LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE

Date : 29th November 2011

Report of Assistant Director, Planning & Environmental Protection

Contact Officer: Aled Richards Tel: 020 8379 3857 Andy Higham Tel: 020 8379 3848 Mr S. Newton Tel: 020 8379 3851

Ward: Chase

Application Number : TP/11/0830

Category: Other Development

LOCATION: CAPEL MANOR HORTICULTURAL CENTRE, CAPEL MANOR HORTICULTURAL CENTRE, BULLSMOOR LANE, ENFIELD, HERTFORDSHIRE, EN1 4RQ PROPOSAL: Masterplan for development of the north east corner of the site to provide replacement and additional accommodation for Horticulture, Animal care and Arboriculture centres (OUTLINE - access, layout and scale). Applicant Name & Address: Capel Manor College C/O Agent

Agent Name & Address: Mark Williams, DLA Town Planning Ltd 5, The Gavel Centre Porters Wood St Albans Herts AL3 6PQ

RECOMMENDATION: That subject to the referral of the application to the Mayor and no objection being raised, the Head of Development Management / Planning Decisions Manager be authorised to GRANT planning permission subject to conditions.

Application No:- TP/11/0830

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Development Control

Scale - 1:2500Time of plot: 09:44 Date of plot: 14/11/2011

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© Crown copyright. London Borough of Enfield LA086363,2003

1. Site and Surroundings 1.1 The development site is located towards the north east corner of the college

grounds and currently comprises mostly of single buildings (the Duchess of Devonshire Building being the exception at 2 storeys) and an informal open parking area.

1.2 Immediately to the north, screened by some high trees, is the M25. Along the

eastern boundary is the New River and beyond this are some commercial developments and the A10/ M25 junction (Junction 25).

1.3 The site falls within the grounds of a Grade II* listed building, Capel Manor. It

is also within the Metropolitan Green Belt and the majority of the site (everything south of the Hessayon Building) falls within the Forty Hill Conservation Area.

2. Proposal 2.1 Outline planning permission (access, layout and scale) is sought for a Master

plan in respect of the development of the north east corner of the site to provide replacement and additional accommodation for Horticulture, Animal care and Arboriculture centres, and staff accommodation. The master plan identifies three sites within the estate (Development Sites ‘A’, ‘B’ & ‘C’), which will be the focus of future development. Included within the scheme is the refurbishment of the Hessayon Building. Whilst elevational and floor plans have been provided, it must be stressed that these are purely for illustrative purposes, as the final details over appearance and materials would be considered under a reserved matters application.

2.2 The proposal seeks to replace and provide additional accommodation to help

maintain the exemplar status of the college, and to re-establish the integrity of the historical element of the estate by relocating some activities currently spread around the estate to the north east corner. The key elements of the development include:

Animal Care Building (Development Site ‘A’) 2.3 This will contain animal care facilities, additional toilets, a veterinary facility,

science study area, classrooms and staff room and will have an area of approx 1,163m2 over 2 ½ stories.

2.4 The style of this building is “barn” with steep pitched clay pan-tiled roof, brick

plinth and shiplap boarding at upper levels. The upper floor will be fully contained within the roof space with dormer windows. This building will update, expand and replace existing facilities in substandard buildings on the site

Stockyard Building (Development Site ‘A’) 2.5 The stockyard is a replacement facility for the existing animal housings and its

design will reflect that of the Animal Welfare Building. It is also intended to refocus all the animal enclosures currently spread across the site to create a small animal zoo housing exotic and semi exotic animals but with the larger

animals being relocated to Forty Hall Farm. Other exhibits will be housed in stand-alone structures, including an aviary, Meer cat compound and small animal cages.

Staff Cottage (Development Site ‘A’)

2.6 This element will be a 2-storey building that will be located immediately to the

east of the stockyard building to provide supervisory accommodation for the animals housed within the stockyard and animal care buildings.

