Planning Statement
The Channing School, The Bank, Highgate Hill
London, N6
On behalf of
The Channing School
August 2011
P4213
Architecture Planning Interiors
Old Church Court, Claylands Road, The Oval, London SW8 1NZ
T 020 7556 1500
www.rolfe-judd.co.uk
New Sports and Performing Arts Facilities
The Channing School
CONTENTS
1.0
2.0
3.0
INTRODUCTION............................................................................................................................................. 1
1.1
Summary............................................................................................................................................. 1
1.2
Supporting Application Documents ..................................................................................................... 1
THE APPLICATION SITE AND SURROUNDING AREA............................................................................... 2
2.1
Site Description & Location ................................................................................................................. 2
2.2
Surrounding Area ................................................................................................................................ 3
2.3
Relevant Planning History ................................................................................................................... 4
THE DESIGN PROCESS................................................................................................................................ 5
3.1
Architecture Competition ..................................................................................................................... 5
3.2
Statement of Community Involvement ................................................................................................ 5
4.0
THE PROPOSAL ............................................................................................................................................ 7
5.0
RELEVANT PLANNING POLICIES ............................................................................................................... 9
6.0
5.1
Government Guidance ........................................................................................................................ 9
5.2
The London Plan (adopted July 2011) .............................................................................................. 10
5.3
Local Development Framework......................................................................................................... 11
5.4
Supplementary Planning Guidance................................................................................................... 12
PLANNING CONSIDERATIONS .................................................................................................................. 13
6.1
New and Improved Learning environment ........................................................................................ 13
6.2
Design ............................................................................................................................................... 14
6.3
Conservation ..................................................................................................................................... 15
6.4
Noise ................................................................................................................................................. 16
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7.0
6.5
Sunlight and Daylight ........................................................................................................................ 17
6.6
Servicing............................................................................................................................................ 17
6.7
Sustainability and Renewable Energy............................................................................................... 17
6.8
Landscaping and Ecology ................................................................................................................. 18
6.9
Heritage and Archaeology................................................................................................................. 19
6.10
Structural ........................................................................................................................................... 19
CONCLUSION .............................................................................................................................................. 19
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1.0
INTRODUCTION
1.1
Summary
1.1.1
This Planning Statement has been prepared by Rolfe Judd Planning on behalf of The Channing School.
Channing School seeks to improve their existing facilities at their senior school site. In particular they wish
to improve and update their sports, music and performing arts facilities. The School currently has an
existing single storey hall known as ‘The New Hall’ which is located near the main school buildings. The
New Hall also caters for the school’s performing art needs as well as concerts, school assemblies,
productions and social events. These facilities together with the school’s music rooms are no longer
considered fit for purpose due to their configuration, size and limited utility.
1.1.2
It is therefore the school’s intention to develop high quality, purpose-built facilities to accommodate sports
and the performing arts space as well as providing additional teaching space. The proposed works are
required to bring existing facilities up to a modern standard whilst improving the overall learning
environment within the School and educational experience of its pupils. The school’s capacity will not be
increased through implementation of these proposals.
1.1.3
For the purposes of the planning application and conservation area consent application, the proposed
development is described as follows:
“Demolition of existing sports hall and provision of new buildings to provide new indoor
new sports, music and performing acts facilities together with associated landscaping
works”.
1.1.4
Careful consideration of UDP policies, the emerging Local Development Framework, pre-application
meeting with officers and third parties and a thorough site analysis has resulted in an innovative and
sympathetic design for the site.
1.1.5
This statement describes how the proposed development will provide the School with the much needed
facilities whilst addressing the policies of the Borough towards the provision of new development. This
statement describes how the proposals will constitute a high quality sustainable form of development that
is respectful of its setting and the local townscape.
1.2
Supporting Application Documents
1.2.1
The following documents are submitted in support of the applications:
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Existing and proposed drawings
•
Design and access statement (including landscape plan)
•
Site location plan
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Planning statement
•
Sustainability statement (BREAAM assessment)
•
Tree report
•
Ecology report
•
Renewables statement
•
Heritage / Archaeology report
•
Structural report
2.0
THE APPLICATION SITE AND SURROUNDING AREA
2.1
Site Description & Location
2.1.1
Channing School for Girls was founded in 1885 and is split over two sites either side of Highgate Hill. The
junior school (also known as ‘Fairseat’) is located on the south side and the senior school on the north
side. As this part of Highgate Hill forms part of the borough boundary Channing School is split across two
boroughs. The junior school is located in the London Borough of Camden whilst the senior school is
located within the London Borough of Haringey.
