planning committee 23/05/18 schedule item 01

Planning Committee 23/05/18 Schedule Item 01

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Ref : 180565FUL Address: Belvue School, Rowdell Road, Northolt,

Middlesex, UB5 6AG. Ward: Northolt Mandeville Proposal: Construction of a part-single and part two-

storey side and rear extension for school use (Use Class D1) with ancillary caretaker accommodation and ramp and step access, following the demolition of nine single-storey ancillary structures; installation of associated hardstanding, green house, cycle and refuse storage, pump house and sprinkler tank and associated enclosures (Regulation 3 - Council's own Development)

Drawing numbers: BRUKL Output Document-Green, dated

30/04/18; BRUKL Output Document-Lean, dated 30/04/18; BRUKL Output Document-Remodelling Areas, dated 08/05/18; Energy Report, ref HLES59154/004Rv1, prepared by RPS, dated May 2018; Overheating Report, prepared by RPS, dated May 2018; A Written Scheme of Investigation for an Archaeological Trial Trench Evaluation, project number 33554, prepared by AOC Archaeology Group, dated April 2018; Drainage Assets Maintenance Scheme Operation and Maintenance Requirements, project number 12819, prepared by Campbell Reith, dated April 2018; Transport Statement-Rev-D, prepared by Kronen Ltd, dated May 2018; Letter, RE Phasing, prepared by Mr J Lytton, dated 08/05/2018; Planning Statement-Rev-3, prepared by Vincent+Gorbing, dated May 2018; Landscape and Visual Impact Assessment, prepared by Macfarlane+Assocs; Drainage Strategy Report, project number 12819, prepared by Campbell Reith, dated February 2018; Drainage Assessment Form, prepared by Campbell Reith, dated 02/02/2018; Extended Phase 1 Survey, ref: EP1/BTE/Belvue, prepared by Urban Wildlife, dated 06/06/2017; Asset Location Search, ref ALS/ALS Standard/2017_3566256, dated 10/05/2017;


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Design and Access Statement Rev A, prepared by Rock Townsend, dated February 2018; Baseline Survey & Preliminary BB93 Review, ref 3840_BB93_1, prepared by Paragon Acoustic Consultants, dated 08/06/2017; Flood Risk Assessment for Planning, ref AEL-4491-FRA-922243, prepared by Argyll Environmental Limited, dated 11/10/2017; Development Site Impact Report, ref GD/160383R/sh, prepared by Barlett Consulting, dated 27/07/2017; BREEAM New Construction: Pre-Assessment Report, ref HLES59154/001R, prepared by RPS, dated January 2018; Sustainable Design and Construction Statement Rev 2, prepared by Osborne, dated 31/01/2018; Gateway 0 & 1 Report – No 1, prepared by Currie & Brown, dated 18/10/2017; STARS School Travel Plan, prepared by Belvue School, dated September 2016; Statement of Community Involvement, prepared by Ealing Council Property Services Delivery Unit, dated 02/02/18; Consultation Letter, prepared by Ealing Council, dated 23/01/2017; Tree Constraints Plan, prepared by Barlett Consulting, dated 09/08/2017; Preliminary Tree Protection Plan, prepared by Barlett Consulting, dated 09/08/2017; MM-SK1-020218; MM-SK2-020218; 00-00-DR-A-00101-Rev-PL01; 00-00-DR-A-00155-Rev-PL01; 00-00-DR-A-00156-Rev-PL07; 00-00-DR-A-00102-Rev-PL01; 00-00-DR-A-00103-Rev-PL01; 00-00-DR-A-00103-PL01; 00-00-DR-A-00105-Rev-PL01; 00-00-DR-A-00150-Rev-PL04; 00-00-DR-A-00110-Rev-PL01; 00-00-DR-A-00111; 00-00-DR-A-00120-Rev-PL01; 00-00-DR-A-00121-Rev-PL01; 00-00-DR-A-00125-Rev-PL01; 00-00-DR-A-00126-Rev-PL02; 00-00-DR-A-00130-Rev-PL01; 00-00-DR-A-00131-Rev-PL03; 00-00-DR-A-00132-Rev-PL01; 00-00-DR-A-0000140-Rev-PL01; 00-00-DR-A-00141-Rev-PL02; 00-00-DR-A-00157-Rev-PL01.

Type of Application: Deemed Consent Application Valid: 07.02.2018 Report by Alan Corcoran


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Recommendation: Grant Deemed Consent subject to conditions and internal transfer. Executive Summary The application site is located to the south of Belvue Park and Rowdell Road, Northolt. The site is designated as Green Belt and is located within an Archaeological Interest Area. The proposal consists a part single and part two-storey 1,316 sq. m. side and rear extension for school use and caretaker accommodation, following the demolition of 1,286 sq. m. of floor area (30 sq. m. increase proposed). The extension would accommodate a modest pupil increase from 135 to 160 (increase of 25 pupils) and modest staff increase from 80 to 90 Full Time Equivalent (FTE) staff. The principle of the school development is acceptable as the applicant has demonstrated “very special circumstances” and demonstrated minimal impact upon the openness of the Green Belt i.e. the proposal would result in a 15% reduction in building footprint and only a minor net increase in floor area of 30 sq. m. (<1% increase). The Greater London Authority (GLA) and Historic England’s Greater London Archaeology Advisory Service (GLASS) have been consulted and did not raise an objection subject to conditions which have been recommended. The GLA stated they do not require a Stage 2 referral (consultation) following the planning committee decision. No public representations have been made to the Council. The application has been assessed in terms of the principle, character and appearance, residential amenity, transport, noise and air quality, energy and sustainability, flood risk and drainage and landscaping and trees. It is considered that the proposal would be consistent with the aims of the relevant policies of the National Planning Policy Framework, The London Plan, Ealing’s Development (Core) Strategy and Ealing’s Development Management DPD. It is recommended that planning permission should be approved subject to the following financial contributions/internal transfers, conditions and informatives: Financial contributions/internal transfers - £12,000 towards pedestrian/cycle improvements on Rowdell Road and Ealing Road/Kensington Road to be provided by the Council’s Transport Services;


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- £11,305 towards tree planting within 500m of the school to be provided by the Council’s Tree Services; - £2,136 for post-construction energy monitoring by the Council’s service provider, Energence Ltd. Conditions Time Limit – 3 years 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To comply with the provisions of the Town and Country Planning Act 1990 (as amended). Approved Plans 2. The development hereby permitted shall be carried out in accordance with the following approved documents and plans: BRUKL Output Document-Green, dated 30/04/18; BRUKL Output Document-Lean, dated 30/04/18; BRUKL Output Document-Remodelling Areas, dated 08/05/18; Energy Report, ref HLES59154/004Rv1, prepared by RPS, dated May 2018; Overheating Report, prepared by RPS, dated May 2018; A Written Scheme of Investigation for an Archaeological Trial Trench Evaluation, project number 33554, prepared by AOC Archaeology Group, dated April 2018; Drainage Assets Maintenance Scheme Operation and Maintenance Requirements, project number 12819, prepared by Campbell Reith, dated April 2018; Transport Statement-Rev-D, prepared by Kronen Ltd, dated May 2018; Letter, RE Phasing, prepared by Mr J Lytton, dated 08/05/2018; Planning Statement-Rev-3, prepared by Vincent+Gorbing, dated May 2018; Landscape and Visual Impact Assessment, prepared by Macfarlane+Assocs; Drainage Strategy Report, project number 12819, prepared by Campbell Reith, dated February 2018; Drainage Assessment Form, prepared by Campbell Reith, dated 02/02/2018; Extended Phase 1 Survey, ref: EP1/BTE/Belvue, prepared by Urban Wildlife, dated 06/06/2017; Asset Location Search, ref ALS/ALS Standard/2017_3566256, dated 10/05/2017; Design and Access Statement Rev A, prepared by Rock Townsend, dated February 2018; Baseline Survey & Preliminary BB93 Review, ref 3840_BB93_1, prepared by Paragon Acoustic Consultants, dated 08/06/2017; Flood Risk Assessment for Planning, ref AEL-4491-FRA-922243, prepared by Argyll Environmental Limited, dated 11/10/2017; Development Site Impact Report, ref GD/160383R/sh, prepared by Barlett Consulting, dated 27/07/2017; BREEAM New Construction: Pre-Assessment Report, ref HLES59154/001R, prepared by RPS, dated January 2018; Sustainable Design and Construction Statement Rev 2, prepared by Osborne, dated 31/01/2018; Gateway 0 & 1 Report – No 1, prepared by Currie & Brown, dated 18/10/2017; STARS School Travel Plan, prepared by Belvue School, dated


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September 2016; Statement of Community Involvement, prepared by Ealing Council Property Services Delivery Unit, dated 02/02/18; Consultation Letter, prepared by Ealing Council, dated 23/01/2017; Tree Constraints Plan, prepared by Barlett Consulting, dated 09/08/2017; Preliminary Tree Protection Plan, prepared by Barlett Consulting, dated 09/08/2017; MM-SK1-020218; MM-SK2-020218; 00-00-DR-A-00101-Rev-PL01; 00-00-DR-A-00155-Rev-PL01; 00-00-DR-A-00156-Rev-PL07; 00-00-DR-A-00102-Rev-PL01; 00-00-DR-A-00103-Rev-PL01; 00-00-DR-A-00103-PL01; 00-00-DR-A-00105-Rev-PL01; 00-00-DR-A-00150-Rev-PL04; 00-00-DR-A-00110-Rev-PL01; 00-00-DR-A-00111; 00-00-DR-A-00120-Rev-PL01; 00-00-DR-A-00121-Rev-PL01; 00-00-DR-A-00125-Rev-PL01; 00-00-DR-A-00126-Rev-PL02; 00-00-DR-A-00130-Rev-PL01; 00-00-DR-A-00131-Rev-PL03; 00-00-DR-A-00132-Rev-PL01; 00-00-DR-A-0000140-Rev-PL01; 00-00-DR-A-00141-Rev-PL02; 00-00-DR-A-00157-Rev-PL01. Reason: For the avoidance of doubt and in the interests of proper planning. Sample of Materials 3. Notwithstanding the plans hereby approved, details of materials and finishes to be used for the external building surfaces including samples of the proposed bricks and mortar shall be submitted to and approved by the Local Planning Authority prior to the commencement of development (excluding ground works and site clearance). The development shall be carried out in accordance with these approved details and retained as such thereafter. Reason: To ensure that the materials harmonise with the surroundings in accordance with Policies 7.1, 7.4 and 7.6 of the London Plan and Policy 7B of Ealing’s Development Management DPD. Construction Management Plan 4. Prior to the commencement of development hereby approved (including initial site clearance and ground works), a Construction Management Plan shall be submitted to and approved by the Local Planning Authority. The plan shall include the following details: 1) on-site construction worker parking; 2) routes the traffic will use and the number, frequency and size of construction vehicles; 3) delivery times; 4) vehicle manoeuvring including swept path diagrams to demonstrate how construction vehicles will access the site, turn into and emerge from the site in forward gear, including details of any temporary vehicle access points; 5) procedures for on-site contractors to deal with complaints from residents; 6) undertaking for all ‘Non-Road Mobile Machinery’ (NRMM) to be used during the construction of the development to be registered on the NRMM register and meet the Stage IIIB emission criteria of Directive 97/68/EC.


