PLANNING COMMITTEE Date : 26Th March 2013

LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE Date : 26th March 2013

Report of Contact Officer: Ward: Enfield Assistant Director, Planning, Andy Higham Tel: 020 8379 3848 Highway Highways & Transportation Mr S. Newton Tel: 020 8379 3851

Application Number : P13-00017PLA Category: Minor

LOCATION: COLLEGE FARM, 515 HERTFORD ROAD, ENFIELD, EN3 5XE

PROPOSAL: Demolition of existing buildings, and erection of a single storey building with green roof, ventilation and solar panels to roof for use as day care/community centre (D1), to include public conveniences and outdoor seating, and vehicle and pedestrian access and parking area to north, associated landscaping and fencing to boundary

Applicant Name & Address: Agent Name & Address: Marc Gadsby Mark Skehill Health, Housing & Adult Social Care BHP Architects London Borough of Enfield Nicholas House PO Box 51 Riverfront Civic Centre Enfield Silver Street EN1 3TF EN1 3XQ

RECOMMENDATION: That planning permission be GRANTED subject to conditions.

Application No:- P13-00017PLA

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Scale - 1:1250 Time of plot: 07:41 Date of plot: 15/03/2013

1. Site and Surroundings

Application site

1.1 The application site comprises of an existing two-storey early Victorian (1854) building with two modern, single-storey, unsympathetic additions on its southern elevation: the Rangers’ Hut and a public toilet.

1.2 There is approximately 300sqm of floor area within the building, which has been subdivided to form three flats, each with its own independent access. None of the flats are presently occupied.

1.3 The site is fully enclosed, with the aforementioned extensions formed along the southern boundary. The site is divided into two garden areas.

1.4 To the west, fronting Hertford Road is the Albany Leisure Centre. To the north is the car park serving the Leisure Centre, separated from the site by a footway / park service road that leads from Hertford Road into Albany Park to the east. To the south is a children’s play ground and beyond this some multi- storey residential buildings.

1.5 The Leisure Centre car park provides 63 vehicle spaces, inclusive of 5 disability bays.

1.6 The site is in land designated as Metropolitan Open Land (MOL) and the existing two-storey building is not listed.

2. Proposal

2.1 Permission is sought for the demolition of existing buildings, and erection of a single storey building with green roof, ventilation and solar panels to roof for use as day care/community centre (D1), to include public conveniences and outdoor seating, and vehicle and pedestrian access and parking area to north, associated landscaping and fencing to boundary.

2.2 The proposed building will have a footprint of approximately 439sqm, inclusive of the re-provided public toilets (approximately 35sqm) and provide 408sqm of internal floor area.

2.3 The table below compares the existing and proposed building in terms of floor space, volume and height. The development proposals will result in an increase of 66m2 GIA floor space but the building would be between 3.5 and 5m lower than the existing building.

Table 1 – Schedule of Floor Space, Volume and Building Height Gross External Gross Internal Volume of Area (m 2) Area (m 2) Building (m3) Height (m) Existing 271 380 1,700 8.5 (to pitch) Varying 3.9 and Proposed 439 408 2,186 5.7

2.4 The new facility would comprise a communal hall area for activities, kitchen space, supporting offices and three multi-function rooms. The building would be used as an adult day care centre during the day and a community resource that can be used in the evenings and weekends by local residents. There would also be a secure garden area with direct access from the communal hall for service users to safely use. The service would include a number of activities which include Keep Fit, Dance, Drama, Bingo, Re-cycled Art, Music Appreciation, Singing, Craft, Pottery and Sewing.

2.5 As part of the demolition works, the existing public conveniences would be removed but they would be re-provided. During construction works temporary public conveniences will be made available. There would also be a terrace area to the south of the new building with a hatch from the kitchen which would allow it to operate as a small café and outdoor seating. The vision for the café is as a social enterprise for the service users of the day care centre. It is envisaged that there would also be opportunities for local groups to assist.

2.6 The scheme would provide one mini-bus parking bay for day and overnight parking, immediately adjacent to the day care centre. There would be a minimum of two cycle spaces. Service users/staff would also be able to use the public transport (including bus services, and train services from Turkey Road railway station). In terms of car parking, the existing car park owned by Enfield Council and associated with Albany Leisure Centre car park, will be used by both service users and staff.

2.7 The design of the proposed building has taken cues from the site’s context, including its relationship with the wider Metropolitan Open Land (MOL), and the requirement to deliver a functional day care centre whilst also exceeding sustainability requirements (BREEAM ‘Excellent’). As such, the building has been designed to have a low profile, with glazed elements and other materials (i.e. stone-walling) to break up the mass of the building and to add interest and articulation. There will be photovoltaic panels and a micro CHP unit.

2.8 Operational hours, together with number of arrivals / departures are set out in the table below:

Day Timetable Event Time Period Arrivals Departures Monday – Friday Daily session starts 08:30 – 10:15 40 0 Monday – Friday Daily session ends 15:00 – 16:30 0 40 Tuesday Evening Club starts 16:00 – 16:30 7 0 Tuesday Evening Club ends 19:00 – 19:30 0 7 Thursday Evening Club starts 16:00 – 16:30 7 0 Thursday Evening Club ends 19:00 – 19:30 0 7 Saturday Breakaway Club starts 09:30 – 10:30 8 0 Saturday Breakaway Club ends 15:00 – 16:00 0 8 Friday Disco drop-off time 18:30 40 0 Friday Disco collection time 21:30 0 40

3. Relevant Planning Decisions

3.1 Planning permission was granted in 1969 (ref: LBE/68/0065) for the erection of public conveniences.

4. Consultations

4.1 Statutory and non-statutory consultees

Biodiversity Officer

4.1.1 The following has been advised the ecological survey has been undertaken to an appropriate standard and concludes that it is unlikely that there would be any ecological constraints to the development.

LBE Parks and Open Spaces

4.1.2 It has been advised that there are no objections to the application, however the re-provided toilets will need to be of an appropriate specification. Consideration should be given to obscured glazing to elevations facing the children’s play area.

Environmental Health

4.1.3 It has been advised that there are no objections, although the applicant should be aware that noise complaints regarding the site have been received in the past and that noise from community events must be controlled so as not to cause noise nuisance to neighbouring properties.

