Agenda item
Kingsbury High School Annexe, Bacon Lane, London, NW9 9AT (10/2994)
Decision:
Grant temporary planning permission for Phase 1 decant for three years and full planning permission for Phase 2 legacy works thereafter, subject to conditions as amended in conditions 11, 14, 17, 19, 20, 21, 23 and 25, the deletion of conditions 7, 9, 10 and 26 and a new condition relating to Sustainable Drainage.
Temporary planning permission granted for Phase 1 decant for three years and full planning permission for Phase 2 legacy works as recommended subject to amending new Sustainable Drainage condition to require exploration of re-use of water from drainage tanks.
Minutes:
PROPOSAL: Permission for phased development comprising Phase 1: erection of two-storey temporary school building with associated internal access road, car park, hardstanding play area, landscaping and new means of vehicular egress onto Bacon Lane (south) (3-year permission); and Phase 2: erection of single-storey permanent school building with associated hardstanding for sport and recreation, associated ancillary development and retention of means of vehicular egress onto Bacon Lane (south). |
RECOMMENDATION: Grant temporary planning permission for Phase 1 decant for three years and full planning permission for Phase 2 legacy works thereafter, subject to conditions.
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With reference to the tabled supplementary report the Area Planning Manager Rachel McConnell informed the Committee about a letter from the Roe Green Village Residents Association to Barry Gardiner MP reiterating the Association’s ongoing concerns about the cumulative effect of various developments in relation to transportation matters and The Village School, Intergenerational Centre. In response to the Association’s request for a full wide scale Transport Assessment she stated that the application complied with the requirements of Planning Policy Guidance 13 on transportation. In respect of the impact on Roe Green she stated that the fencing required by condition 15 (further details of the hard surface sports pitches) would be beyond the existing fencing and that additional landscaping can be provided to mitigate any visual impact. She continued that as the proposed development included a proposal to render the structure, the colour of which would be agreed via condition she was satisfied that the building would meet the relevant design policies in the UDP and SPG17. She updated the Committee that a meeting with Sport England and representatives of the applicant and Kingsbury High School had been arranged in order to seek an in principle agreement between the parties. Rachel McConnell added that although the Environment Agency had no objection to the proposals they required a condition as set out in the supplementary report to secure detailed design, full justification and use of Sustainable Drainage Schemes (SuDS). In reiterating the recommendation for temporary approval, the Area Planning manager drew members’ attention to a list of conditions as set out in the tabled supplementary report.
Mrs Julia Day representing Kingsbury Charity and Roe Green Nursery objected to the proposed development on grounds of traffic chaos which she felt would ensue at the junction of Grove Park and Stag Lane. She continued that with approximately 40 buses travelling in a convoy in the mornings and afternoons in an area with several other schools, the traffic impact on other motorists, the emergency services and Dial-a-Ride service would be severe.
Mr John Evans objecting on behalf of Roe Green Village Residents’ Association expressed a view that the traffic movements that would result from the proposal would not be workable as it would raise safety issues. He added that the narrowness of Bacon Lane which would be used by a higher volume of traffic as parents dropped off and collected their children underpinned the Association’s concerns on traffic. Mr Evans urged the Committee to defer the application until the issues raised by the Association had been addressed.
In accordance with the provisions of the Planning Code of Practice Councillor J Moher ward member stated that he had been approached by members of Kingsbury Charities. Councillor J Moher stated that as the proposal would involve the re-routing of several mini-buses through Bacon Lane it would constitute a major traffic hazard with consequences for pedestrian safety. He felt that the transport impact of the proposed development had not been properly assessed and urged members to defer the application until the concerns expressed had been addressed and a full construction method statement had been submitted and approved.
Mrs Kay Johnson the Head teacher of Village School stated that the current school building did not comply with basic health and safety regulations including problems with the electrical systems and the presence of asbestos. This situation had frequently resulted in the school being closed for the safety of staff and pupils. Mrs Kay continued that the education merits of the proposal had been established and that failure to grant planning permission was likely to result in about 200 children not having a school building to go to when the new academic year begun in September. In response to Councillor Long’s enquiry about the convoy of buses, Mrs Johnson stated that although the buses would be in use between 8.30am to 9.00am and then between 9.00am to 3.30pm, they would be marshalled to ensure that any traffic impact was minimised. She emphasised that the proposal was for a temporary period only whilst construction of The Village School was being carried out.
Steve Weeks, Head of Area Planning added that conditions 18 and 19 sought to address concerns on construction and decant traffic, respectively. Whilst welcoming this Councillor Cummins suggested an additional condition relating to sustainable drainage to require exploration of re-use of water from drainage
tanks.
DECISION: Temporary planning permission granted for Phase 1 decant for three years and full planning permission for Phase 2 legacy works thereafter, subject to conditions as amended in conditions 3, 11, 14, 17, 19, 20, 21, 23, 25 and the deletion of conditions 7, 9, 10 and 26 and a new condition relating to Sustainable Drainage to require exploration of re-use of water from drainage tanks. |
Supporting documents: