -up of the path will be removed once the temporary accommodation is removed. The topsoil will be reinstated and re -seeded for grass. The fence posts will be set in a small amount of mass concrete for stability. These will also be removed and the grass made good when the site is reinstated to its former use. (9) What type of boundary fence will be used? It is proposed to use an a pprox. 1.8m high ‘Heras’ fence to secure the site. (10) What sort of shade will it (the fence and the building) cast on the boundary planting? The weld mesh fence will not affect the penetration of daylight to ground level to any significant extent and t he solidity or non free area in this type of fencing is very low (typically less than 12%). Although there has been no specific daylight or shadow study undertaken for this area the general rule of thumb that the angle from the point of concern, in this ca se ground level at the boundary where the low level shrub planting is prevalent, to the top level of the temporary accommodation should be less than 45 degrees, which is comfortably met in this situation for both the northern and eastern areas of concern. It is therefore expected that the surrounding shrubs and planting will not be affected by the development at all when taken in terms of reduced light levels thorough the full daily and seasonal cycle. - 29 - (11) How will the building be brought to the site? The building will be brought to the site on a flatbed articulated lorry. A separate mobile crane will accompany the lorry and crane the module over the trees from the eastern road to the position on site. This method of installation will cause the least disru ption to the planted areas. (12) What will happen if the work over runs and the temporary accommodation is required for longer than the two years maximum? The removal of the accommodation will likely be subject to a planning condition. If the accommodation is required for whatever reason beyond this date a new and separate planning application would need to be made at that point. (13) How can we be assured that the lost trees will be reinstated? This will be a condition of the planning approval, and is th erefore something the applicant must do it. Even if this was not a condition of the planning permission the applicants promise to reinstate 2 of the same species of trees to this area to the recommendations contained with the Arboricultural Method Stateme nt. (14) The building will have a DDA compatible ramp, can we see how the access from the road onto the grass site will be achieved. The access to these temporary classroom will be discussed with the building control officer and it may become apparent tha t due to the site constraints and th rough management by the school the requirement for an access ramp may be removed. This will be reviewed in due course. (15) There seems to be an oak canopy close to the temporary accommodation which may affect the cranag e of the modules into position. The applicants are confident that the crane will clear the tree with no issue. (16) The plans shows the hard landscaping up to the boundary with two small trees missing from the ground floor of the plan. Will the paving be permeable or where will it drain to. The applicant’s have revised the extent of the paving to make it much less obtrusive. See drawing PHF -HKR -S-E0 -PLAN -00313 Rev P3. The drawing errors with the trees have been corrected. The small area of paving/bitumen will have a slight cross fall so that it drains to the grass and will soak away. (17) Will construction traffic use the eastern road for access? If so will any damage caused be rectified? The applicant’s will undertake a condition survey prior to the work commencing. Any damage done by the construction work will be made good after the construction on the site has been completed. (18) Will the upper site take an additional 120 pupils and will there be an upgrade to the already congested paths in the park t hat are used by the school? The 120 additional pupils are those pupils that use the language classrooms that are currently on the Adelaide Ave Site. As these are now provided as temporary accommodation on the upper site while the Adelaide Avenue site is un dergoing construction work these pupils will now attended their language - 30 - classes here instead. There is no brief to do any work to the footpaths in the park as part of this particular application . (19) Has consideration been given to siting the building wi thin the school ground and borrowing the park for lost playground? Yes it was considered to use the school site for this temporary accommodation, but it would have involved the removal of more trees and a temporary haul road built through the park. This w as considered to be both too intrusive and expensive. 20) One resident has asked how the toilets with in the temporary accommodation will be connected to the mains (waste and supply) and whether these will need to be buried? As the drawing denotes the toil et will not be in use. They will be used as a store room and will therefore not be connected to either the mains sewer of water supply and will therefore not impact the park in anyway.

(21) Consultation should have embraced all park users rather than just the occupiers of properties in Eastern Road .

As the application is classed as a minor application , the Council’ s Statement of Community I nvolvement requires consultation with immediate neighbours. In the case of a major application , consultation with al l neighbours within 50 metres of the site boundary is required. However, these are minimum requirements and in the case of the current application, it was decided to no tify the nearest group of properties in Eastern Road , the closest of which is located approximately 100 metres from the boundary of the application site. The case officer also asked for public notices to be placed close to all entrances to the park.

8.0 Conclusion

8.1 In terms of overall impact, the proposed works to the school will produ ce a net ben efit for the public open space, ensure the continued use of the Grade II* listed building as a school and provide improved educational facilities for children in the local area. A planning condition will require the removal of the temporary bu ilding on expiration of the use and the full rein statement of the site, including any trees removed.

9.0 Summary of Reasons for Grant of Planning Permission

9.1 On balance, it is considered that the proposal satisfies the Council’s Land Use and environme ntal criteria, and is in accordance with Policies URB 16 New Development, Changes of Use and Alterations to Buildings in Conservation Areas, URB 18 Preserving Listed Buildings, URB 3 Urban Design , URB 12 Landscape and Development , URB 13 Trees and LCE 1 Lo cation of New and Improved, Leisure, Community and Education Facilities in the adopted Unitary Development Plan (July 2004).

And

It is considered that the proposal is appropriate in terms of its form and design and would not result in material harm to th e appearance or character of the surrounding area, or the amenities of neighbouring occupiers. The proposal is thereby in accordance with Policies URB 16 New Development, Changes of Use and Alterations to Buildings in Conservation Areas, URB 18 Preserving Listed Buildings, URB 3 Urban - 31 - Design URB 12 Landscape and Development, URB 13 Trees and LCE 1 Location of New and Improved, Leisure, Community and Education Facilities in the adopted Unitary Development Plan (July 2004).

10.0 RECOMMENDATION : GRANT PERMI SSION subject to the following condition s:-

(1) The building hereby permitted shall be removed, the use discontinued and the land restored to its former condition on or before 31st July 2012 in accordance with a scheme of work to be submitted to and appro ved in writing by the local planning authority.

(2) All planting, seeding or turfing comprised in the approved scheme of work for reinstat ement of the site shall be carried out in the first planting and seeding seasons following the removal of the buildin g and any trees or plants which within a period of 5 years from the 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 lo cal planning authority has given written consent to any variation.

Reason s

(1) The proposed use and building is acceptable in this location only as a temporary expedient pending the completion of building works at the Hilly Fields and Adelaide Avenue sit es of Prendergast School.

(2) To protect the visual amenity of the neighbouring occupiers and to comply with the duty imposed on the local planning authority by Section 197 of the Town and Country Planning Act 1990 and to comply with Policies URB 3 Urban Design, URB 12 Landscape and Development and URB 13 Trees in the adopted Unitary Development Plan (July 2004).

Informative

Construction Sites Code of Practice or any other such codes applicable at the time of construction.