2.1.2
Channing Senior School has four main buildings: Brunner House, Haigh House, the New Hall and
Founders Hall. Founders Hall, once the Old Hall, was re-opened in February 2008 after renovations split
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the hall into two floors in order to extend the Sixth Form Centre. An upper floor was added to Brunner
House in 2003, and constitutes staff offices and classrooms which double as the form rooms of year
groups 7 to 9. Haigh House has the science department, music department, art department, ICT
department, and modern language department as well as the school’s administrative offices. The music
department takes the place of the old dormitories, as the school was once a boarding school. In the New
Hall, assembly and gym take place. It also has a small fitness suite built next to the New Hall.
2.1.3
Originally there was an identical pair of houses, where the main access to the school is now located,
however these were destroyed during WWII. Haigh House was built in 1954 also as a result of bomb
damage. This building serves as the main entrance and reception area of the School, and is linked to the
No’s 120, 122, & 124 by internal connecting corridors. No 120-122 Highgate Hill were Grade II listed for
their architectural and historic interest in 1974.
2.1.4
It is clear that over time the school has evolved into a collection of buildings. Teaching space is
accommodated within older buildings some of which were not originally designed for educational purposes
nor do they necessarily meet modern educational standards of today, especially those of Sports England
which set out the standard guidelines for new recreational facilities for schools.
2.1.5
The Senior School complex is located in the Highgate conservation area and bounded by Highgate Hill,
Cholmeley Park and the cul de sac of Winchester Place. The proposed scheme seeks to redevelop the
top part of the school closest to Highgate Hill so as to protect the open space to the rear of the site.
2.2
Surrounding Area
2.2.1
The development site is located within a mainly residential area of Highgate comprising a mix of varying
types and styles of housing. The site lies within the Highgate Conservation area.
2.2.2
To the east of the school site is Elizabeth House, a Grade II listed building. Elizabeth House which once
was a Woman’s Healthcare Institution but now comprises residential student accommodation overlooks
the rounders pitch and the asphalt tennis courts. There is an institutional building opposite the school at
50 Cholmeley Park called Furnival House. It is another Grade II listed property and currently houses
students of The University of Westminster; however, this property has recently been sold. Cholmeley
Lodge, the mansion block on the corner of Highgate Hill and Cholmeley Park is also Grade II listed. It is
considered that the impact on the setting of the latter two listed buildings would be less significant due to
their relative position away from the proposed redevelopment area of the school. Please see map below
for location details of these listed properties.
2.2.3
The next door property, No 112 Highgate Hill, is a two storey building with attic, which adjoins a 3 window
wide building of C18 origin, with a much altered hipped slate roof behind parapet. Though altered the
building is Grade II listed and the rear garden runs along the boundary of the school site to where the
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existing sport hall is located. The garden level of this property is set lower to that of the ground level of the
school across the boundary wall due to the changing gradients of Highgate Hill.
2.2.4
Lower level asphalt tennis courts lie adjacent to suburban housing to the north and north east. The
development site is overlooked to the north by a flatted 2 to 3 storey development of 55 Cholmeley Park.
To the northeast is the cul de sac of Winchester Place which lies at a lower gradient to that of the existing
asphalt courts. No. 14 Winchester Place (directly adjacent this site) is in the ownership of Channing
School and currently is occupied by the school’s caretaker. The temporary “portakabins” on the asphalt
site will become redundant as a result of the proposed development.
2.3
Relevant Planning History
2.3.1
Numerous planning histories exist for the school but the most relevant to this application are noted below.
2.3.2
Planning permission and listed building consent was recently granted for the erection of lower ground and
ground floor extension to existing courtyard buildings with new internal staircase, new external disabled lift
to replace existing stairs (HGY/2011/0583/0584) in May 2011.
2.3.3
Planning permission was granted for the minor dismantling of existing gables and erection of new
classrooms and ancillary accommodation to Brunner House (HGY/2009/0874) in May 2010. The School
has not implemented this permission as currently it is not financial viable to carry out the works in light of
the proposed scheme which would provide the additional classrooms and ancillary space the school
requires. If the proposed development put forward as part of this application is successful then it is
School’s intention not to pursue the extension of Brunner House.
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2.3.4
The New Hall was granted permission in 1962 (OLD/1962/0413).
3.0
THE DESIGN PROCESS
3.1
Architecture Competition
3.1.1
In May 2010 the School ran a limited design competition where they asked four architectural practices to
consider possible design concepts that could potentially meet the School’s needs and requirements.
3.1.2
The exercise highlighted many design options taking into account factors such as location of development
on the school site, size, visual appearance etc. In the final analysis, it was concluded that the best option
was to concentrate the new facilities at the top of the site closest to the existing school.