Traffic & Transportation

4.1.4 No objections are raised

4.2 Public

4.2.1 Consultation letters have been sent to 99 neighbouring and nearby properties in addition to statutory publicity. The following comments have been received:

Enfield Society

4.2.2 It has been advised that the Society objects for the following reasons:  The Building Survey does not show any serious defects that could not be put right.  More of the defects arise from the extensions which would be demolished.  The historical context and the location of College farm needs to be a prime factor when looking to replace the 1854 farmhouse.  Prior to the opening of the railway, development historically concentrated along the Hertford Road, part of the historic thoroughfare out of north London, though long sections show scant evidence of this. Poorly designed and haphazard developments present a depressing picture.  The Area Action Plan addresses the issue in a positive and progressive manner.  College farm fits the description of Objective 2 (Creating Sustainable Neighbourhoods), which refers to the need to protect and enhance the historic environment, including non-designated buildings and sites of heritage value.  Members of the Society have visited the site and studied the accompanying documentation. It is considered that an accurate picture of the condition of the building has not been presented.  Obviously the farmyard no longer exists but externally the building appears sound, with chimneys, roof, and eaves retaining their external features.  It may be that the shuttered windows may need renewal but replacement in like for like would not be unusual in a building of this age.  Our understanding is that the interior reordering could easily be reversed.  White render is not an appropriate finish.  The rear extensions could easily be removed.  Claverings may not be an ideal location for the day care/community centre, but we think that a better site for the replacement, a decent enough, if uninspiring modern building, could be found, which does not involve removing one of the few remaining links with the past here.  The Planning and Heritage Statement refers to the National Planning Policy Framework. In Section 7, Para.55 this requires development to respond to local character and history and in Para. 57 that it should add to the overall quality of an area. On both these counts we consider the application falls short.  If it is not thought practicable to convert College Farm, then we urge Enfield Council to find a good use for the house and a better site for the community facility. We cannot afford to lose Eastern Enfield's only farmhouse.

4.2.3 Any further comments received will be reported at Committee.

5. Relevant Policy

5.1 Local Plan – Core Strategy

CP7: Health and social care facilities and the wider determinants of health CP8: Education CP9: Supporting community cohesion CP11: Recreation, leisure, culture and arts CP20: Sustainable energy use and energy infrastructure CP21: Delivering sustainable water supply, drainage and sewerage infrastructure CP22: Delivering sustainable waste management CP24: The road network CP25: Pedestrians and cyclists CP26: Public transport CP30: Maintaining and improving the quality of the built and open environment CP31: Built and landscape heritage CP32: Pollution CP34: Parks, playing fields and other open spaces CP36: Biodiversity CP40: North east Enfield CP46: Infrastructure contributions

5.2 Saved UDP Policies

(II)CS1 Land requirements for facilities and services (II)CS2 Community services and the effective use of land (II)CS3 Facilities provided in the optimum location (II)GD3 Aesthetics and functional design (II)GD6 Traffic generation (II)GD8 Site access and servicing (II)H2 Resist changes of uses from residential (II)T1 To ensure development takes place in locations which have appropriate access to transport networks (II)T16 Adequate access for pedestrians and people with disabilities (II)T19 Needs and safety of cyclist

5.3 The London Plan

Policy 3.2 Improving health and addressing health inequalities Policy 3.16 Social infrastructure Policy 3.17 Health and social care facilities Policy 3.18 Education facilities Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions Policy 5.3 Sustainable design and construction Policy 5.5 Decentralised energy networks Policy 5.6 Decentralised energy in development proposals Policy 5.7 Renewable energy Policy 5.8 Innovative energy technologies Policy 5.9 Overheating and cooling Policy 5.10 Urban greening Policy 5.11 Green roofs and development site environs Policy 5.12 Flood risk management Policy 5.13 Sustainable drainage Policy 5.14 Water quality and wastewater infrastructure Policy 5.16 Waste self-sufficiency Policy 5.18 Construction, excavation and demolition waste Policy 6.3 Assessing the effects of development on transport capacity Policy 6.7 Better streets and surface transport 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 7.14 Improving air quality Policy 7.15 Reducing noise and enhancing soundscapes Policy 7.19 Biodiversity and access to nature

5.4 Other Relevant Policy Considerations

National Planning Policy Framework (NPPF) North East Enfield Area Action Plan (NEEAAP) draft Development Management Document (DMD) PPS5: Planning for the Historic Environment PRACTICE GUIDE

6. Analysis

6.1 Background

6.1.1 It is also considered useful to describe the existing site within the Claverings Estate and the user group.

6.1.2 The existing service currently operates from the ground floor of a 2-storey industrial unit within the Claverings Estate, an industrial estate in Edmonton.

6.1.3 The entrance is right on the back edge of the footpath with an internal wheelchair ramp up into the building. The footpaths in the vicinity are narrow and are not suitable in many cases for a wheelchair.

6.1.4 Access to the site is also poor due to the condition of footpaths leading to the site not suitable for those in wheelchairs, lack of drop-off facilities clear of the highway, and poor public transport accessibility (PTAL rating of 1b).

6.1.5 The user group comprises of approximately 43 vulnerable adults ranging in age from 19 years to 70 years. They are cared for by 14 FTEs (x2 Drivers, x8 Community Support Workers, x1 Admin Officer, x2 Team Leaders, x1 Manager).

6.1.6 The service is operates Monday to Friday 08:00hrs to 19:00hrs and Saturdays 09:00hrs to 16:00hrs. In addition transition clubs are held two evenings a week (3.30 – 7.30pm) and there is one disco night per month (until 9.30pm). The service organises a number of activities which include Keep Fit, Dance, Drama, Bingo, Re-cycled Art, Music Appreciation, Singing, Craft, Pottery, Sewing and other community based independence promoting activities.

6.2 Principle

6.2.1 The provision of a day care centre is supported in principle, however this must be weighed against the location of the site on land designated as Metropolitan Open Land (MOL), the loss of residential accommodation, and the loss of a heritage asset, albeit an undesignated heritage asset. In addition, the development must have regard to all other relevant material considerations such as design, impact on neighbouring occupiers, and highways considerations.

Development on Metropolitan Open Land (MOL)

6.2.2 Policy 34 of the Core Strategy confirms the protected status of MOL. Policy 7.17 of the London Plan advises that the “strongest protection should be given to London’s Green Belt [MOL] and inappropriate development should be refused, except in very special circumstances, giving the same level of protection as in the Green Belt. Essential ancillary facilities for appropriate uses will only be acceptable where they maintain the openness of MOL”. The supporting text to this policy (para.7.56) also confirms that the policy guidance contained within PPG2 (now superseded by the NPPF) applies equally to MOL. The text also advises that appropriate development should be limited to small scale structures to support outdoor open space uses and minimise any adverse impact on the openness of MOL.

6.2.3 The NPPF also advises that inappropriate development is harmful and should only be approved in exceptional circumstances (paras.87 & 88). The proposed development is not one of the listed types of development that can be considered appropriate in Green Belt terms (para.89), therefore very special circumstances should be demonstrated to overcome the inappropriate development because:  It is not for agriculture or forestry;  It is not an appropriate facility for outdoor sort and recreation;  It is not for a proportionate alteration or extension of an existing building;  The replacement building is not in the same use and it is materially larger;  It does not involve the limited infilling of a village or for limited affordable housing for local community needs; and  Whilst it would involve the complete redevelopment of a previously developed site, by virtue of the proposed site coverage, it does have a greater impact on openness.

6.2.4 Of further consideration are the exceptions identified within the NPPF to the general presumption against development on MOL, of which an applicant would only need to satisfy one of those tests. It is considered however, that the proposal does not meet with any of the identified tests because:  The land is not considered surplus to requirements because in the Council’s review of Green Belt and Open Space boundaries currently underway, no change is proposed to the MOL boundary around the site;  There is no re-provision of MOL land; and  The development is not for alternative sports and recreational provision.

6.2.5 The scheme, for a development which increases the built development on MOL and which is for a use that is not identified as being appropriate (when assessed against paragraph 80 of the NPPF) must therefore be considered inappropriate and harmful to the openness of the MOL. However, there are some special circumstances that should be considered, that could potentially outweigh the identified harm above. These are considered below:

Loss of Residential

6.2.6 The building has been subdivided into three units, although records can not confirm when this occurred and the last of the tenants has recently been re- accommodated elsewhere. There is the historic evidence of the use as a farm house and it has also been used as accommodation for the Park Ranger.

6.2.7 There is a presumption against the loss of residential accommodation. The Core Strategy seeks to ensure a range of housing sizes to meet housing need and the re-provision of the three flats or the re-conversion of the building back into a single family dwelling house would comply with adopted policies and therefore contribute to the Council meeting with its housing targets. Evidence to support the Core Strategy confirms that the greatest requirement is in the owner occupied market housing sector is for family sized housing (i.e. 3+ bedrooms). This is equivalent to a need for 1,667 family sized homes of which nearly 40% is for four bedroom homes over a period of two years.

6.2.8 Policy (II)H2 of the UDP seeks to resist the loss of residential units unless certain criteria are met. However, the proposed development would not accord with Policy (II)H2(a) because the unsatisfactory standard of accommodation is a result of the deterioration of the building fabric. However, exceptions can be made in accordance with Policy (II)H2(b) where the proposed use would support the wellbeing of local communities, which the application is considered to demonstrate.

6.2.9 Moreover, given that the building is no longer required for accommodation for the Park Ranger and due to the isolated nature of its location, that is, set away from residential buildings, and surrounded by a public park, a Leisure Centre, and car park, it is considered to be not appropriate to retain it as a separate unit(s) of accommodation. Should the building have been located, for example, adjacent to No.43 Connop Road, with an active frontage and direct relationship to those dwellings on that street, the loss of the building for residential purposes would have been more difficult to justify because of that direct relationship to the surrounding residential properties.

Need for a Care Facility

6.2.10 As advised above, the existing facility is not fit for purpose. Moreover, it is considered inappropriate to site a Day Centre for vulnerable adults within an industrial estate. Some weight can therefore be given to the need to relocate to an environment that is able to offer essentials such as ease of access for both for the cared and the carers, dedicated drop off / pick up facilities clear of the highway, a quieter environment, and set amongst the community.

Locational Need

6.2.11 Whilst there may be demonstrable need for the facility, because of the proposed siting within MOL, it must also be demonstrated that no more suitable alternative sites were available.

6.2.12 A total of 22 sites were considered, with the College Farm site considered to be the most appropriate and the best able to meet the needs of the service going forward. The benefits of the site include, but are not limited to, the following: it provides excellent access to local community facilities and shops; has a quiet access road to the adjoining car park which will offer privacy to service users when entering the building; has good transport links and; offers a secure and secluded garden. The list of sites considered is attached at Appendix 1 of this Report.

Loss of a Heritage Asset

6.2.13 Conservation Areas and listed buildings being statutorily protected from unauthorised development are more readily recognisable as being “heritage assets”. When considering proposals that affect such developments, weight must be given to the significance of the designated heritage asset and great weight should be given to its conservation. Substantial harm to or loss of designated assets need to be exceptional in the case of grade II listed buildings, parks or gardens, and wholly exceptional in the case of, for example, grade I and II* listed buildings, parks and gardens (para.132, NPPF).

6.2.14 Not all developments are considered to meet the tests of inclusion on the statutory register and therefore may appear on a local register or not at all. Applications that affect non-designated heritage assets must also be assessed on the significance of that heritage asset. The NPPF advises that a balance judgement will be required having regard to the scale of any harm or loss and the significance of the non-designated heritage asset (para.133).

6.2.15 The existing building is not statutorily listed. It is however, considered to be an undesignated heritage asset and its significance is due to: it being one of the few buildings in the area that pre-date the urbanisation that occurred in the later nineteenth century;  its historic link to the area in terms of being the farmhouse for one of the former farms in the Borough (owned by Trinity College);  whilst no longer a farm its open setting survives; and  some original historic fabric (the staircase has decorative treads, at least one fireplace survives, skirting, cupboards, window and door architraves, shutter boxes and cornices are all found throughout) survive in good condition.

6.2.16 Due to its status, a Heritage Assessment has been provided by the Applicant.

6.2.17 The above is in contrast to the submitted Heritage Assessment, which considers that there is limited heritage value due to:  The original associated farm buildings and almost all the land that comprised the farm has been lost;  The farmhouse’s tree lined access from Enfield Wash (now Hertford Road) has been built over and access to the property is now gained via the adjacent Albany Leisure Pool car park to the north;  Little of the original layout of the building remaining;  The function of its rooms heavily obscured by modern interventions to subdivide the property;  The loss of historic fabric;  Its principal elevation and entrance have been removed by the construction of a large unattractive extension across the façade;  The external elevations have been completely altered by the addition of pebbledash render throughout  Whilst many of the original openings appear to remain a number of the window frames are non-original; and  Doors have largely been replaced.

6.2.18 The Assessment concludes that “advice as to assessment of heritage value and significance suggests that the potential for a heritage asset to hold evidential, historic, aesthetic, or communal value should be considered. In the case of College Farm and the evidence of its history and current condition as reported above there is no basis for considering that any of these criteria are met. The physical evidence of the function of the original building and its related land and outbuildings has been obliterated; there is no historic link of any demonstrable value; the external appearance of the building has been completely altered by unfortunate extensions and addition of pebble dash render to all the external facades; and a considerable amount of historic fabric has either been lost or severely compromised by inappropriate internal alterations. It is not a building of any rarity or age that would indicate a degree of importance. It holds minimal significance as a heritage asset even within its local context”.

6.2.19 Whilst the Heritage Assessment identifies the alterations to the building and to the surrounding land, its conclusion, that there is minimal significance is erroneous and in itself would not justify the complete loss of the building. Many heritage assets, whether designated or not, have invariably been altered throughout their history. Some alterations are not as sympathetic as they should be, for example the toilet block extensions on the southern elevation of the building and the internal subdivision into three flats. When a development affecting a heritage asset comes forward, the opportunity should be taken to restore the asset or return as much of that asset to its original condition as possible. This therefore allows for modern uses. Moreover, sympathetic alterations could further enhance the value of the asset to enable a beneficial use.

6.2.20 In this instance, the toilet block / ranger hut could easily be removed. Tests could be undertaken on discreet parts of the building to establish the condition of the bricks beneath the render and whether it can all be removed. It would be surprising to find, on a building of the age of College Farm, all the windows to be original. There are several examples of original windows on the building and some of the replacement windows can be considered to be sympathetic replacements. Internally, walls could also be removed and the internal layout reconfigured. This is not unreasonable, as it would be expected of any developer.

6.2.21 A distinction should have been made between the loss of historic fabric and its obscuration by new additions. In the first instance some historic fabric has actually been lost. The amount of surviving fabric, particularly joinery inside the house is consistent and its condition is good. The staircase has decorative treads, at least one fireplace survives, skirting, cupboards, window and door architraves, shutter boxes and cornices are all found throughout and are not mentioned in the heritage report. The conversion of the building to flats was clearly quite 'light touch' and very little destruction of the historic fabric took place. Moreover, the open setting for the building remains, although not in the original use as a farm.