Duchess of Devonshire Building (Development Site ‘B’) 2.7 The proposed 2-storey extension will be located to the south of the existing

building. The design will reflect the existing building with the existing southern stair tower being used to link the extension to the existing building. The building has been turned through ninety degrees to the existing buildings to provide a “full stop” to the development.

Arboriculture Building (Development Site ‘C’) 2.8 This will remain at its existing location near to the historical heart of the site

and will replace existing timber workshops. The building will contain an all weather tree climbing facilities workshop and classroom facilities. The architecture will be designed to complement the nearby Frank Parkinson building.

Hessayon Refurbishment 2.9 This building is to be re-planned to provide an improved flow of students and

visitors to the flower court and main campus buildings, providing two classrooms and shops. A small section to the rear of the building will be demolished to provide a wider entrance to the garden part of the site.

3. Relevant Planning Decisions 3.1 There have been a significant number of planning applications approved at

the site. The most relevant are listed below: 3.2 Planning permission (ref:TP/95/0107) was granted in July 1995 for the

erection of a single storey arboricultural workshop. 3.3 Planning permission (ref: TP/06/1247) was granted in October 2006 for the

extension of the existing building involving a single storey infill extension between to the two existing buildings, and the erection of a third linked building to provide a new IT suite.

3.4 A revised scheme for the erection of detached building to provide staff office

and IT suite with associated facilities together with extension link between existing floristry block (TP/07/0113) was granted at Planning Committee on 27/02/2007.

4. Consultations 4.1 Statutory and non-statutory consultees

4.1.1 Traffic & Transportation

It has been advised that whilst 25-30 parking spaces will be lost, there are no objections as student and staff numbers are not expected to increase. In addition, the use of the buildings is unlikely to generate an unacceptable increase in visitor parking and visits from school parties can still be accommodated by existing parking within the site.

4.1.2 Environment Agency

No objections are raised, subject to the imposition of conditions seeking to protect controlled waters.

4.1.3 Environmental Health

It is advised that there are no objections.

4.1.4 Thames Water

No objections are raised in relation to sewerage and water infrastructure.

4.1.5 Regeneration

It is advised that there are no comments to be made.

4.1.6 Economic Development It is advised that the proposal is to be welcomed as it will improve the educational training facilities thereby helping to raise skill levels of students.

4.1.7 English Heritage Although generally supportive, the final comments will be reported at the meeting.

4.1.8 Biodiversity Officer It is advised that whilst the statement provides a brief overview of the potential ecological impacts of the proposed development, it does not follow a recognised format and would not be sufficient to determine a full planning application for the site because the information submitted is very limited. However, as the application is one for outline planning permission (access, layout, scale only), it will be possible to grant planning permission subject to professional surveys and providing that the application can be considered to meet with the three tests of the habitat regulations should European protected species be found to inhabit the site.

4.1.9 Greater London Authority (Stage 1 referral)

The comments of the Authority will be reported at the meeting

4.2 Public

No comments have been received.

5. Relevant Policy 5.1 Local Development Framework

CP8: Education CP9: Supporting community cohesion CP11: Recreation, leisure, culture and arts CP20: Sustainable energy use and energy infrastructure CP21: Delivering sustainable water supply, drainage and sewerage

infrastructure CP22: Delivering sustainable waste management CP24: The road network CP25: Pedestrians and cyclists CP30: Maintaining and improving the quality of the built and open

environment CP31: Built and landscape heritage CP33: Green Belt and countryside CP36: Biodiversity CP46: Infrastructure contributions

5.2 Saved UDP Policies

(II)CS1 Land requirements for Community Services (II)CS2 Siting and design of buildings and equipment (II)CS3 Effective and efficient use of land and buildings (II)G21 Reducing the visual intrusion of the built up area (II)GD3 Aesthetics and functional design (II)GD6 Traffic (II)GD8 Site access and servicing (II)T1 To ensure development takes place in locations which have

appropriate access to transport networks (II)T16 Adequate access for pedestrians and people with disabilities (II)T19 Needs and safety of cyclist

