Agenda item

Demolition of existing buildings & erection of a part four/part five storey building to create a 1200 place (900 pupils & 300 6th Form Post?16 Pupils) six form entry secondary school with associated access and landscaping (incorporating a roof top multi use games area (MUGA))

Ward: Addiscombe

Recommendation: Grant permission

The Committee reconvened at 9.13pm.

Demolition of existing buildings & erection of a part four/part five storey building to create a 1200 place (900 pupils & 300 6th Form Post-16 Pupils) six form entry secondary school with associated access and landscaping (incorporating a roof top multi use games area (MUGA))

Ward: Addiscombe

The Committee were informed that the site had been identified as a site for a secondary school in the emerging Local Plan. A survey had been undertaken that had found there was sufficient on street parking in the surrounding area, however there were six bus stops within the vicinity of the site and it was anticipated that pupils would arrive via sustainable transport methods. The survey of on street parking had taken place during pick up and drop off times. Members were further informed that Transport for London (TfL) had been consulted and were satisfied that the proposed school would have a limited impact on bus capacity, however if additional capacity was required then there was a commitment between TfL and the Department for Transport.

In response to Member questions the officer confirmed that the MUGA would be floodlit, but due to it being set down on the roof Environmental Health officers were satisfied that it would not have a negative impact on the surrounding area. Officers stated that no additional pedestrian crossings were proposed, however there would be active management of the access to the school and that there was not sufficient space for more disabled parking spaces to be provided on the site.

The Committee noted that the school would aim for a bronze level Travel Plan which it did not feel was aspirational considering its location, and that only half of the expected amount of cycling parking would be provided. Officers responded stating that the applicant had highlighted areas where additional cycle storage could be provided in a phased manner and that it could be included within the conditions that the school should aspire to achieve a gold level Travel Plan.

In response to Member questions regarding landscaping, officers confirmed that it was intended that there would be a mix of high and low landscaping and that if trees 14 and 16 could not be retained then they would be replaced by semi-mature trees. The Committee were further informed that an air quality assessment had been undertaken and reviewed by officers who were satisfied with the assessment.

Ms Azra Ibrisimbegovic and Mr Brad Grisdale spoke in objection and raised the following issues:

·         The design of the building made it appear like a prison;

·         The playground was not of a sufficient size;

·         Doesn’t meet safety standards as students and staff would need to go out into the road during a fire alarm and emergency services would be unable to access the school;

·         The proposal only just met inside recreational standards and not outdoor standards;

·         Mediocre design for students;

·         Appreciate the need for more school places but the proposal was too large for the site;

·         Residents already experienced problems with accessing their private car parks and feared this would increase with staff using the car park;

·         There was not sufficient on street parking in the area; and

·         The road was very busy and would be unsafe for students.

Mr Alan Gunne-Jones (Managing Director, PDA) and Mr James Tatham (Architect, Jestico & Whiles) spoke in support and addressed the following:

·         The applicants had worked with the Council to resolve the technical issues and had reviewed the issues raised by residents and had attempted to resolve them all;

·         TfL and the Council were content with the technical review;

·         The architects had worked closely with the provider and planning officers and it had been taken to the Place Review Panel. It was considered to improve the public realm;

·         More gold cladding and recess windows had been introduced following feedback from the Committee at the Pre-Application stage;

·         A consultant had reviewed the fire safety plans; and

·         The school provider had a number of other schools which had all received Good or Outstanding Ofsted reviews.

Officers informed the Committee that the outdoor standards were National Government guidelines rather than regulations, and that fire escapes was a matter for Building Control and was not planning matter.

The Committee recognised the need for more secondary school places in the borough and considered the proposal to be well designed for the tight site. The proposal for the MUGA to be set down on the roof was noted as a good design element, and that the external design had been improved and would be an improvement on the current derelict buildings on the site.

Members stated the school should aim for a gold Travel Plan and addition cycle provision should be provided on site to encourage sustainable modes of transport. The 200m exclusion zone around the school, however, was noted as an element that would need careful monitoring alongside whether any additional crossings were needed along the road.

After consideration of the officer's report, Councillor Jamie Audsley proposed and Councillor Pat Clouder seconded the officer's recommendation, and the Committee voted unanimously in favour, so planning permission was GRANTED for development at Rees House/Moorland Lodge and 6 Moorland Road, Croydon CR0 6NA.