6.2.22 Little weight can be afforded the existing condition of the building as justification for its demolition because the onus is on the owner to maintain heritage assets in good condition. Core Policy 31 confirms that “the Council will implement national and regional policies and work with…land owners…to proactively preserve and enhance all of the Borough’s heritage assets”. This is supported by para.130 of the NPPF. Little weight can also be given to the conclusions of the submitted Heritage Assessment.

6.2.23 Guidance from English Heritage advises that “total loss of the asset or substantial harm may alternatively be justified if all of the following tests are met:  there is no viable use of the heritage asset that can be found in the medium term including through marketing to find alternative owners;  the heritage asset is preventing all reasonable uses of the site;  public support for or ownership of the asset is demonstrably not possible; and  the harm or loss is outweighed by the benefits of bringing the site back into use.

6.2.24 Assessing against the above tests:  Alternative viable uses have not been considered, or demonstrated through marketing evidence. However, as acknowledged above, it is considered to not be appropriate to have the building revert back to its former residential use. In addition, it may also prove difficult to find alternative owners because the site is surrounded by Council- controlled land, with access over Council land.  The heritage asset is not preventing all reasonable uses of the site as no other uses have been considered.  The site remains in Council ownership.  Whilst the proposal does result in the loss of the heritage asset, the whole site will be brought back into a use that would be of some benefit to the wider community.

Community Use

6.2.25 The NPPF advises that in order to deliver the social facilities and services needed by the community, Authorities should plan positively for the provision of shared space and other local services to enhance the sustainability of communities (para.70).

6.2.26 The proposed development, as discussed at Section 6.1 (Loss of Residential), would support a wider community use of the site, in addition to providing catering facilities for users of the park. There is also the potential for the building to be used outside of the hours when in use by New Options.

6.2.27 The site is currently closed to the public as it was used wholly for residential purposes. Whilst there is an element of enclosure for the proposed development, to provide a secure environment for the users, the community groups will be able to gain access outside of the main hours of operation. In addition, the existing design of the building would limit the use of the building by the wider public, primarily due to access problems. A single-storey, purpose-built building with a dual use therefore enhances the usability of the site.

6.2.28 It is therefore considered that some weight should be given to the dual use of the building. A condition is suggested to secure the details of a community access plan.

6.3 Impact on Character of Area

Design

6.3.1 The NPPF (section 7) confirms that the Government attaches great importance to the design of the built environment, with good design being a key aspect of sustainable development. London Plan policies 7.4, 7.5 and 7.6 confirm the requirement for achieving the highest architectural quality, taking into consideration the local context and its contribution to that context. Design should respond to contributing towards “a positive relationship between urban structure and natural landscape features…”

6.3.2 The proposed building is a single-storey structure, which although occupying a much larger footprint than the building to be demolished will not be as visible from distance. Whilst the existing building can be considered a ‘landmark feature’ within the park, easily recognisable due to its height, the proposed building has the potential to also be considered a landmark feature with its contemporary design. The core underlying design principle is that the building should integrate with the landscape. It must also be of an exceptional design to overcome any objections to building on MOL and it must also meet with BREEAM ‘Excellent’.

6.3.3 The hall element will have its roof set higher than the remainder of the building to create some variation in the roof-scape. A glazed wall to the hall will provide a degree of transparency which will break down the massing of the building. It will also provide animated views of the building from the distance. A band of glazing directly below the roof will reduce the visual dominance of the building above which the roof will appear to float. The roof extends beyond the edge of the building at certain locations to add a further sense of drama at key view points.

6.3.4 The relationship between the building and landscape will also vary. The landscaping will be lower towards the entrance to the north so that the entrance is clearly distinguished. To the east a hedgerow will provide privacy to the service users’ outdoor garden adjacent to the hall from the public footpath. To the south, the building will be open to the park adjacent to the café terrace and the re-provided public conveniences. A group of trees standing in the park to the south west corner of the building will provide some shelter to the terrace. In addition, by positioning the building nearer to its western boundary (shared with the Leisure Centre), the new development could potentially be seen within the context of that built development, rather than as an isolated building. This also has the benefit of increasing the openness to the east of the site.

6.3.5 It was originally proposed that the building would be of dry stone walling which would extend beyond the façade of the building to create a “series of inter-connecting garden walls” (para.4.4 D&A Statement). It has subsequently been considered that the dry stone wall is not typical of an urban setting and brick would be used instead. A smooth concrete pre-cast capping will sit on the wall and will also act as a window cill.

6.3.6 The choice and use of materials will be crucial in the overall acceptability of the scheme. There are no concerns in principle with the overall design, appearance and choice of materials. The details of the materials will be the subject to an appropriately worded condition.

Lighting

6.3.7 Given the sensitivities of the site on MOL, a lighting scheme should be designed to avoid light spillage beyond the site whilst obviously providing the necessary level of lighting to provide, especially for external areas, sufficient security. Details will be secured by an appropriately worded condition.

Ancillary Structures

6.3.8 It is proposed that a bin store is provided on the northern side of the building, adjacent to the pedestrian entrance. The details of the design and appearance of the refuse store will be secured by condition as well as ensuring that it complies with adopted size standards.

6.3.9 A requirement for all developments is the provision of safe and secure cycle storage. Whilst it is recognised that the user group would not be cycling to the facility, cycle parking should be provided for staff. These details will also be secured by condition.

6.4 Impact on Neighbouring Properties

Loss of Privacy / Overlooking

6.4.1 The proposed development is a single-storey structure sited approximately 55m from the nearest residential dwelling, which is located on Connop Road to the north. Moreover, the majority of the site, with the exception of some of the south elevation which opens onto the children’s playground and the proposed terrace, is to be enclosed The development would not give rise to any issues over loss of privacy and overlooking to nearby residential occupiers.

6.4.2 With regards to the comments received from Parks, the fenestration facing south towards the children’s playground includes a window for the kitchen, an entrance door, and the doors for the re-provided public toilets. There is no justification to require the applicant to provide obscure glazing to the south elevation.

6.4.3 One of the key concepts of the proposal was to allow for some passive surveillance of the playground. This will be achieved primarily from persons using the café terrace.

Noise

6.4.4 In relation to noise and disturbance, whilst the distancing of the development to neighbouring residential properties it is considered that the building is sited sufficiently distant from the nearest residential properties to not result in any undue noise and disturbance arising from activity within the building.

6.4.5 Environmental Health has advised that noise complaints have been received in the past, in relation to the site. The activity undertaken throughout the day would not have any impact on the existing amenity of neighbouring residential occupiers, particularly as it would be heard against the everyday background noise levels within the park.

6.4.6 Evening activities, such as, the monthly disco, would have the potential to create an unreasonable level of noise disturbance from music generated from within the building. The discos are held on a Friday night and finishes by 21:30 hours. This is not an unreasonable time to finish such an activity and it is only one evening per month. Conditions could be considered to restrict the hours of use of the facility.

6.5 Highways Considerations

Access and servicing

6.5.1 Vehicular access into the site will be via the existing Leisure Centre car park. However, unlike the existing situation whereby a vehicle must drive along the public footway / access path which links Hertford Road to Albany Park, the site vehicular access will be directly opposite the crossing from the Leisure Centre car park. This would therefore improve safety for users of the park. A condition will be required to secure the details of the new access.