5.3 The London Plan

Policy 3.16 Social infrastructure Policy 3.18 Education facilities Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions Policy 5.3 Sustainable design and construction Policy 5.4 Retrofitting Policy 5.5 Decentralised energy networks Policy 5.6 Decentralised energy in development proposals Policy 5.7 Renewable energy Policy 5.8 Innovative energy technologies Policy 5.9 Overheating and cooling Policy 5.10 Urban greening Policy 5.11 Green roofs and development site environs Policy 5.12 Flood risk management Policy 5.13 Sustainable drainage Policy 5.14 Water quality and wastewater infrastructure Policy 6.3 Assessing the effects of development on transport capacity

Policy 6.9 Cycling Policy 6.12 Road network capacity Policy 6.13 Parking Policy 7.1 Building London’s neighbourhoods and communities Policy 7.2 An inclusive environment Policy 7.3 Designing out crime Policy 7.4 Local character Policy 7.6 Architecture Policy 7.8 Heritage assets and archaeology Policy 7.14 Improving air quality Policy 7.15 Reducing noise and enhancing soundscapes Policy 7.19 Biodiversity and access to nature Policy 8.2 Planning obligations

5.4 Other Relevant Policy

PPS1: Sustainable development PPG2: Green Belts PPS5: Planning for the Historic Environment PPS9: Biodiversity and Geological Conservation PPG13: Transport

Forty Hill Conservation Area Character Appraisal The Conservation of Habitats and Species Regulations 2010

Circular 06/05: Biodiversity and Geological Conservation – Statutory Obligations and Their Impact Within The Planning System

6. Analysis 6.1 Principle 6.1.1 A masterplan for the college is accepted in principle as it would provide some

certainty in planning terms as to the future plans of the College whilst allowing the College some comfort as to what the Local Planning Authority would find acceptable.

6.1.2 The proposed master plan must be weighed against the potential impact on

the Forty Hall Conservation Area, the setting of a grade II* listed building (Capel Manor), and the impact on the Green Belt.

6.2 Heritage Considerations 6.2.1 A Conservation Statement has been submitted with the application, in

accordance with PPS5, to identify the heritage assets: Capel Manor House (grade II*), adjoining 18th century garden walls (grade II), and 19th century stable range (grade II) together with the potential impact of the proposal on those assets. The New River, sited immediately east of the development site but screened from the Capel Manor estate by a well-planted earth bank, can also be considered as an undesignated heritage asset in terms of PPS5 (para.2.2.8 Conservation Statement), although there will be no visual impact on the New River.

6.2.2 In terms of the relative significance of the heritage assets, Capel House is

considered to be of ‘exceptional significance’ (thereby warranting a grade I or grade II* listing), while the garden wall and stable range are considered to be

of ‘considerable significance’. The unlisted pre-1948 buildings attached to and immediately adjacent to Capel House, the stables and walled garden, the lodge and park boundary walls are also of ‘considerable significance. The post-1948 buildings are considered to be of ‘neutral significance’ (they would be considered ‘intrusive’ if not for the screening). The area to the north of the Conservation Area, forming ‘Development Site ‘A’’ is considered to be of ‘neutral significance’, with no architectural or historic interest although the Conservation Statement advises that this area forms a useful buffer zone between the Conservation Area and the M25. It is further advised that there are no buildings or structures of architectural or historic significance features within the development sites. The relative impact of each element of the proposal is discussed below.

6.2.3 The Animal Care Building will be significantly taller than the surrounding

buildings. However, it will be screened from the M25 by the vegetation along the northern boundary and it should not be seen in views from the south due to the presence of the existing visitor centre. In addition, it will not form part of any view of or from the listed buildings. It is therefore considered that this element of the proposal would not cause harm to the setting of the listed buildings or the character or appearance of the Conservation Area.

6.2.4 The proposed stockyard and staff cottage will be screened from views from

the north by the existing boundary treatment and will not form any view of or from the listed buildings. It is therefore considered that this element of the proposal would not cause harm to the setting of the listed buildings or the character or appearance of the Conservation Area.

6.2.5 Should the masterplan be approved and the subsequent details for the

Animal Care Building be approved, the existing single storey structures currently used for this purpose would need to be removed. This would be secured through a condition that would require the submission of an application for Conservation Area Consent. The Conservation Statement considers that the removal of those buildings would not unduly harm the character and setting of the Conservation Area due to their modern lightweight structures.

6.2.6 The Arboricultural Building is the nearest element to the listed buildings.

Whilst the proposed 2-storey structure replaces an exiting single storey timber framed shed and will form part of an existing group of single storey buildings, views of it from the immediate area will be limited to small parts of the display gardens to the east. The new building will not form part of any significant views of the main house or stables. Subject to the securing of appropriate materials through a reserved matters application, it is considered this element of the scheme should not detrimentally impact upon the setting of the listed buildings and the character or appearance of the Conservation Area.

6.2.7 The proposed extension to the Duchess of Devonshire Building would

represent a large addition. Nevertheless, it is considered proportionate to the existing building. Furthermore, it would be located on part of an existing car park and in an area of the estate identified as not making a positive contribution to the character or appearance of the Conservation Area. It can also be noted that the extension would be a considerable distance from the listed buildings and separated by planting. Subject therefore to the securing of appropriate materials through a reserved matters application, it is again considered this element of the scheme should not detrimentally impact upon

the setting of the listed buildings and the character or appearance of the Conservation Area.

6.2.8 It is therefore considered that the masterplan, through its consolidation and

confinement of development to the north east corner of the site would enhance the setting of the historic core of the estate and the wider Conservation Area and is therefore considered to meet with the tests contained within PPS5. Any approval would be subject to the securing of appropriate details of the final design and materials for each of the buildings.

6.3 Impact on Green Belt 6.3.1 Paragraph 1.4 of PPG2 confirms that the fundamental aim of Green Belt

policy is to prevent urban sprawl by keeping land permanently open; the most important attribute of Green Belts being their openness.

6.3.2 The five purposes for including land in the Green Belt (para.1.5 PPG2) are:

to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns from merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration, by encouraging the recycling of derelict

and other urban land. 6.3.3 In addition, the following objectives are provided at paragraph 1.6 of PPG2, in

terms of land use:

to provide opportunities for access to the open countryside for the urban population;

to provide opportunities for outdoor sport and outdoor recreation near urban areas;

to retain attractive landscapes, and enhance landscapes, near to where people live;

to improve damaged and derelict land around towns; to secure nature conservation interest; and to retain land in agricultural, forestry and related uses.

6.3.4 Annex C of PPG2 provides guidance on Higher and further education (HFE)

sites within the Green Belt. The Annex brought such institutions under the same Green Belt controls as other developments whereas previously they were excluded, resulting in development on a scale that was considered inappropriate for the Green Belt. Nevertheless, providing the tests at Annex C3 (Infilling) or C4 (Redevelopment) are met, the proposal need not be considered inappropriate. It should also be noted that the college is a specialist land based further education college, and PPG2 advises that a lack of an alternative site outside of the Green Belt should be taken into account.

6.3.5 The proposed development would not meet the tests contained in Annex C3

or C4. This is because the development can not be considered to be infilling or redevelopment due to the proposal having a greater impact on the purposes of including land in the Green Belt. In particular, the Animal Care Building will exceed the height of the existing buildings, and the development would occupy a larger area of the site than existing buildings.

6.3.6 In more detail, the development proposal would provide a quantum of

development in accordance with the table below but would also result in the demolition of some existing structures (total: 310m2), such as the existing animal care accommodation. The net increase in footprint would be approximately 893m2.