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Reason: In the interest of safety and to protect residential amenity in accordance with Policies 5.3, 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD. Cycle Parking 5. A minimum of 16 sheltered cycle parking spaces (including two spaces for modified/enlarged cycles) shall be installed in accordance with the proposed site plan (refer to drawing reference 00-00-DR-00156-Rev-PL07) prior to the 30/11/2019. The sheltered cycle parking shall be retained as such thereafter. Reason: To ensure adequate cycle parking is provided to encourage the use of sustainable modes of transport in accordance with Policy 6.9 of the London Plan and Ealing’s Supplementary Planning Document ‘Sustainable Transport for New Development’. Car Parking 6. One disabled car parking space, three active electric vehicle charging points and three passive electric vehicle charging points shall be available for use prior to the 30/11/2019 and shall be retained as such thereafter. Reason: To ensure adequate disabled car parking and vehicle charging points are provided in accordance with Policy 6.13 of the London Plan. Landscaping 7. The proposed landscaping works as detailed in drawing reference 00-00-DR-A-00156-Rev-PL07 shall be completed and available for use prior to the 30/11/2019 and retained as such thereafter. Reason: To ensure that the development is landscaped in the interests of the visual amenity and ensure amenity provision for pupils in consideration of BB103 and in accordance with Policy 3.2 and 3.18 of the London Plan and Policy 7B of Ealing’s Development Management DPD. School Travel Plan 8. (a) Prior to the first use of the development hereby approved, an interim school travel plan shall be submitted to and approved by the Local Planning Authority. (b) The school shall achieve at least a bronze STARS accreditation within one year of the first use of the development hereby permitted. The minimum of a bronze STARS accreditation shall be permanently maintained thereafter.


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Reason: To promote the use of sustainable modes of transport and minimise traffic and parking congestion on neighbouring streets in accordance with Ealing’s Sustainable Transport for New Development SPD and Policy 1.1 of Ealing’s Development (Core) Strategy. Delivery and Servicing Plan 9. Prior to the first use of the development hereby permitted, a Delivery and Service Plan (including details of minibus drop off and pick up) shall be submitted to and approved by the Local Planning Authority. Use of the development shall be carried out in accordance with the approved Delivery and Service Plan. Reason: To minimise the impact on residential amenity in accordance with Policies 6.14, 7.14 and 7.15 of the London Plan and Policy 7A of Ealing’s Development Management DPD. External Plant 10. The external sound level emitted from plant/machinery/equipment as assessed under BS4142:2014 shall be lower than the lowest existing background sound level by at least 5dBA as measured at the nearest and/or most affected noise sensitive premises with all machinery operating together at maximum capacity. Reason: To safeguard amenity in accordance with Policy 7.15 of the London Plan, Policy 1.1 of Ealing’s Development (Core) Strategy, Policy 7A of Ealing’s Development Management DPD and Ealing’s SPG 10 - 'Noise and Vibration'. Remediation 11. (a) A detailed remediation scheme to ensure the proposed new areas of soft landscaping are suitable for their proposed end use must be submitted to and approved by the Local Planning Authority prior to the commencement of development (excluding initial site clearance and ground works). (b) A verification report must be submitted to and approved by the Local Planning Authority declaring the suitability of the new soft landscape areas prior to the first use of the development hereby permitted. The approved and verified remediation scheme shall be implemented prior to the first use of the development hereby permitted. Reason: To ensure the proposed new soft landscape areas to be situated in the centre of the site are suitable for use in accordance with Policy 5.21 of the London Plan and 5.21 of Ealing’s Development Management DPD.


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Restriction on Use of Caretaker’s Flat 12. The caretaker’s flat shall only be occupied on an ancillary basis by an employee of the school or for educational purposes (use class D1). Reason: To accord with the terms of the application on Green Belt in accordance with Policy 7.16 of the London Plan and Policy 5.2 of Ealing’s Development (or Core) Strategy. Permitted Development Restricted 13. Notwithstanding the provisions of Classes M and N of Part 7 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015, no extensions or alterations, nor any provision of new hardstanding, shall be carried out without the prior permission of the Local Planning Authority, obtained through the submission of a planning application. Reason: To prevent unsuitable development on Green Belt and to safeguard the openness of the site in accordance with Policies 2.18 and 7.16 of the London Plan, Policies 1.1, 5.2, 5.6 and 6.3 of the Ealing Development (Core) Strategy and Policy 2.18 of Ealing’s Development Management DPD.

Green Roof

14. The 200sq. m. of extensive green roof shall be laid out in accordance with the details shown on the approved roof plan (ref: 00-00-DR-A-00126-PL02). The detailed design of the extensive roof shall incorporate the following: a) Be biodiversity based, with extensive substrate base varying in depth from 75mm to 150mm; b) Have sufficient depth of soil/growing medium for the relevant planting, including the re-use of any demolition material where feasible; c) Be planted/seeded with a mix of native species within the first planting season following the practical completion of the single-storey component. The seed mix shall be focused on wildflower planting and shall contain no more than 25% sedum; d) Have relevant efficient and effective drainage and irrigation to sustain the vegetation. The extensive green roof shall be retained as such thereafter. Reason: To ensure the development provides the maximum possible provision towards the creation of habitats and valuable areas for biodiversity in accordance with Policies 5.3, 5.10, 5.11, 5.12 and 7.19 of the London Plan, Policies 1.1, Greater London Authority, Living Roofs and Walls, Technical Report: Supporting London Plan Policy and 1.2 of Ealing’s Development (or Core) Strategy and Policies 5.10 and 5.11 of Ealing’s Development Management DPD.


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BREAAM 15. The approved development shall be registered with Building Research Establishment (BRE) and achieve a minimum BREEAM ‘Very Good’ rating based on the latest BREEAM NC Technical guidance. (a) Within three months of commencement of development, an Interim BREEAM NC Assessment (including new school building, remodelled school building and caretaker dwelling) and related Certification for the new school building only, verified by the BRE, shall be submitted to and approved by the Local Planning Authority. (b) Within three months of first use of the approved development, a BREEAM 'Post Construction Stage' Assessment (including new school building, remodelled school building and caretaker dwelling) and related Certification for the new school building only, verified by the BRE, shall be submitted to and approved by the Local Planning Authority. The approved measures shall be retained in working order in perpetuity. Reason: In the interest of addressing climate change and to secure sustainable development in accordance with policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan (2016), policies 1.1(k) and 1.2(f) of Ealing’s Development (Core) Strategy (2012) and policies 5.2 and 7A of Ealing’s Development Management DPD (2013). Low NOx boilers 16. Ultra-low NOx boilers (<40 mgNOx/kWh) shall be installed prior to first use and permanently retained thereafter. Reason: To minimise the impact of building emissions on local air quality in accordance with Policies 3.2 and 7.14 of the London Plan, the Mayor’s Sustainable Design and Construction SPG and Policy 7A of Ealing’s Development Management DPD. Overheating and Cooling 17. (a) Prior to the commencement of the approved development (excluding ground works and site clearance), full tabularised set of results for all weather scenarios in the analysis shall be submitted to and approved by the Local Planning Authority. (b) Prior to completion, the approved development shall incorporate overheating mitigation measures that comply with CIBSE TM52 and TM49 criteria and CO2 ppm levels criteria as stated in the approved Energy Report and Overheating Report (prepared by RPS Consulting Services Ltd, dated 8th May 2018) and


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Sustainable Design and Construction Statement Rev2 (prepared Osborne, dated 31.01.2018). Reason: To ensure that the development is energy efficient, minimises overheating risk and improves ventilation and daylighting in accordance with Policy 5.2, 5.3 and 5.9 of the London Plan. Energy Strategy 18. (a) Prior to the commencement of the approved development (excluding ground works and site clearance), the following details shall be submitted to and approved by the Local Planning Authority: - details of plant room connecting new and existing school buildings, including their size, layout and location, size of boilers and details of the flue; - updated solar PV specification details and modelling output reports including the BER and TER from the “as design stage” as evidence to the approved Energy Report (prepared by RPS Consulting Services Ltd, dated 8th May 2018); (b) Prior to the completion of the development, the following measures shall be implemented to achieve an overall reduction in regulated CO2 emissions of at least 35.90% (equal to at least 7.45 tonnes CO2 per year) beyond Building Regulations Part L 2013, as detailed in the approved plans, Energy Report and Overheating Report (prepared by RPS Consulting Services Ltd, dated 8th May 2018):

1. energy saving measures to achieve at least annual carbon dioxide emission savings of 1.27 tonnes CO2 equating to 6.14% CO2 emissions reduction in regulated carbon dioxide (CO2) emission savings over the compliant BR Part L 2013 base case.

2. incorporation of at least 15.66kWp solar PV system to supply 10.60MWh

of electricity annually as a minimum and achieve at least annual carbon dioxide emission savings of 6.18 tonnes CO2 equating to 29.76% in CO2 emission savings over the Be Lean stage of the Energy Hierarchy.

(c) Within three-months of the practical completion of the approved development the following details shall be submitted to and approved by the Local Planning Authority: - Energy Performance Certificates and detailed modelling output reports including the BER and TER from the “as built stage” shall be submitted to and approved by the Local Planning Authority to confirm compliance with regulated CO2 savings. - evidence that the renewable/low carbon technology(ies) is certified under the Microgeneration Certification Scheme (MSC) and, if appropriate, complies with the Enhanced Capital Allowances (ECS) product criteria.


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The approved measures installed shall permanently be retained as such thereafter. Reason: To ensure the development is energy efficient, to reduce greenhouse gases emissions and to minimise the impact of building emissions on local air quality in accordance with Policies 3.2, 5.3, 5.5, 5.6 and 7.14 of the London Plan, the Mayor’s Sustainable Design and Construction SPG, Policies 1.1 and 1.2 of Ealing’s Development (or Core) Strategy and Policies 5.2 and 7A of Ealing’s Development Management DPD. Archaeological Scheme of Investigation 19. (a) No demolition or development shall be carried out other than what is detailed in the approved Stage 1 WSI (dated April 2018). (b) If heritage assets of archaeological interest are identified by the Stage 1 WSI, for those parts of the site, a Stage 2 WSI shall be submitted to and approved by the Local Planning Authority. Regarding land subject to a Stage 2 WSI, no demolition or development shall be carried out other than what is detailed in the approved Stage 2 WSI. The Stage 2 WSI (if required) shall include: - A statement of significance and research objectives, a programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works; - A programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the Stage 2 WSI. Reason: To ensure any heritage assets found in the archaeological interest area are protected in accordance with Paragraph 141 of the NPPF, Policy 7.8 of the London Plan and Policy 7C of Ealing’s Development Management DPD. External Lighting 20. Prior to first use of the development hereby approved, details of external artificial lighting shall be submitted to and approved by the Local Planning Authority. Details shall include measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Lighting contours shall demonstrate that the vertical illumination of any nearby premises is in accordance with the recommendations of the Institution of Lighting Professionals in the ‘Guidance Notes for The Reduction of Light Pollution 2011’. Approved details shall be implemented prior to first use of the development and shall thereafter be permanently retained. Reason: To safeguard amenity in accordance with Policy 7A of Ealing’s Development Management DPD.