6.5.2 The refuse store, as discussed above is to be sited near to the pedestrian entrance for the building. Details of this will be secured by condition. Normal servicing could take place from the Leisure Centre car park.

Traffic generation / Parking provision

6.5.3 There would be a maximum of seven movements (three minibuses and four private cars) during the morning peak and eight movements (one mini-bus and seven private cars) between 15:00 and16:00 on Saturdays for the Breakaway Club, all resulting from service users.

6.5.4 With regards to staff movements, there would be 14 additional two-way car trips each week day (with an additional 16 on the last Friday of every month). As a result there would be a maximum of seven additional car parking spaces required during the week.

6.5.5 Within the vicinity of the site, there is on-street parking on Connop Road to the north, which the Applicant’s Transport Consultants advises is capable of accommodating up to 84 vehicles, although only a maximum of 24 spaces were available at the time of the surveys. There is also a total of 63 parking spaces within the Leisure Centre car park (inclusive of x5 disability bays). To the south of the site, there is further on-street parking

6.5.6 The scheme would provide one mini-bus parking bay for day and overnight parking. There would also be a minimum of two cycle spaces and service users/staff would also be able to use the public transport (including bus services and train service from Turkey Road railway station).

6.5.7 The Transport Assessment assumes there is a modal split of 90% by minibus and 10% by private car. This would result in 36 people attending by minibus Monday-Friday (with an additional 8 for the disco at the end of every month) and 4 arriving by car (with an additional 32 for the disco). On Tuesdays and Thursdays in addition to these trips there would be another 4 arriving by minibus on the Tuesday and 1 by car, and 1 by minibus and 6 by car on Thursdays. The minibus is assumed to carry 6 passengers, so this works out at on average about 7 minibus arrivals and departures per day.

6.5.8 Overall these figures are not considered to have a detrimental impact on highway safety or the free flow of traffic on any of the adjoining roads. There is however very little evidence to support the claim that 90% currently arrive by minibus as there is no numerical survey data relating to this in the Transport Assessment. However given that the nature of the use is for adults with learning disabilities then it can be assumed that the number arriving by minibus will be significant. It is noted that that there will be some arrivals by private car, however these can be accommodated within the adjacent car park which during the weekdays was shown to have a parking accumulation of 56%, leaving over 39 spaces available.

6.6 Sustainable Design & Construction

BREEAM

6.6.1 Due to the development being located on MOL, it would be expected that the scheme achieves a BREEAM rating of “Excellent”. Achieving such a standard could also potentially be used towards helping to justify the impact on the MOL because of the sustainability credentials required.

6.6.2 To achieve an “Excellent” rating, the scheme would have to equal or gain better than 75% of the mandatory elements. To achieve a “Very Good” rating, the scheme would have to equal or gain better than 55% of those same elements. The Council is committed to achieving the highest standards for Sustainable Design and Construction within the Borough.

6.6.3 Consistent with adopted Policy all developments are required to demonstrate that they have achieved the highest possible standards of sustainable design and construction. In this regard the Council seeks to ensure non-domestic developments are accredited against the nationally recognised BREEAM standard for New Construction. As this is a Council led scheme and given the decision to demolish the existing building on site, the applicant has sought to maximise the Sustainable Design and Construction credentials of the scheme over and above those typically expected for minor developments. From supporting information it is clear that the development is capable of achieving a BREEAM 'Excellent' rating while maximising its energy efficiency to the tune of 45% above current standards sought by Part L2A of Building Regulations by adopting a fabric first approach.

6.6.4 The originally submitted scheme proposed a green roof over the whole building. This was welcomed because of the biodiversity enhancements this would have provided, the contribution towards controlling / reducing water runoff, and the visual impact this would have had when seen from the surrounding buildings. It would have represented industry best practice and exemplary levels of sustainability consistent with relevant Policy and the wider strategic objective to deliver exemplar flagship developments.

6.6.5 It is disappointing that it has now been asked that the green roof is no longer part of the development. Instead, the upper roof will be fitted out with a low- lying photovoltaic array to produce energy, which would be supported in any event, and the lower roof will have a felt covering. There are ongoing discussions in relation to the provision of the green roof and alternative measures are being investigated. An update will be provided at the meeting.

Drainage

6.6.6 The submitted Drainage Strategy Report advises that surface water runoff is to be restricted by 50% to comply with the London Plan. The restricted discharge rate is to be 7.3 l/s. To achieve this, it has been advised that an attenuation to serve a 100 year storm plus 30% for climate change is to be provided to comply with above mentioned design standards. The attenuation tank is to provide 31m³ in for of geo-cellular units. The existing surface water drainage is to be surveyed to confirm its location and condition.

6.6.7 The Drainage Strategy Report was also based upon the use of a green roof, which as advised above, is no longer being provided, and the use of permeable paving. The overall drainage strategy would appear to be impacted upon by not providing a green roof, therefore it is considered appropriate to impose a condition to secure the details of a final drainage strategy for the site.

Site Waste Management

6.6.8 Policy 5.16 of the London Plan has stated goals of working towards managing the equivalent of 100% of London’s waste within London by 2031, creating benefits from waste processing and zero biodegradable or recyclable waste to landfill by 2031. This will be achieved in part through exceeding recycling and reuse levels in construction, excavation and demolition (CE&D) waste of 95% by 2020.

6.6.9 In order to achieve the above, London Plan policy 5.18 confirms that through the Local Plan, developers should be required to produce site waste management plans (SWMP) to arrange for the efficient handling of construction, excavation and demolition waste and materials. Core Policy 22 of the Core Strategy states that the Council will encourage on-site reuse and recycling of CE&D waste.

6.6.10 A SWMP has not been submitted and the demolition application only makes reference to developing one prior to development commencing. The details of a SWMP will be secured by condition.

Ecology / Biodiversity

6.6.11 The Phase 1 Habitat Survey advises there is no evidence of bats within the building, although two trees on site, identified as T3 and T15, have the potential to hold bat roosts. The site surveys also appear to confirm that there is no evidence of other protected species within the site.

6.6.12 The Phase 1 Survey also advises that the potential removal of some habitat features may impact upon nesting birds if undertaken any time from March to September. Should clearance works take place during the aforementioned months, further surveys will be required prior to any works commencing to establish the presence, or otherwise, of nesting birds. This would need to also include the toilet blocks because of their open-fronted design. If during demolition or clearance, a nesting bird is discovered, no works can occur within 5m of the nest until the young have fledged. Conditions will be imposed to this effect, should permission be granted.

6.6.13 In relation to ecological enhancements, in line with national guidance and Core Policy 36 of the Core Strategy, all sites should seek to improve biodiversity provision. The Phase 1 Survey suggests that potential improvements could include:  Bat boxes on trees and buildings;  Bird boxes on trees and buildings;  The planting of native species; and  Minimisation of external lighting to avoid disturbance to bats.

6.6.14 All of the above measures for ecological enhancements will be secured by condition.

6.7 Employment and Training

6.7.1 Core Policy 16 of the Core Strategy confirms the commitment of the Council to promote economic prosperity and sustainability in the Borough through a robust strategy to improve the skills of Enfield’s population. One initiative is, through the collaboration with the Boroughs of Haringey, Broxbourne, Epping and Waltham Forest is to promote skills training for local people.