NAME TYPE OF

DEVELOPMENT FOOTPRINT

(approx) MAXIMUM HEIGHT

Animal Care Building New Build 530m2 12m Stockyard New Build 146m2 4.6m Staff Cottage New Build 41m2 6.6m Duchess of Devonshire Pavilion

Extension 368m2 8.6m

Arboriculture Building New Build 118m2 8.2m TOTAL 1,203 m2

6.3.7 The increase in footprint, height and scale of development has the potential to

impact on the openness of the Green Belt. Consequently, the applicant must demonstrate how the harm to the openness is outweighed by other considerations so as to amount to the very special circumstances necessary to justify the development. To this end, the applicant has submitted the following four special circumstances, although the additional supporting evidence in the form of the Conservation Statement and Educational Statement can also be considered:

1. The appropriateness of a land based college in the Green Belt

The college provides courses related to horticulture, garden design, animal care, arboriculture, countryside management and the environment, each of which offers considerable practical teaching.

These courses are suited to the semi rural location of Capel Manor and are activities considered appropriate in the Green Belt.

2. The enhancement of a nationally significant education establishment

Annex D [sic] of PPG2 identifies Higher and Further Education (HFE) sites as meriting special consideration.

The college is of regional and national significance and is also specifically mentioned in the Council’s Core Strategy (para.8.59).

The new development is considered essential to allow the college to maintain its exemplar status.

The development will provide fit-for-purpose teaching facilities for future generations.

The proposal contributes to the aspirations of CP16 in improving skills. Nearly one third of the students are from the Enfield area.

3. The improvement to community learning facilities

The college regularly has visits from local schools and educational programmes are provided to cover the whole curriculum from nursery to A-level.

The rationalisation of development would enable a more enhanced experience for school groups.

4. The rationalisation of existing development

The site has previously developed through piecemeal development. The proposed masterplan will control all future development and

remove buildings and activity away from the historic core therefore confining development to the north east corner.

The Conservation Statement confirms that the proposal would have a negligible effect on buildings, landscapes or views of heritage significance.

6.3.8 Whilst it accepted that a land based teaching institution would be best placed

in a rural setting, the College itself, is described as a hub and spoke development, with satellite campuses located around London. The use of these should also be considered for development. This is discussed further at section 6.4 of this report.

6.3.9 The rationalisation of existing structures and their siting further away from the

historic core of the estate provides a compelling heritage argument but not necessarily one to justify the development in Green Belt terms. This is because whilst the proposal would largely be centred away from the historic core, the development is still inappropriate in Green Belt terms. However, the Animal Care Building will provide improved facilities for both students in terms of teaching space and for the animals. In addition, the building will be sited upon an existing area of hard standing and will not be seen from views from the north (M25) due to the tree screen or views from the wider site to the south due to the presence of other buildings and vegetation within the estate.

6.3.10 The Staff Cottage is for supervisory accommodation for the animals housed

within the stockyard and in the Animal Care Building and it would potentially provide a room for a student to enable them to learn this element of animal care. This type of development would not necessarily be unacceptable in Green Belt terms providing that a condition is also imposed restricting the use to that solely for supervisory accommodation. The cottage will be set amongst the aforementioned buildings and would therefore appear within that context.

6.3.11 The Stockyard and Small mammal / Bird Housing due to their size and ‘open

cages’ design will, by themselves, not significantly harm the openness of the Green Belt. In addition, these structures will not be visible beyond the boundary vegetation to the north or from views from the wider site to the south.

6.3.12 The Duchess of Devonshire extension will be constructed on an existing car

park and will match the existing building in terms of overall design and scale. Te extension would be viewed in the context of a ‘developed’ part of the site with existing two storey buildings (including the Hessayon Building) and the public car park. Having regard to this, it is considered that this element of the scheme would not unduly impact upon the openness of the Green Belt.

6.3.13 The Arboricultural Building will be seen amongst the complex of buildings

within the historic core of the estate. This element of the proposal could genuinely be considered an infill development in Green Belt terms. The lightweight design in particular of the part of the building that will contain the indoor climbing area (mock tree) also assists in reducing any potential impact on the openness of the Green Belt.

6.3.14 Landscaping remains a subject for a reserved matters application. It would be expected that any landscaping proposal will help to soften the impact of the new buildings and therefore enhance the ecological value of the site.

6.3.15 On balance, and with reference to the very special circumstances listed, it is

considered that in this instance, the proposal will not detrimentally harm the open character of the Green Belt as the proposal will result in development being confined to one part of the estate, and will improve the central part of the estate through the removal of some existing structures.