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Informatives 1. The decision to grant planning permission has been taken having regard to the policies and proposals in the National Planning Policy Framework (2012), the Draft National Planning Policy Framework (2018), the London Plan with minor alterations (2016), the Draft London Plan (2017), the adopted Ealing Development (Core) Strategy (2012), the adopted Ealing Development Management DPD (2013) and to all relevant material considerations: National Planning Policy Framework (2012) 4 Promoting Sustainable Transport 7 Requiring Good Design 8 Promoting Healthy Communities 9 Protecting Green Belt Land 10 Meeting the Challenge of Climate Change, Flooding and Coastal Change 12 Conserving and Enhancing the Historic Environment Draft National Planning Policy Framework (2018) Paragraph 95 - Schools Paragraph 144 - Green Belt London Plan with minor alterations (2016) 3.2 Improving Health and Addressing Health Inequalities 3.16 Protection and Enhancement of Social Infrastructure 3.18 Education Facilities 3.19 Sports Facilities 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4A Electricity and Gas Supply 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals 5.7 Renewable Energy 5.9 Overheating and Cooling 5.10 Urban Greening 5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.13 Sustainable Drainage 5.21 Contaminated Land 6.1 Strategic Approach 6.3 Assessing Effects of Development on Transport Capacity 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.13 Parking 6.14 Freight 7.1 Lifetime Neighbourhoods


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7.2 An Inclusive Environment 7.3 Designing out Crime 7.4 Local Character 7.6 Architecture 7.8 Heritage Assets and Archaeology 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and Managing Noise, Improving and Enhancing the Acoustic, Environment and Promoting Appropriate Soundscapes 7.16 Green Belt 8.2 Planning Obligations Draft London Plan (2017) Policy S3 Education and Childcare Facilities Supplementary London Plan Guidance - The control of dust and emissions during construction and demolition (July 2014) - Shaping Neighbourhoods: Character and Context (June 2014) - Accessible London: Achieving an Inclusive Environment (October 2014) - Sustainable Design and Construction (April 2014) - Energy Planning (March 2016) - London Sustainable Drainage Action Plan (December 2016) - SuDS in London - A Guide (November 2016) - London Cycling Design Standards with minor alterations (September 2016) - Construction Logistics Guidance (July 2017) - Living Roofs and Walls, Technical Report: Supporting London Plan Policy (February 2008) Adopted Ealing Development (Core) Strategy (2012) 1.1 Spatial Vision for Ealing 2026 1.2 Delivery of the Vision for Ealing 2026 5.1 Protect and Enhance Metropolitan Green Belt 6.2 Social Infrastructure 6.3 Green Infrastructure 6.4 Planning Obligations and Legal Agreements Adopted Ealing Development Management DPD (2013) 2.18 Green Infrastructure - The Network of Open and Green Spaces 5.2 Ealing Local Variation - Minimising Carbon Dioxide Emissions 5.12 Ealing Local Variation - Flood Risk Management 5.21 Ealing Local Variation - Contaminated Land 7A Ealing Local Variation - Amenity 7.4 Ealing Local Variation - Local Character 7B Ealing Local Policy - Design Amenity 7C Ealing Local Policy - Heritage EA Ealing Local Policy - Presumption in Favour of Sustainable Development


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Adopted Supplementary Planning Documents Adopted Planning for Schools DPD (2016) – Policy 2 Sustainable Transport for New Development (2013) Draft Supplementary Planning Documents Legal Agreements, Planning Obligations and Planning Gain (2007) Ealing’s Interim Supplementary Planning Guidance SPG 3 Air Quality SPG 4 Refuse and Recycling Facilities SPG 9 Trees and Development Guidelines SPG 10 Noise and Vibration SPD 9 Legal Agreements, Planning Obligations and Planning Gain 2. Construction and demolition works and associated activities at the development including deliveries, collections and staff arrivals audible beyond the boundary of the site should not be carried out other than between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on Saturdays and at no other times, including Sundays and Public/Bank Holidays, unless otherwise agreed with the Environmental Health Officer. 3. At least 21 days prior to the commencement of any site works, all occupiers surrounding the site should be notified in writing of the nature and duration of works to be undertaken. The name and contact details of persons responsible for the site works should be signposted at the site and made available for enquiries and complaints for the entire duration of the works and updates of work should be provided regularly. Any complaints should be properly addressed as quickly as possible. 4. Best Practicable Means (BPM) should be used in controlling dust emissions, in accordance with the Supplementary Planning Guidance by the GLA (2014) for The Control of Dust and Emissions during Construction and Demolition. 5. No waste materials should be burnt on site of the development hereby approved. 6. Best Practicable Means (BPM) should be used during construction and demolition works, including low vibration methods and silenced equipment and machinery, control and monitoring measures of noise, vibration, delivery locations, restriction of hours of work and all associated activities audible beyond the site boundary, in accordance with the Approved Codes of Practice of BS 5228-1:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Noise and BS 5228-2:2009+A1:2014 Code of practice for noise and vibration control on construction and open sites. Vibration 7. In respect of condition 5 (cycle parking), the detailed provision shall give consideration of guidance contained in the London Cycling Design Standards.


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8. In respect of condition 18 (Energy Strategy), if the stated energy targets as stated in the Energy Report (prepared by RPS Consulting Services Ltd, dated 8th May 2018) are not achieved, the applicant would be required to submit a formal minor material amendment application to the Local Planning Authority prior to first use the development. 9. In respect of condition 19 (WSI), this must be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015. 10. In respect of condition 20 (external lighting), luminaires shall be designed to reduce light pollution to nearby properties and road users and where applicable the recommendations of the following guidance shall be met: - ILP Guidance Notes for the reduction of Obtrusive Lighting 2011. -CIE Technical Report- Guide on the Limitation of the Effects of Obtrusive Light from Outdoor Lighting Installations - CIE 150: 2003. -Statutory Nuisance from Insects and Artificial Light by Department of Environment Food. Guidance on sections 101, 102 and 103 of the Clean Neighbourhoods and Environment Act 2005, Defra. Site Description The 1.1 hectares’ application site is located to the south of Belvue Park, at the junction of Ealing Road/Kensington Road and Rowdell Road. The site currently accommodates 135 Special Educational Needs secondary school places (ages 11 to 19 year olds) and 80 FTE staff. The site is located within Northolt Village Green Archaeological Interest Area and forms part of the wider Green Belt designation (1.1 hectare of the 12.3 hectare Green Belt). The site consists predominantly of single-storey buildings located towards the west and north site boundaries. There is a double height main hall towards the centre of the site and a detached two-storey school caretaker’s house located in the north-east corner. There are both flat and pitched roof buildings on-site and brick is the principle material used across the site. The site currently does not contain any cycle parking spaces, while car parking is located to the west and north of the site and consists of 12 formal staff car parking spaces (including one disabled space and two mini-bus spaces). The playground occupies the remainder of the site towards the south-east corner of the site.