6.7.2 Details of a Local Employment Strategy could be secured by condition. The Strategy will set out how the development will engage with local contractors / subcontractors, the number of trainees to be employed on site and the number of weeks training will be provided. A further consideration is the provision of organised visits from students of Enfield College, which offers courses in construction.

6.8 Equalities Monitoring

6.8.1 In April 2011, the Public Sector Equality Duty, a provision of the 2010 Equalities Act came into force. It requires public bodies to have regard to the need to: eliminate discrimination, harassment, and victimisation; advance equality of opportunity; and foster good relations between different groups. The Duty covers the protected characteristics of: age, disability, gender, gender reassignment, pregnancy and maternity, race, religion or belief and sexual orientation.

6.8.2 To do this, it is necessary for the potential effects of a development on different people to be understood. Where these are not immediately apparent, it may be necessary to carry out some form of assessment or analysis, in order to understand them. It is considered that there has been sufficient regard given to this Duty.

6.9 Community Infrastructure Levy (CIL)

6.9.1 The Mayoral CIL was introduced in London to fund strategically important infrastructure, such as Crossrail, and the levy is to be collected by Local Authorities on behalf of the Mayor. However, not all developments are CIL liable and developments used wholly or mainly for the provision of education as a school or college (as defined by the Education Act), or those developments by charities on their own land for charitable services are exempt.

6.9.2 The Applicant considers that due the development being for an adult day care centre, it is exempt from the levy.

7 Conclusion

7.1 The existing site in the Claverings Estate is not for purpose.

7.2 The Applicant has undertaken a sequential assessment in finding a suitable site and the College Farm is considered to be the most appropriate to meet the needs of the end user.

7.3 The development would allow for a purpose-built facility for a group of vulnerable adults. The Council does have a duty of care to ensure that appropriate facilities are provided.

7.4 It is considered that the design of the new building, together with the “Excellent” BREEAM rating that it must achieve, and the dual role of the building, combined together to amount to the very special circumstances necessary to justify the harm to the openness of the MOL.

7.5 It is unfortunate that the proposal involves the loss of an undesignated heritage asset. However, this must be weighed against whether it can be brought back not only into a viable use but an appropriate use.

7.6 The existing poor condition of the building cannot be used as justification for its demolition. National guidance confirms that the Local Planning Authority must disregard the deteriorated state of the asset. The building is structurally sound, although in need of much repair.

7.7 Having regard to all of the above, it is considered that on balance, planning permission should be granted for the following reasons:

1. It is considered that the identified harm to the openness of the Metropolitan Open Land has been sufficiently outweighed by special circumstances advanced in this report that amount to the very special circumstances necessary to justify the development. In this regard, the proposal would comply with Core Policy 34 of the Core Strategy, Policy 7.17 of the London Plan, and with guidance contained within the National Planning Policy Framework (in particular section 9).

2. The proposed development provides a purpose-built care facility for a vulnerable group of users for which there is a recognised shortage with the Borough. The development will assist the Council and the needs of existing and new communities in accordance with Core Policies 8, 9, 11 & 40 of the Core Strategy, Policies 3.2, 3.16 & 3.17 of the London Plan and with guidance contained within the National Planning Policy Framework (in particular section 8).

3. The proposed development by virtue of measures proposed and conditions imposed, makes appropriate provision for access, for both pedestrians and vehicles, for car and cycle parking, and for servicing. In this respect the development would comply with Policies (II)GD6, (II)GD8 of the Unitary Development Plan and Policies 6.3, 6.9, 6.10, 6.12 & 6.13 of the London Plan.

4. The proposed development, having regard to its size, siting and design and by virtue of conditions imposed has appropriate regard to its surroundings, the character and amenities of the local area and those of adjoining occupiers and in this respect complies with Core Policy 30 of the Core Strategy, Policies (II)GD3 and (II)GD8 of the Unitary Development Plan and Policies 7.1, 7.4 & 7.6 of the London Plan and national guidance contained within the National Planning Policy Framework (in particular section 7).

5. The proposed development, by virtue of the measures proposed and conditions imposed, should achieve an acceptable level of sustainable design and construction having regard to Core Policies 20, 21, 22, & 26 of the Core Strategy, Policies 5.1, 5.2, 5.3, 5.6, 5.7, 5.8 & 5.9 of the London Plan as well as national guidance contained with the National Planning Policy Framework (in particular section 11).

8 Recommendation

8.1 That planning permission be GRANTED subject to the following conditions:

1. C61 Approved Plans - Revised 2. C51A Time Limited Permission 3. C07 Details of materials The development shall not commence until details of the external finishing materials to be used throughout the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

Reason: To ensure a satisfactory appearance to the development.

4. C09 Hard Surfacing The development shall not commence until details of the surfacing materials to be used within the development including footpaths, access roads and parking areas and road markings have been submitted to and approved in writing by the Local Planning Authority. The surfacing shall be carried out in accordance with the approved detail before the development is occupied or use commences. Where in close proximity to the root protection areas of any retained trees or hedge, the works shall be undertaken in accordance with the measures to be identified in accordance with the details to be provided by Condition 22 (Tree Protection) of this permission.

Reason: To ensure that the development does not prejudice highway safety, to secure a satisfactory appearance and to ensure that the method of construction of hard surfaced areas does not adversely affect the health of retained trees and hedges.

5. C10 Detail of Levels 6. C11 Details of Enclosure Notwithstanding any submitted plans, within three months of the date of the Decision Notice, details of the means of enclosure shall be submitted to the Local Planning Authority for approval in writing. The means of enclosure shall be erected in accordance with the approved details prior to first occupation.

Reason: In the interest of visual amenity and vehicular and pedestrian safety.

7. C41 Details of External Lighting The development shall not commence until details of measures to prevent external lighting affecting light sensitive receptors in the vicinity of the development have been submitted to and approved in writing by the Local Planning Authority. The measures shall be provided before the development is occupied.

Reason: To ensure that the development does not prejudice the amenities of adjoining occupiers.

8. NSC1 Children’s Play Ground No development shall commence until a scheme to ensure the continuity of the exiting use on the children’s playground immediately to the south of College Farm during construction works is submitted to and approved in writing by the Local Planning Authority. The scheme shall ensure that the playground facilities remain in use throughout the construction process. The approved scheme shall be implemented with in full throughout the carrying out of the development.

Reason: To protect the playground from damage, loss or availability of use and to accord with adopted policy.

9. NSC2 Details of Temporary Toilet Facilities Prior to the closure to the public of the existing toilet facilities that are to be demolished as part of the redevelopment approved, details of the design and siting of the temporary public toilet facilities shall be provided to the Local Planning Authority for approval in writing. The temporary toilet facilities shall be provided in accordance with the approved detail.

The temporary toilet facilities shall remain in situ for no more than 1 week beyond the date from which the permanent toilet facilities are made available to the general public and they shall be permanently removed from the site and the land reinstated to the satisfaction of the Local Planning Authority.