3.1.3
The School felt and considered that this design option worked well in containing the “heart of the school”
in one area retaining as much of the openness and green space to the rear of the site, something
considered synonymous with the School’s unique character which was important to maintain.
3.1.4
The appointed architect has since worked closely with the School to evolve their initial design concept into
the scheme that forms the basis of this submission.
3.2
Statement of Community Involvement
3.2.1
It was the School’s objective that prior to an application being submitted relevant interested parties would
be consulted during the design process in accordance with Council’s SPG on Community involvement
dated February 2011. The design has evolved and encompassed the comments and views from the
Council and third parties through consultation as follows:
3.2.2
•
Haringey Council - 6th April 2011
•
The Haringey Design Panel - 12th May 2011
•
The Highgate Society -13th May 2011
The Highgate Conservation Area Advisory Committee was also invited to engage in the design process
but due to conflicting timeframes the CAAC was unable to attend a presentation.
3.2.3
The general feedback at this stage was positive and that all those consulted felt the principle of
developing at the top of the school site was welcomed as opposed to developing the green spaces further
down the school site towards Winchester Place.
3.2.4
It is worth noting that the majority of the Haringey Design Panel felt that “the concept and idea behind the
proposal was commended for being bold, striking and with the potential to be successful”.
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3.2.5
The feedback from the three meetings can be summarised as follows:
•
The impact of the new performing arts hall located close to the boundary of 112 Highgate Hill,
and the impact the setting of the terrace of listed properties south east of the School.
•
Concern about potential loss of amenity to the rear of 112 Highgate Hill in terms of outlook and
loss of sunlight and daylight.
•
Position and height of the new building located on The Bank and the impact on the setting of
historic terrace should be illustrated.
•
Impact on the view from Highgate Hill showing the setting of the proposed building when viewed
from the street should be considered.
•
Effect of the gradient of The Bank needed to be considered further to clearly reflect the true
context of the site and the potential impact of the proposed building.
•
3.2.6
The trees that were proposed to be removed as part of the scheme should be replaced.
The architects considered the feedback and revised the design accordingly to address the comments
expressed above as follows:
•
Reduced built footprint by 25% by introducing a lower ground level where the changing rooms,
gym, offices and plant will be relocated.
•
Relocated the proposed sports hall further away from the 112 Highgate Hill boundary by 2.6m
•
Reduced the height of the sports hall by sinking it into the landscape by 2.25m
•
Reduced the height of the performing arts hall by 1.5m
•
Repositioned the performance building further away from the 112 Highgate Hill boundary by 3.2m
•
Landscape zone increased between the school and the immediate neighbour to improve amenity
and reduce any potential structural impact on the boundary wall.
3.2.7
The final scheme was represented to the third parties on the following dates:
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Haringey Council- 21st June 2011
•
Neighbours on Highgate Hill- 28th June 2011
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Highgate Society- 30th June 2011
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3.2.8
The Council welcomed the revised changes made to the scheme and in particular how the design further
reduced any potential impact on the amenity of the occupiers of 112 Highgate Hill.
3.2.9
The School has undertaken community involvement from the early stages of the design scheme and
employed the consultation tool of informal presentations to personally engage the local community. The
School hopes through this process that they have reassured third parties on their reasonable concerns.
4.0
THE PROPOSAL
4.1.1
The original school brief called for facilities which had a footprint in excess of 2,200sq m. However through
the innovative reuse of existing school space and a design scheme that promotes the multi-functional and
multi-purpose use of the new buildings it has been possible to reduce this footprint by approx 150sqm to
an overall new build footprint of 2050sqm. The proposed new buildings have also been withdrawn from
the boundary with neighbouring properties as the scheme design has developed.
New Sports Hall
4.1.2
The existing sports hall is a 1960’s flat roof structure (New Hall) that does not contribute positively to the
conservation area. The building is no longer fit for purpose and is in need of repairs. Furthermore, it does
not accommodate the space requirements to allow pupils to play certain sports and thus limits its use in
accordance with Sports England and Bulletin 98 space standard guidelines. It is proposed to demolish this
structure and in its place erect a new double height building which will accommodate the following:
-
sports hall
-
changing space
-
staff office and changing space
-
gymnasium
-
dance studios
-
student and teaching space
New Performing Arts Building
4.1.3
The school also currently use the existing “New Hall” to accommodate their performing arts needs.
However modern purpose built space is required to meet the needs for students wishing to develop and
excel in this creative area. It is therefore proposed to erect a dedicated performing arts building designed
to provide multi functional performing space with flexible seating. The aim is to offer studio space on a day
to day basis with the opportunity to provide a high quality auditorium and staging facilities that can cater
for 300 audience members. This building is proposed to be linked to the new proposed sports hall by a
glazed link. The building will provide the following.