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The site is accessed by pedestrians and vehicles from Rowdell Road, while a separate minibus access is located off Ealing Road/Kensington Road to the west. To the south of the site is a densely-planted woodland and the Western Avenue (A40). Belvue Park is located to the north, while to the east is an industrial estate containing two-storey buildings and a golf driving range and to the west is a residential area consisting two to three-storey residential units. The Proposal It is proposed to demolish nine single-storey structures from across the site and the two-storey detached caretaker’s dwelling from the north-east of the site. Following demolition, it is proposed to construct a part-single and part two-storey side and rear extension for school use (Use Class D1), with ancillary caretaker accommodation towards the north-east corner of the site. The two-storey component would extend parallel to the eastern boundary and would measure approximately 16m and 39m in width and depth respectively and would have a maximum height of 12m, while the single-storey component would be L-shaped and located to the rear (south) and side (east) of the existing building. The proposed extension would have a floor area of 1,316 sq. m. This extension would be constructed in brick and would predominantly be flat roofed, with pitched roof elements to the front (north) of the site, one of which would contain a glazed lantern. The single-storey element to the rear would have a flat green roof, while the two-storey element would accommodate photovoltaic (PV) panels and mechanical plant and associated steel louvered screening and guard rails. The proposal includes the installation of 16 covered cycle parking spaces to the west of the site and a pump house and sprinkler tank and associated enclosure to the east of the site. The bin storage would be located to the north and would be screened by a hit and miss timber fence to match the pump house and sprinkler tank enclosure. Despite the notable size of the proposal, there would be a 15% reduction in building footprint and only a minor net increase in floor area of 30 sq. m. (<1% increase) following the demolition of 1,286 sq. m. of existing floor area:


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The proposed development would result in an additional 25 pupils (160 total) and 10 staff (90 total). There are no alterations proposed to the site access. There would be no increase in hardstanding available for car parking, however formal/lined car parking provision will increase from 12 spaces to 17. Relevant Planning History P/2002/1384 - Deemed Consent - 03.10.2002 Single-Storey Extensions to North and West Elevations of School to Provide Nine New Classrooms, Together with Formation of Vehicular Access to Kensington Road (New Vehicle Only Entrance to School) With Associated Additional Car Park, And Garage for School Bus. P/2005/0262 - Granted Conditionally - 21.02.2005 Ball Court East of Main Playground (Deemed Application by London Borough of Ealing) P/2008/4744 - Granted Conditionally - 23.07.2009 Single Storey Classroom Block Extension Comprising 3 Teaching Areas, And Extension to Existing Caretakers Store (Deemed Application by London Borough of Ealing) P/2010/2149 - Deemed Consent - 02.07.2010 Provision of Single Storey Temporary Classroom Unit on Existing Hard-surfaced Playground Area and Associated Canopy/ Walkway and Access Ramps PP/2012/2446 - Grant with Conditions - 02.08.2012 Use of wooded area to South as part of school curtilage, erection of 3 buildings formed from containers for use as classrooms with canopy link between canopy extension linking the main school and PP/2014/4977 - Deemed Consent Conditional - 19.12.2014 Construction of single storey timber block forming two classrooms with decking area between to the south of the existing school. (Departure application).


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Consultation Public Consultation: Four site notices were placed on Rowdell Road and Ealing Road/Kensington Road and a press notice was published on the 30.03.2018. The consultation period expired 20.04.2018. No responses have been received. Internal Consultation: Tree Services No objection subject to a condition

requiring tree protection to be carried out in accordance with the submitted Tree Protection Plan and a contribution of £11,305 towards tree planting within 500m of the school.

Officer’s response: A condition has been recommended

regarding tree protection and a contribution of £11,305 has been negotiated, agreed and contained within the Heads of Terms.

Regulatory Services No objection subject to conditions

regarding external plant noise and contaminated land.

Officer’s response: A condition has been recommended

regarding external plant noise and contaminated land.

Transport Services No objection subject to conditions

regarding a construction management plan, a delivery and servicing plan, a school travel plan, cycle parking, disabled car parking and electric vehicle charging points and a contribution of £12,000 towards traffic calming and pedestrian/cycle safety improvements to Rowdell Road and Ealing Road/Kensington Road. Officers Response: Conditions have been recommended regarding a


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construction management plan, a delivery and servicing plan, a school travel plan, cycle parking, disabled car parking and electric vehicle charging points. A contribution of £12,000 has been negotiated, agreed and contained within the Heads of Terms.

Energy and Sustainability Officer No objection subject to conditions

regarding BREEAM, low NOx boilers, overheating and cooling, sustainable design and construction and an Energy Strategy and a contribution of £2,136 for post-construction energy monitoring.

Officer’s response: Planning conditions have been

recommended requiring BREEAM, low NOx boilers, overheating and cooling, sustainable design and construction and an Energy Strategy.

A contribution of £2,136 has been negotiated, agreed and contained within the Heads of Terms.

External Consultation: Greater London Authority No objection and stated no stage II

referral (consultation) required. Historic England (GLAAS) No objection subject to a condition

regarding a Written Scheme of Investigation.