Reason: To ensure the appropriate siting and provision of adequate facilities for the general public until the re-provided permanent facilities are made available, and to ensure that the land upon which they will be sited is returned to an acceptable condition.

10. C16 Private Vehicles Only – Parking Areas 11. C12 Parking / Turning Facilities The development shall not commence until details of parking and turning facilities to be provided in accordance with the standards adopted by the Local Planning Authority have been submitted to and approved in writing by the Local Planning Authority. The facilities shall be constructed in accordance with the approved details before the development is occupied and shall be maintained for this purpose.

Reason: To ensure that the development complies with adopted Policy and does not prejudice conditions of safety or traffic flow on adjoining highways.

12. C14 Details of Access and Junction The development shall not commence until details of the construction of any access roads and junctions and any other highway alterations (including pedestrian access points) associated with the development have been submitted to and approved in writing by the Local Planning Authority. These works shall be carried out in accordance with the approved details before development is occupied or the use commences.

Reason: To ensure that the development complies with adopted Policy and does not prejudice conditions of safety or traffic flow, inclusive of pedestrian traffic, on adjoining highways.

13. C59 Cycle Parking Notwithstanding any approved plan, within three months of the date of this Decision Notice, details for cycle parking for staff shall be submitted to the Local Planning Authority, for approval in writing.

The cycle parking spaces shall be provided in accordance with the approved details prior to first occupation of the building and permanently retained for cycle parking thereafter.

Reason: To ensure the provision of cycle parking spaces in line with adopted standards.

14. NSC3 Rainwater Harvesting Prior to construction of the building hereby approved details of a rainwater recycling system shall be submitted to the Local Planning Authority for approval in writing. The details submitted shall also demonstrate the maximum level of recycled water that can feasibly be provided to the development.

The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter.

Reason: To promote water conservation and efficiency measures in all new developments and where possible in the retrofitting of existing stock in accordance with adopted Policy.

15. NSC4 SUDS The development shall not commence until details of surface drainage works have been submitted and approved in writing by the Local Planning Authority. The details shall be based on an assessment of the potential for disposing of surface water by means of a sustainable drain age system in accordance with the principles as set out in the Technical Guidance to the National Planning Policy Framework. The drainage system shall be installed/operational prior to the first occupation and a continuing management and maintenance plan put in place to ensure its continued function over the lifetime of the development.

The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter.

Reason: To ensure the sustainable management of water, minimise flood risk and to minimise discharge of surface water outside of the curtilage of the property in accordance with adopted policy.

16. NSC5 Energy Efficiency The development shall be implemented in accordance with the accompanying ‘Energy Statement’ and shall provide for an improvement over a Part L2A 2010 baseline of no less than 45% total CO2 emissions arising from the operation of a development and its services.

Following practical completion of works a final Energy Performance Certificate shall be submitted to an approved in writing by the Local Planning Authority. Where applicable, a Display Energy Certificate shall be submitted within 18 months following first occupation.

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that CO2 emission reduction targets by renewable energy are met in accordance with adopted policy.

17. NSC6 BREEAM Evidence confirming that the development achieves a BREEAM New Construction rating of no less than ‘Excellent’ shall be submitted to and approved in writing by the Local planning Authority. The evidence required shall be provided in the following formats and at the following times:

(a) a design stage assessment, conducted by an accredited Assessor and supported by relevant BRE interim certificate, shall be submitted at pre-construction stage prior to the commencement of superstructure works on site; and, (b) a post construction assessment, conducted by an accredited Assessor and supported by relevant BRE accreditation certificate, shall be submitted following the practical completion of the development and prior to the first occupation.

The development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior approval of the Local Planning Authority.

Reason: In the interests of addressing climate change and to secure sustainable development in accordance with the strategic objectives of the Council and adopted policy.

18. NSC7 Construction Site Waste Management Plan Development shall not commence until a Construction Site Waste Management Plan has been submitted to the Local Planning Authority and approved in writing. The plan should include as a minimum:

(a) Target benchmarks for resource efficiency set in accordance with best practice; (b) Procedures and commitments to minimise non-hazardous construction waste at design stage. Specify waste minimisation actions relating to at least 3 waste groups and support them by appropriate monitoring of waste; (c) Procedures for minimising hazardous waste; (d) Monitoring, measuring and reporting of hazardous and non- hazardous site waste production according to the defined waste groups (according to the waste streams generated by the scope of the works); and (e) Procedures and commitments to sort and divert waste from landfill in accordance with the waste hierarchy (reduce; reuse; recycle; recover) according to the defined waste groups

In addition no less than 85% by weight or by volume of non-hazardous construction, excavation and demolition waste generated by the development has been diverted from landfill.

Reason: To maximise the amount of waste diverted from landfill consistent with the waste hierarchy and strategic targets of the London Plan and the draft North London Waste Plan.

19. NSC8 Construction Management Plan Development shall not commence until a construction methodology has been submitted to and approved in writing by the Local Planning Authority. The construction methodology shall contain:

(a) a photographic condition survey of the roads, footways and verges leading to the site; (b) details of construction access and associated traffic management to the site; (c) arrangements for the loading, unloading and turning of delivery, construction and service vehicles clear of the highway or any public footway; (d) arrangements for the parking of contractors vehicles; (e) arrangements for wheel cleaning; (f) arrangements for the storage of materials; (g) details of the securing of the site throughout the construction programme; (h) hours of work; (i) A Construction Management Plan written in accordance with the ‘London Best Practice Guidance: The control of dust and emission from construction and demolition’; (j) size and siting of any ancillary buildings.

The development shall be carried out in accordance with the approved construction methodology unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the implementation of the development does not lead to damage to the existing highway and to minimise disruption to neighbouring properties and the environment

20. NSC9 Renewable Energy Provision The renewable energy technologies (micro CHP and photovoltaics), as detailed within the submitted 'Energy Statement' shall be installed and operational prior to the first occupation of the development. Superstructure works shall not commence until details of the renewable energy technologies shall be submitted and approved in writing by the Local Planning Authority. The details shall include:

(a) The resulting scheme, together with any flue/stack details, machinery/apparatus location, specification and operational details; (b) A management plan and maintenance strategy/schedule for the operation of the technologies; (c) A servicing plan including times, location, frequency, method (and any other details the Local Planning Authority deems necessary); (d) A noise assessment and air-quality assessment regarding the operation of the technology; and . Should, following further assessment, the approved renewable energy option be found to be no-longer suitable, a revised scheme of renewable energy provision, shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on site. The details shall also include a response to sub-points (a) to (d) above. The final agreed scheme shall be installed and operational prior to the first occupation of the development.

The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter.

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority is satisfied that CO2 emission reduction targets by renewable energy are met in accordance with adopted Policy.

21. C17 Details of Landscaping / Ecological Enhancements Notwithstanding any submitted plan, a landscaping plan shall be submitted to the Local planning Authority for approval in writing prior to any works commencing. The Landscaping plan shall include: (a) Planting plans; (b) Written specifications (including cultivation, maintenance and other operations associated with plant and grass establishment); (c) Schedules of plants and trees, to include native and wildlife friendly species and large canopy trees in appropriate locations (noting species, planting sizes and proposed numbers / densities); (d) Implementation timetables; (e) Wildlife friendly plants and trees of local or national provenance (f) Biodiversity enhancements in accordance with Section 4 of the submitted College Farm Extended Phase 1 Habitat Assessment (January 2013); and (g) Specifications for any boundary treatment demonstrating how hedgehogs and other wildlife will be able to continue to travel across the site.