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quick change/storage space
-
performance space
-
stage area
New Music Space
4.1.4
The school’s music department is located on the fourth floor of the older buildings that adjoins Haigh
House (which was once the School’s dormitories) and it is not considered practical or safe for pupils to
access this part of the school with large instruments. It is therefore proposed to move the current music
department to Founders Hall. Though this element of the scheme does not require planning permission
as no change or use of an existing building or external changes are proposed it is helpful to clarify the
improvements this department requires and how it impacts on the overall enhancement of the school’s
educational facilities. The music department will now have the following facilities and will have direct level
access to the proposed performance building. Founders Hall is proposed to accommodate the following:
-
instrument store
-
ensemble rooms
-
staff office
-
teaching room
-
Individual practice rooms
Sixth Form Centre
4.1.5
The sixth formers of the school currently have space designated to them in part of the Founders Hall.
Though the numbers of pupils will not be increasing it is considered that more practical space is
designated to fit the needs and requirements of these pupils in higher education. It is therefore proposed
to develop and house the sixth form centre in the ground floor extension to the new sports hall. The
facilities will include the following:
4.1.6
-
teaching classroom
-
group study room
-
common area
-
kitchenette
-
locker space
It is also proposed to landscape part of the rounders pitch so that is becomes a more usable and
integrated space linked with the proposed new building. Further details are shown on the accompanying
landscaping plan in the design and access statement.
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4.1.7
As noted above, the scheme proposed has been developed following extensive consultations carried out
with the local planning authority, local amenity groups and the local community. Further detailed
information is contained in the design and access statement that accompanies this application.
4.1.8
The scheme proposes improved sports and performing arts facilities together with improving existing
space for the School’s music department and sixth formers. The proposed improvements are solely to
meet modern standard guidelines and to ultimately improve the overall learning environment and
experience of pupils. The School takes pride in the fact that Channing is characterised by a close knit
family community and wishes to ensure this quality is maintained and enhanced, helping make Channing
the highest performing school in the borough in 2009/2010.
Phasing
4.1.9
It is proposed to phase the construction of the proposed development so as to not drastically disrupt the
operation of the school during term time. The majority of the construction is proposed to be carried out
during the summer breaks of 2012 and 2013.
4.1.10 The logistics of the construction will be carefully considered so that any disruption is kept to a minimum for
adjoining neighbours. Further details of the phasing are shown in section 13.03 of the Design and Access
Statement.
5.0
RELEVANT PLANNING POLICIES
5.1
Government Guidance
5.1.1
PPS1- Delivering Sustainable Development which sets out the Government's overarching planning
policies on the delivery of sustainable development through the planning system. PPS1 emphasises the
need to deliver homes, jobs, and better opportunities for all, whilst protecting and enhancing the natural
and historic environment, now and for future generations. It also promotes the sustainable and inclusive
patterns of urban development by protecting and enhancing the natural and historic environment, the
quality and character of the countryside, and existing communities; ensuring high quality development
through good and inclusive design.
5.1.2
PPS5- Planning for the Historic Environment Planning Policy Statement – Planning for the Historic
Environment (March 2010) notes the Government’s overarching aim is that the historic environment and
its heritage assets should be conserved and enjoyed for the quality of life they bring to this and future
generations. To conserve England’s heritage assets in a manner appropriate to their significance by
ensuring that:
-
Decisions are based on the nature, extent and level of that significance, investigated to a degree
proportionate to the importance of the heritage asset;
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Wherever possible, heritage assets are put to an appropriate and viable use that is consistent with
their conservation;
-
The positive contributions of such heritage assets to local character and sense of place is recognised
and valued; and
-
Consideration of the historic environment is integrated into planning policies, promoting placeshaping.
5.1.3
PPS22- Renewable Energy (August 2004) recognises that renewable energy development can
contribute to the Government’s sustainable development strategy.
5.1.4
PPG 24- Planning and Noise- The aim of the PPG is “to provide advice on how the planning system can
be used to minimise the adverse impact of noise without placing unreasonable restrictions on
development” (para 1).
5.1.5
PPG 17- Planning for open space, sport and recreation (2002) - Government objectives include
promoting health and well being and the role open spaces, sports and recreational facilities play.
5.2
The London Plan (adopted July 2011)
5.2.1
The policies and guidance within the London Plan are consistent with the thrust of the policies within both
national and regional planning guidance.
5.2.2
Of particular relevance is policy 3.18: Educational facilities which supports the provision and expansion of
existing educational facilities. The policy acknowledges that changes in the school curriculum and
concurrent targets for educational attainment may also require the expansion and/or provision of
additional school facilities, including facilities for children with special needs in recognising the need for
the expansion and provision of additional school facilities.