Officer’s response: A planning condition has been

recommended regarding a WSI. Lead Local Flood Authority No objection. Designing out Crime Officer No objection. London Fire and Emergency No objection. Planning Authority


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Reasoned Justification Principle: The principle of development should be considered in the context of the provision of an improved educational facility located on land designated as Green Belt. Paragraph 72 of the NPPF states “the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities” and that Local Authorities should give “great weight to the need to create, expand or alter schools”. Paragraph 95 of the Draft NPPF states “it is important that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement”. Policy 3.18 of the London Plan supports the provision of new educational facilities which would enhance education and skills provision. This is reinforced by the Draft London Plan which aims to ensure there is a sufficient supply of good quality education and childcare facilities to meet demand and offer educational choice. The provision of 25 additional pupil places in a redevelopment that meets current building and school space standards would be in accordance with Paragraph 72 of the NPPF, Paragraph 95 of the Draft NPPF, Policy 3.18 of the London Plan and Policy S3 of the Draft London Plan. Policy 7.16 in the London Plan and Policy 5.1 in the Ealing Development (Core) Strategy seek to protect Green Belt from development and maintain its openness, stating that the strongest protection should be given to London’s Green Belt and that inappropriate development not necessary to maintaining the open character and function should be refused, unless very special circumstances can be demonstrated. Policy 2.18 of Ealing’s Development Management DPD reinforces these polices and states, only development that is ancillary to the open space should be permitted and development should have a minimal impact on visual openness of the space. The school redevelopment would not be ancillary to the function of the Green Belt. However, the pressing need for additional SEN places in Ealing and no suitable alternative sites being available to meet this need are considered acceptable “very special circumstances” to justify this development on Green Belt. Please refer to the appendix 1 and 2 of the Planning Statement (dated May 2018) where it is stated that statutory notices have been approved for this proposed expansion to assist the Council meet its statutory duty to provide the 45 additional secondary SEN spaces required in Ealing for 2018/2019. The development would be located on previously developed land and would result in a significant 15% reduction in building footprint and only a minor increase in floor area of 30 sq. m. (<1% overall floor area increase). The


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submitted quantitative and qualitative (Landscape and Visual Impact Assessment) assessments demonstrate there would be a slight but acceptable impact upon the openness of the Green Belt. The principle of the proposed school development on Green Belt is considered acceptable. Design and Appearance: Policies 7.4 and 7.6 of the London Plan and policies 7.4 and 7B of the Ealing Development Management DPD require development to be considered in terms of local character, architecture and design amenity. The consolidation of the school development by demolishing various single-storey structures and re-providing a slightly enlarged floor space (30 sq. m. increase) in a part single and part two-storey extension along the north and east boundaries is acceptable, as the building location would provide an improved secure line (i.e. public space to the front and private space to the rear), would provide an improved central play area to the rear of the school and would respect the existing building line of the school and adjoining site. The height of the proposal would be four metres taller than the existing tallest point onsite but would appear in keeping with the character of the area which predominantly consists of two to three-storey residential and leisure properties. This has been demonstrated in the submitted Landscape and Visual Impact Assessment which contains verified views of the proposal. Given the prominence of brick in the surrounding area, the proposed use of two contrasting red bricks (light and dark) is considered acceptable. The proposed recessed and protruding brick detailing and recessed windows (approximately 160mm-250mm in depth) would provide an attractive and acceptable use of articulation that would assist in breaking up the mass and bulk of the building. The proposed standing seam zinc roof would be in keeping with the existing hall roof, while the 200 sq. m. of extensive green roof would provide an attractive outlook from the proposed extension. The taller and protruding element to the north of the proposal would provide a more legible and appealing main entrance to the school compared to the existing building. The proposal of relatively large windows to the front (north) of the extension would ensure acceptable levels of passive surveillance of the street and school entrance would be achieved. The PV panels and mechanical roof plant is proposed to be sensitively located and screened by the brick parapet and streel louvres to minimise the visual impact.


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In addition to the building extension, the proposal includes a sprinkler tank and pump house towards the east of the site that would be screened by a hit and miss timber enclosure that would have a height of 2.5m. Similar timber screening is proposed to the refuse area to the north of the site. The proposed enclosures are appropriately designed to respect the design and appearance of the site. It is considered that the proposal would be in accordance with Policies 7.4 and 7.6 of the London Plan and Policies 7.4 and 7B of the Ealing Development Management DPD. Impact upon Amenity of Neighbouring Properties: Policy 7.6 of the London Plan requires new development not to cause unacceptable harm to the amenity of surrounding land and buildings (particularly residential buildings) in relation to privacy and overshadowing. Policies 7A and 7B of the Ealing Development Management DPD seeks to ameliorate harmful emissions, including noise, light and odour which may harm the surrounding area, avoid inappropriate overlooking and requires development to have regard to its visual impact. The proposed building would be set back 6-15 metres from the east site boundary and would be 22m from the nearest neighbouring property, ‘Puregym’. Of note, the west facing elevation of the adjacent two-storey gym does not contain any windows. The proposal would not impact the amenity of this neighbouring site due to the proposed building setback, the separation distance, the scale of the relatively modest two-storey proposal and the lack of windows on the neighbouring property’s west facing elevation. The nearest residential property to the proposed extension would be Westway Court, which is three-storeys in height and located approximately 120m to the west of the proposal. The proposal would not unduly impact the amenity of these residential units due to the significant separation distance, location of mature trees along the school’s western boundary and the relatively modest scale of the two-storey extension. A woodland and the A40/Western Avenue is located to the south of the site and Belvue Park is located to the north of the site. The proposed development would not impact on the amenity of these areas due to its proposed height, scale and location. Owing to the size, height and location of the proposal, it is considered that the scheme would not impact on the amenity of surrounding residential properties in terms of privacy, overshadowing or disturbance due to noise, odour or light. The proposal would comply with Policy 7.6 of the London Plan and Policies 7A and 7B of the Ealing Development Management DPD.