Plantings shall be provided within the first planting season following practical completion of the development. Any planting which dies, becomes severely damaged or diseased within five years of completion of the development shall be replaced with new planting in accordance with the approved details or an alternative approved in writing by the Local Planning Authority.

Reason: To enhance the ecological value of the site and to ensure the development provides the maximum possible provision towards the creation of habitats and valuable areas for biodiversity in accordance with adopted policy, and to ensure highway safety.

22. C18 Details of Tree Protection No works or development shall take place until a scheme for the protection of the retained trees, shrubs and hedgerows (BS 5837, the Tree Protection Plan) has been agreed in writing with the Local Planning Authority.

Reason: To ensure that the retained trees, shrubs and hedgerows on the site are not adversely affected by any aspect of the development, having regard to adopted policy.

23. NSC10 Tree / Shrub Clearance All trees and scrub which are suitable for supporting nesting birds are to be cleared outside the bird nesting season (March to August inclusive) or if clearance is to occur during the bird nesting season, areas are to be first surveyed for nesting birds by a suitably qualified ecologist with the results of the survey provided to the Local Planning Authority for approval in writing prior to any clearance commencing.

Reason: To ensure that nesting birds are not adversely affected upon by the proposed development.

24. NSC11 Restricted Hours – Opening The Day Centre shall only be open for business and working between the hours of 08:00hrs to 19:00hrs Monday to Friday, 09:00hrs to 16:00hrs Saturdays, 08:00hrs to 21:30hrs on the last Friday of each month, and at no other time without the prior written approval of the Local Planning Authority.

Reason: To safeguard the amenities of the occupiers of nearby residential properties.

25. NSC12 Restricted Hours – Deliveries Deliveries and collections to and from the premises shall only take place between the hours of 08:00hrs to 18:00hrs Monday to Friday, 09:00hrs to 13:00hrs Saturdays, and at no other time without the prior written approval of the Local Planning Authority.

Reason: To safeguard the amenities of the occupiers of nearby residential properties.

26. NSC13 Restricted Use Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification, the premises shall only be used as an Adult Day Centre and shall not be used for any other purpose within Use Class D1 or for any other purpose.

Reason: To ensure that the use of the site remains appropriate to its Metropolitan Open Land setting, to ensure that the amenities of the occupiers of nearby residential properties are safeguarded and parking standards are complied with.

27. NSC14 Skills / Education The development shall not commence until a scheme for securing a package of skills training for the duration of the construction programme and post-construction has been submitted to the Local Planning Authority for approval in writing.

The submitted package should include: (a) Talks at local secondary schools about Careers in Construction and Development and the necessary qualifications including advice on the best route to attaining such qualifications and practical experience; or (b) Talks at local secondary schools about Careers in Health and Social Care and the necessary qualifications including advice on the best route to attaining such qualifications and practical experience; or (c) work placements for a young person of at least one week which can be partly office based; or (d) educative visits by children or young persons to the site of the Proposed Development during its construction; or

Reason: In the interest of improving skills for local people in accordance with the adopted policy.

28. NSC15 Recording of Heritage Asset That development shall not commence until the applicant has recorded to English Heritage standards all areas of the building, internal and external, to be repaired or altered. The survey, inclusive of photographs and drawings, shall be submitted to the Local Planning Authority prior to works commencing.

Reason: To ensure that a full record is retained of the building's historical heritage.

29. NSC16 Site display Prior to occupation of the development, details shall be provided to the Local Planning Authority for approval in writing of a suitable means of display

30. NSC17 CCTV No works shall commence on the provision and installation of any external closed circuit television cameras (CCTV) until details of their design, siting and field of vision has been submitted to the Local Planning Authority and approved in writing. The CCTV shall be provided in accordance with the approved detail before the development is occupied.

Reason: In the interest of protecting the privacy of neighbouring occupiers and the users of the adjacent playing fields.

31. NSC18 Community Access That prior to the occupation of the development details of a community access plan shall be submitted to and approved in writing by the Local Planning Authority setting out the proposals for community access to the building and facilities. The development shall be occupied and used in accordance with the approved access plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that appropriate provision is made for community access to facilities outside of hours when in use by New Options, having regard to one of the ‘special circumstances’ advanced to support the development on Metropolitan Open Land.

32. NSC19 Travel Plan Development shall not commence until:

i). A travel plan written in accordance with ‘Travel Plan Development Control Guidance’ issued by Transport for London, has been submitted to and approved in writing by the Local Planning Authority; and ii). Details of a mechanism to secure arrangements for the annual monitoring and review of the approved Travel Plans have been submitted to and approved in writing by the Local Planning Authority.

The Travel Plan shall be monitored and reviewed in accordance with the approved details.

Reason: In the interests of sustainability and to ensure that traffic generated from the site is minimised.

Appendix 1

New Options Site Selection Appraisal

Appendix 3 Summary of Options Appraisal Site Fit for Purpose Location Financial Impact Easy of Delivery NOTES College Farm, 515 Hertford Road 1 1 1 1

Albany Park, buildings next to former 2 2 3 2 Gas main / bowling club planners Bury Lodge Depot Site, Bury Street 2 2 3 2 Contamination? Isolated

Broomfield Park, Stable Yard 1 2 1 2 Isolated

First Floor, Ordnance Road Library 3 2 2 3 Shared (As Is) space/asbestos? First Floor, Ordnance Road Library 1 2 2 2 Shared (Re-build) space/health Ordnance Road Public House 2 2 3 2 Shared space/health Enfield College (land to rear of site) 2 3 3 4 Autism services 289-295A Hertford Road 3 2 3 1

Cemetery Lodge, Church Street 2 3 2 3

Bailiffs House, Trent Park 3 3 2 3

Woodcroft N21 Nature Reserve 3 3 3 3

196/198 Green Lanes, Palmers Green 3 1 2 1 (Former Hostel) Bowes Library/ 3 3 3 3 Clinic/Arnos Pool Ponders End Park Pavilion 1 2 1 2

Swan Annex, Ponders End 2 1 2 3

Old Police Station, Ponders End 2 1 2 4 Appendix 3 Summary of Options Appraisal

Newbury Centre, Bury Street West 3 3 2 3

Enfield Business Centre 3 3 2 3

Broad Bent Gym, Ponders End 2 2 3 4

Pymmes Park (building currently used 2 2 3 4 by Stroke Association) Hertford Road Chapel 3 2 3 4

KEY

1 Meets all criteria

2 Meets majority of the criteria

3 Meets some of the criteria

4 Does not meet any of the criteria

Fit for Purpose Availability of outdoor space, accessibility by public transport, accessible building, private drop-off points, parking, potential for local projects Location 500 square metres on ground floor plus 50 sq metres for lifts and stairs, proximity to local facilities, distance from high street

Financial Any loss of income from portfolio, estimated costs of refurbishment/rebuild

Ease of delivery Current use/planning requirements, timescales, ownership of building