5.2.3
Policy 3.19 focuses on sports facilities and supports development proposals that increase or enhance the
provision of sports and recreation facilities.
5.2.4
Other policies are relevant to the proposed scheme:
•
3.18 Education facilities
•
3.19 Sports facilities
•
5.1 Climate Change mitigation
•
5.2 Minimising carbon dioxide emissions
•
5.7 Renewable energy
•
7.1 Building London’s neighbourhoods and communities
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5.2.5
•
7.2 Inclusive environment
•
7.4 Local character
•
7.6 Architecture
•
7.8 Heritage assets and archaeology
•
7.15 Reducing noise
•
7.21 Trees and woodland
The Haringey Unitary Development Plan 2006- Haringey’s Unitary Development Plan was adopted in
July 2006 and sets out the Council’s intentions for land use and development. As a result of the Secretary
of States direction a number of policies have now expired. The following saved policies are considered
relevant to this proposal:
•
G1 Environment
•
G2 Development and Urban Design
•
G9 Community Wellbeing
•
G10 Conservation
•
UD1 Planning statements
•
UD2 Sustainable Design and Construction
•
UD3 General Principles
•
UD4 Quality Design
•
UD7 Waste Storage
•
ENV5 Noise Pollution
•
M4 Pedestrian & Cyclists
•
CW1 New Community/Health Facilities
•
OS17 Tree Protection, Tree Masses and Spines
•
CSV1 Development in Conservation Areas
•
CSV2 Listed Buildings
•
CSV5 Alterations and Extensions in Conservation Areas
•
CSV8 Archaeology
5.3
Local Development Framework
5.3.1
Haringey is currently in transition from the UDP to the Local Development Framework. The main
document in the LDF is the Core Strategy. The Core Strategy is currently being examined by the
Secretary of State and if found sound it will become an adopted plan. The Council last year issued for
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consultation the Draft Development Management Policies which develops the themes and broad policies
in the Core Strategy.
5.3.2
Emerging Draft Core Strategy (Proposed submission 2011)
•
SP4- working towards a low carbon Haringey From 2011 onwards all new non-residential development
shall be built to at least BREEAM “very good” standard and should aim at achieving BREEAM
“excellent” or the current nationally agreed standard. All new non-residential development shall be zero
carbon from 2019. All new developments will be required, where viable, to achieve a reduction in
predicted carbon dioxide emissions of 20% from on site renewable energy regeneration which can
include connections to local sources of decentralised renewable energy.
•
SP11- Design- All new development should enhance and enrich Haringey’s built environment and
create places and buildings that are high quality, attractive, sustainable, safe and easy to use.
•
SP12 -All new development in Conservation Areas and affecting Historic Assets shall preserve and
enhance Haringey’s rich and diverse heritage.
•
SP13- New development shall protect and improve Haringey’s parks and open spaces.
•
SP14- Health and Well being Support the integration of community facilities and services, i.e. health,
education, cultural and leisure in multi-purpose buildings. Support the provision of new or improved
health facilities through land use planning area plans, development management decisions, improved
service management plans and through planning contributions (see SP17);
•
SP16-The Council will work with its partners to ensure that appropriate improvement and
enhancements of community facilities and services are provided for Haringey’s communities.
5.3.3
5.4
Emerging Development Management Policies (Draft 2010)
•
DPM 13 Sustainable design and construction
•
DPM20 General design Principles
•
DMP21 Quality Design
•
DMP25 Haringey’s Heritage
•
DMP31 Social Clubs (Education)
Supplementary Planning Guidance
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SPG1a Design Guidance and Design Statements
•
SPG2 Conservation and Archaeology’
•
SPG5 Safety by Design
•
SPG7a Pedestrian & Vehicular Movement
•
SPG7b Travel Plans
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SPG8b Materials
•
SPG9 Sustainability Statement
•
SPD ‘Housing’ (Which contains section on Privacy, Overlooking, Aspect, Daylight & Sunlight.
6.0
PLANNING CONSIDERATIONS
6.1
New and Improved Learning environment
6.1.1
The Design and Access statement together with section 4 of this report demonstrates that there are a
number of deficiencies at Channing School more specifically the sports and performing arts facilities
currently provided. One such consequence of this is that the School uses internal sports facilities off site
to accommodate the needs of pupils which is not environmentally sustainable or practical. The school is
also seeing a considerable increase in the number of pupils wishing to undertake private music tuition.
The existing facilities are inadequate to support this demand and additional lack of dedicated performance
space means that opportunities to play in ensembles and orchestras places significant strain on existing
spaces and resources directly impacting upon other school activities.