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Transport: Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.12, 6.13 and 6.14 of the London Plan, Policy 6.13 of Ealing’s Development Management DPD and Ealing’s Sustainable Transport for New Development SPD require developments to be assessed on the effects it would have on the transport capacity, traffic flow and congestion. These policies also require developments to provide secure, integrated, convenient and accessible cycle facilities and appropriate levels of car parking, including disabled car parking and electric vehicle charging points. The site has a Public Transport Accessibility Level ranging from 1b to 3 (0 representing the least accessible locations and 6b representing excellent accessibility) and is serviced by Northolt Tube Station, served by the Central Line and the 90, 120, 140, 282, 395 and E10 bus routes. The school is not in an Ealing Council Controlled Parking Zone; however, Ealing Road/Kensington Road is largely restricted by double yellow lines and school keep clear markings are located on Rowdell Road. The Transport Statement (dated May 2018) describes the site has having capacity to accommodate 17 parked cars onsite. Notwithstanding this, there are currently 12 formal/lined staff car parking spaces onsite (including one disabled space and two mini-bus spaces). The proposal seeks to increase the formal/lined car parking provision by five spaces to bring the total formal parking provision to 17 spaces. Seven spaces (including one disabled bay) would be located to the north of the site, while 10 spaces (including two minibus spaces) would be located to the west. There are no alterations proposed to the site access arrangements. Transport Services consider this acceptable, however, three active and three passive electric vehicle charging points must be installed to accord with London Plan Policy 6.13. There is currently no cycle parking provision onsite but it is proposed to install 16 sheltered and secure bicycle parking stands to the west of the site. This would exceed the four spaces required by the London Plan. Notably, two spaces would allow for larger modified cycles, addressing the SEN school requirements. Transport Services raise no objection subject to conditions regarding an interim school travel plan, a TfL STARS accredited school travel plan, a service and delivery plan (including minibuses), a construction management plan, cycle parking, disabled parking and electric vehicle charging points. Transport Services also require an internal transfer of £12,000 towards traffic calming and pedestrian safety improvements adjoining the school i.e. removal of pavement parking on Rowdell Road and double yellow lines on one side (lines, traffic order, signs and posts and statutory consultation), resurfacing of pavements, speed survey for Kensington Road, speed bump/s and alterations to pedestrian barrier. Subject to conditions and an internal transfer of £12,000; the proposal would not be considered to raise any adverse road safety concerns, nor would it be


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considered to have a detrimental impact on the surrounding road network. The proposal would therefore be in accordance with Policies 6.1, 6.3, 6.9, 6.10, 6.11, 6.12, 6.13 and 6.14 of the London Plan, Policy 6.13 of Ealing’s Development Management DPD and Ealing’s Sustainable Transport for New Development SPD. Energy and Sustainability: Policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan require developments of this scale and nature to be designed sustainably, for the development to follow the ‘lean, clean, green’ approach, to incorporate measures to reduce the level of carbon dioxide emissions. The applicant is proposing the use PV panels and ultra-low NOx gas boilers to reduce carbon dioxide emissions at the school. The submitted BREEAM Pre-Assessment report targets a BREEAM rating of ‘very good’. The Council’s Energy and Sustainability Officer has no objection to the proposal subject to a financial contribution of £2,136 for post construction renewable energy monitoring and conditions regarding BREEAM, low NOx boilers, overheating and cooling, sustainable design and construction and an Energy Strategy. Subject to conditions regarding BREEAM, low NOx boilers, overheating and cooling, sustainable design and construction and an Energy Strategy and a contribution of £2,136 being received by the Council for energy monitoring, the proposal would be in accordance with Policies 5.1, 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan. Flood Risk and Drainage: Policy 5.12 of the London Plan require developments to remain safe and operational under flood conditions, while Policy 5.13 states developments should demonstrate consideration of the drainage hierarchy, aim to achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible. The application site is within Flood Zone 1, meaning it has less than 1 in 1,000 annual probability of river or sea flooding. The site is not within a Critical Drainage Area but there are surface water flooding issues onsite, with the east part of the site within the one in 30-year (or greater) surface water flood extent. The proposed drainage discharge rate has been restricted to provide a minimum of 40% betterment for the total site, while 50% betterment would be achieved for the area of proposed development. The micro drainage result show that the proposed drainage strategy is adequate for the critical 100 year with 40% climate change allowance.


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The Drainage Strategy (dated February 2018) and Drainage Assessment Form (dated 02/02/2018) have been reviewed by the Lead Local Flood Authority, that confirmed they have no flood risk or drainage concerns or objections to the proposal. The proposal would be in accordance with Policies 5.12 and 5.13 of the London Plan. Trees and Landscaping: Policies 5.10 and 7.21 of the London Plan require new developments to retain trees of value and integrate green infrastructure such as tree planting. Any loss of trees resulting from development should be replaced following the principle of “right place, right tree” (A Tree and Woodland Framework for London, 2005). Policy 5.10 of Ealing’s Development Management DPD states where trees are proposed to be removed, re-planting is required based on no net loss of amenity. While the extent and location of the planting need not necessarily be the same afterward as it was before development, the quality and type of amenity offered (based on CAVAT value) should at least be the same, if not better. 19 trees are proposed for removal (T0120, group G0121, group G0122, T0123, T0124, T0125, T0126, T0127, T0140, T0152, T0153, T0160, T0165) with no replacement planting proposed. Two of these trees are classed as category U trees (dead, diseased, dying or dangerous), while the remainder are category C trees (low quality). Some replacement planting was proposed to the sites woodland but this was not considered acceptable by the Council’s Tree Services due to the denseness of existing planting. Tree Services have assessed the trees proposed for removal as having a CAVAT value of £11,305 and have raised no objection to the proposal subject to the payment of this sum (which would equate to approximately 28 new trees) to carry out offsite tree planting within 500m of the school to offset the loss of onsite trees. Subject to the contribution of £11,305 being received by the Council to carry out replacement tree planting within the vicinity of the site, the proposal would be in accordance with Policies 5.10 and 7.21 of the London Plan and Policy 5.10 of Ealing’s Development Management DPD. CIL This development would not be liable to contribute towards the Mayor’s Community Infrastructure Levy as education schemes are exempt. Conclusion The proposal is considered acceptable with regard principle, design and appearance, impact upon the amenity of neighbouring properties, transport, energy and sustainability, flood risk and drainage and trees and landscaping.


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Human Rights Act In making your decision, you should be aware of and consider any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights. You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is a proportionate response to the submitted application based on the considerations set out in this report.