6.1.2
There is also a requirement to improve the learning environment for the sixth formers. Pupils at this level
are required to do more self study for example and hence the facilities to support this particular way of
learning requires the necessary facilities that the school at present does not have the room to provide.
6.1.3
The application therefore seeks to improve the facilities at Channing School to achieve a modern standard
that is more accessible and practical with the overall objective of improving the overall learning
environment.
6.1.4
Landscaping works are proposed to integrate the outdoor space more positively with the new buildings.
The proposed works will also improve access across the school from the main buildings at the top of the
site to the lower level recreation areas.
6.1.5
In accordance with London Plan Policy 3A.24 and UDP policy CW1 this application will ensure the long
term future of existing buildings for educational purposes to provide enhanced facilities and space
standards needed to meet the future needs of pupils.
6.1.6
London Plan Policy 3.18 supports the provision and expansion of existing educational facilities and
acknowledges that changes in the school curriculum and concurrent targets for educational attainment
may also require the expansion and/or provision of additional school facilities. In response UDP Policy
CW1 and emerging policy DM31 seek to provide the detailed approach to safeguarding and fostering the
borough’s existing and proposed community (that is education) and leisure facilities.
6.1.7
It is therefore considered that policies at national, London Plan and local level fundamentally support and
promote the principle of this application to improve and expand the existing facilities.
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6.2
Design
6.2.1
The proposed design will provide enhanced teaching space and improved recreational facilities which will
result in a more efficient and effective running of the school as well as improving the overall learning
environment. The proposals will also make provision for new sustainable buildings with disabled access
which will improve the general environment and functioning of the school.
6.2.1
PPS 1 recognises that good design ensures attractive, usable, durable and adaptable places and is a key
element in achieving sustainable development – which is PPS1’s primary objective. It explains that good
design should:
•
Address the connections between people and places by considering the needs of people
•
Be integrated into the existing urban form and the natural and built environment
•
Create an environment where everyone can access and benefit from the full range of opportunities
available to members of society
•
6.2.2
Consider the direct and indirect impacts on the natural environment
The London Plan emphasises the importance of good design in order to make London a better city to live
in. Policy 7.4 is the primary point of reference and sets out a range of criteria that good design should
achieve. Other London Plan policies which focus on living spaces and places seek that development
should maximise the potential of sites; promote high quality inclusive design and create or enhance the
public realm; adapt to and mitigate effects of climate change; respond to local context, heritage, character
and communities; be accessible and usable; be sustainable, address safety and security.
6.2.3
Policies UD2, UD3 and UD4 of the UDP states that the Council is committed to design excellence and a
key strategic objective of the borough is to promote high quality, sustainable design.
6.2.4
A thorough design and access statement accompanies this application and details every step of the
design process the scheme has undergone from the initial concept to the final design whilst considering
the feedback and comments from several stakeholders including:
•
School
•
Local amenity groups
•
Local community including immediate neighbours
•
Haringey Council
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6.2.5
The development is high quality and highly sustainable which integrates and respects the existing
townscape, thereby making best use of the site, in compliance with PPS1, PPS3, The London Plan and
policies within the UDP and emerging LDF.
6.3
Conservation
6.3.1
The site is located in the conservation area of Highgate Village. There are a number of listed properties in
the immediate vicinity of the development site namely properties along The Bank and Elizabeth House as
detailed in section 2.2 of this report. The proposal seeks to remove an existing 1960’s structure of no
architectural quality and replace it with high quality sustainable buildings that will enhance the character of
the conservation area and respect the settings of the adjacent listed building. The proposed development,
by reason of its careful positioning will not impact on the special architectural and historic interest or
qualities of nearby listed buildings.
6.3.2
Policy HE7 of PPS5 notes that “in decision-making local planning authorities should seek to identify and
assess the particular significance of any element of the historic environment that may be affected by the
relevant proposal (including by development affecting the setting of a heritage asset”.
6.3.3
Policy HE8 of PPS5 continues to note “the effect of an application on the significance of such a heritage
asset or its setting is a material consideration in determining the application”.
6.3.4
During pre-application consultation meetings with the Council and third parties there was concern on how
the gable end of the new proposed performing arts hall would be viewed in the context of the street scene
of Highgate Hill and the implications this would have on the conservation area and on the listed properties
along Highgate Hill. An elevation of this street view and a computer generated image (CGI) view are
included in the accompanying planning drawings. However it should be noted that this elevation is in
context not a true view (as it does not show vegetation or reflect that it is set back into the school site) and
the CGI view is a more accurate reflection of how the development will be viewed.
6.3.5
The proposed development is set back from the main thoroughfare of Highgate Hill by 28m and the
subsidiary terrace of The Bank by 19m. The Bank is situated in between but is only used to access
properties along this part of Highgate Hill only. As the development site is located on a higher gradient to
that of the main road due to the topography, given the substantial distance it is set back into the school
site it is clear that its visual impact upon Highgate Hill will be minimal. The new building will be observed
fleetingly from the main thoroughfare of Highgate Hill as shown in the application visuals and will provide a
complementary architectural counterpoint to the adjacent properties on the Bank, including the existing
modern school buildings.
6.3.6
It is therefore considered that the new performing arts building will positively complement the visual
qualities of the terrace along this part of Highgate Hill so preserving and enhancing the character of the
conservation area.
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6.3.7
Policy HE10 sets out the principles relating to development within the setting of heritage assets. The
Policy notes that:
“When considering applications for development that affect the setting of a heritage asset, local planning
authorities should treat favourably applications that preserve those elements of the setting that make a
positive contribution to or better reveal the significance of the asset. When considering applications that
do not do this local planning authorities should weigh any such harm against the wider benefitsof the
application. The greater the negative impact on the significance of the heritage asset, the greater the
benefits that will be needed to justify approval”.
6.3.8
In accordance with government guidance if the LPA consider that the proposal does affect the setting of a
heritage asset then it must be weighed up against the wider benefits of the application in this case of the
School’s fundamental requirement for much needed education space.
6.3.9
Elizabeth House which once was a Woman’s Healthcare Institution but now comprises residential student
accommodation overlooks the rounders pitch and the asphalt tennis courts of the school. The property
was Grade II listed in 2005 and the rear façade of the building, which is accessed from Winchester Place,
faces onto the school site. Prior to becoming private residential accommodation it was once student
accommodation. The listing for the building suggests that the building has a more historical significance
rather than for an architectural one. The listing states that the building:
“merits listing at Grade II as an attractive Neo-Georgian building by an important firm of architects that
survives well externally in its original purpose-built form to accommodate the nationally significant work of
the Mothercraft Training Society that promoted then-innovative techniques in baby rearing and holds an
important place in the history of mother and child welfare”.
6.3.10 It is therefore considered that the new proposed sports building at Channing School will have no material
effect upon the heritage interest of Elizabeth House, such that the proposals accord with adopted UDP
policy CSV1. It is also considered that the replacement sports hall will continue to respect the setting of
the listed building as did the previous sports hall in accordance with policy CSV2 especially considering
the primary context of the building is viewed from its main elevation from Winchester Place.
6.4
Noise
6.4.1
Consideration of noise implications as a result of the proposals have been fully addressed as part of the
design.
6.4.2
The design proposes to install acoustic installation in accordance with the performance standard required
by Building Bulletin 93 for
•
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•
maximum levels of external noise that should fall on a school building, outdoor teaching space or
playground area within a school site, and ways of arranging buildings and noise barriers to reduce the
impact of noise entering teaching areas from outside and from adjoining rooms.
6.4.3
The external façades that face the boundary of 112 Highgate Hill will have punctured glazed openings to
allow light into the building and to provide a level of design interest into what would otherwise be a flank
brick wall. The glazed openings will not be openable and there will be no risk of overlooking onto
neighbouring gardens.
6.4.4
The plant room is located within the envelope of the building as advised in the Council’s pre application
comments. The proposed plant is located well within the school site and a substantial distance away from
residential properties. The plant room is also partially sunk into the lower ground level which reduces any
potential noise issues. The proposed specification of the plant will accord with those of the Council’s noise
criteria and will be in accordance with UDP policy ENV5.
6.5
Sunlight and Daylight
6.5.1
The proposals have been designed to ensure that the proposed new buildings will not negatively affect
adjoining residential properties in terms of its height, bulk, scale and massing. The development is
located immediately adjacent to residential properties 112 Highgate Hill and Elizabeth House.
6.5.2
A sunlight/daylight assessment and shadow assessment has therefore been carried out to assess the
effect of the proposals upon these properties including that of the garden of 112 Highgate Hill. The
analysis undertaken demonstrates that given the approach recommended by the BRE guidelines, the
impact of the proposed development is considered acceptable in daylight, sunlight and shadow terms on
the surrounding amenity in this location.
6.5.3
It is considered that the proposals are in accordance with adopted Policy UD3 in that the proposed new
buildings have no significant adverse impact on residential amenity or surrounding uses. The full and
detailed sunlight and daylight report accompanies the application.
6.6
Servicing
6.6.1
The current servicing of the school is via the main vehicular access off The Bank. There will be no
changes to the current operation as a result of the proposals as shown on the plans.
6.7
Sustainability and Renewable Energy
6.7.1
The aim is to achieve a BREEAM rating of “Very Good” for the whole project and achieve a carbon neutral
design for the new buildings. A preliminary BREEAM assessment has been completed on the current
design proposals. This early assessment indicates that the proposed design will achieve the ‘Very Good’
rating sought.
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6.7.2
In accordance with PPS 1 and PPS 22 the key energy/sustainability improvements proposed by this
scheme, these include the following:
•
Improve the insulation to reduce overall heat losses;
•
Provision of acoustic insulation;
•
Provide mechanical air extract with heat recovery where ventilation is poor;
•
Install a new electrical system including new highly efficient low energy light fittings
throughout;
•
Provide a new building management system to actively control heating, ventilation and the
solar control blinds;
•
Collect rainwater from the roofs for WC flushing wherever possible and to provide rainwater
to water butts for watering the landscape;
•
Installation of a low-water irrigation strategy/system or where planting and landscaping is
irrigated via rainwater or reclaimed water.
6.7.3
•
Provide recycling points for a range of materials;
•
Specify environmentally low impact building products;
•
Reuse of the building’s existing structure
A detailed sustainability statement and a separate BREEAM assessment accompanies the application
and meets adopted UDP policy UD2 and emerging Core Strategy policies SP4.
6.8
Landscaping and Ecology
6.8.1
Adopted policy OS17 states that the Council will have regard to existing trees in all development
proposals and where appropriate will require their retention, or if this is not possible their replacement in a
suitable location.
6.8.2
A tree survey has been conducted which has assessed the quality of all trees on the site. The existing and
proposed landscaping plan shows that some trees will need to be removed to accommodate the new
development. However replacement trees and extensive landscaping is proposed to mitigate the impact of
the new buildings as can be shown on the proposed landscaping plan. None of the trees proposed to be
removed are considered to be of significant value to warrant the development not to proceed.
6.8.3
All other trees will be protected during the course of the development. The full tree assessment which
includes tree survey, tree constraints plan, tree protection plan arboricultural implications assessment and
arboricultural method statement accompanies the application.
6.8.4
An ecology report has been conducted to assess any potential habitats that may be affected as a result of
the proposals. The results of the survey showed that no active nests were observed in the designated
trees for removal. In terms of the bat habitat in the area the trees designated for removal displayed
negligible to low bat roosting potential.
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6.8.5
The survey revealed no further issues regarding protected species at this site.
6.9
Heritage and Archaeology
6.9.1
An archaeological and heritage impact assessment has been prepared by MoLAS and accompanies the
application.
6.9.2
The assessment advises that the site represents a low risk in terms of archaeology, with little potential for
significant remains to be present. The report suggests in light of this, it is unlikely that the local authority
should request site-specific evaluation of the site either pre- or post determination of planning consent.
Notwithstanding this should the Council require an archaeological watching brief during preliminary
ground preparation to ensure that any previously unrecorded archaeological remains were not removed
without record this should form part of a planning condition and is in accordance with policy CSV8 of the
UDP and SPG 2.
6.10
Structural
6.10.1 Though not a planning application requirement a structural report accompanies this application and details
the proposed structural works including the excavation of a new lower ground level.
6.10.2 The structural report addresses any potential concerns that adjoining occupiers may have with regards to
the proposed works.
7.0
CONCLUSION
7.1.1
The proposals include the demolition of the existing sports hall, which is no longer fit for purpose, and in
its place erect a new indoor sports hall building and a new performing arts and music building which are
linked together by a glazed connection. It is also proposed to accommodate a new designated sixth form
centre within the ground floor extension of the new proposed sports hall. Landscaping works are also
proposed so as to integrate the outdoor space more positively with the new buildings.
7.1.2
The proposed works are solely to bring existing inadequate facilities up to a much needed modern
standard whilst improving the overall learning environment for the School. The school’s capacity will not
be increased through implementation of these proposals.
7.1.3
Careful consideration of UDP policies, the emerging Local Development Framework, supplementary
planning guidance, pre-application meetings with officers and extensive consultation with third parties and
a thorough site analysis has resulted in an innovative and sympathetic design of the site.
7.1.4
Overall the development proposal strongly reflects national policy objectives for the provision and
enhancement of sports and educational facilities. It also meets local policies within the Council’s Unitary
Development Plan in terms of proposing a high quality sustainable development, which seeks to preserve
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and enhance the character of the conservation area whilst respecting the setting of nearby listed
properties.
7.1.5
The development will significantly enhance the environment and educational experience of Channing’s
pupils and will be an asset to the local community, ensuring the high standards the school aspires to are
maintained and enhanced.
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