6.4 Educational Need 6.4.1 As described above, the college is a hub and spoke institution with 5 satellite

campuses located at Gunnersbury Park, Regent’s Park, Crystal Palace, Barking and Dagenham College, and Edmonton Green. The satellite campuses specialise in certain aspects of the curriculum, as follows: Gunnersbury Park – Animal Care, Floristry, Arboriculture & Countryside,

Garden Design Regents Park – Horticulture and Garden Design Crystal Palace - Animal Care, Floristry, Arboriculture & Countryside,

Garden Design Barking and Dagenham College (Rush Green Campus) – Floristry and

Balloon artistry Edmonton Green - Floristry

6.4.2 Due to their more urban locations, it would not be appropriate or suitable to

house for example, the stockyard building. Moreover, as the Capel Manor campus teaches animal welfare, it is appropriate for it to continue to have such a training facility on the site. Whilst smaller animals will be housed on site, the larger animals will continue to be located on the adjacent Capel Farm and provides an opportunity for students to learn about the care of larger animals.

6.4.2 The proposal will provide improved facilities and will rationalise exiting

structures currently spread throughout the entire Capel site thereby providing a more enhanced teaching and visitor experience.

6.5 Energy 6.5.1 The London Plan stipulates that an Energy Assessment must form part of any

major proposal. The assessment should demonstrate expected energy and carbon dioxide emission savings (25%) from energy efficiency and renewable energy measures incorporated into the development (Policy 5.2).

6.5.2 An Energy Strategy Feasibility Review has been submitted. This document

reviews the existing site heating and hot water service generation with the proposal to consider the possible advantages of a centralised sustainable solution based around a wood chip combustion boiler principle but does not provide an assessment on what the expected energy savings will be. It is considered that a condition could reasonably be imposed to address the shortcomings of the submitted document, particularly as the final designs of the buildings have yet to be determined.

6.6 Ecological Impact

Flora 6.6.1 The buildings proposed will not impact directly on any existing vegetation in

terms of requiring the removal of any trees. The proposed service road however, will be constructed near to the semi-mature screen (Cherry, Field Maple, Norway Maple, Ash) abutting the college’s boundary with the M25. A condition is therefore suggested to secure details of a tree protection.

Fauna 6.6.2 Planning applications should not be determined unless the Local Planning

Authority has been provided with sufficient information to assess the likely impact on ecology, and in particular protected species (bats and great crested newts). The information provided is considered partially incomplete but, Section 68(3) of The Conservation of Habitats and Species Regulations 2010 allows a decision to be made if there is reasonable satisfaction that, if by reason of the conditions and limitations to which the outline permission is to be made, there will be no adverse impact whether before or after obtaining approval of any reserved matters. Given the recommendation, it is considered that application could be viewed as having ‘exceptional circumstance’ and that conditions requiring professional surveys to be undertaken prior to the commencement of any works, would adequately deal with this important consideration..

6.6.3 Grounds to consider in making this assessment are that if great crested newts

or bats are found to inhabit the site there is sufficient scope within the development for mitigation to maintain the species favourable conservation status (this is because the applicant has control over much of the site with sufficient scope to construct new ponds or bat roosts etc.), and that, as the development is for a college it is likely that the other two tests of the habitat regulations [Conservation of Habitats and Species Regulations 2010] are also satisfied, that is that there is no satisfactory alternative and the development is for an imperative reasons of overriding public interest, can be met. Suggested conditions are provided at section 8 of this report.

6.7 Traffic & Transportation Parking 6.7.1 There are currently 320 parking spaces available for staff, students and

visitors, 16 spaces for minibuses and 30 spaces within an overspill car park. In addition, when large events are held, a temporary visitor car park is opened within the park that can accommodate up to 1,000 vehicles.

6.7.2 As discussed in section 6.4 of this report, the development is not for an

increase in pupil numbers but to provide improved facilities at the site. However, it will result in up to 30 parking spaces being lost. Nevertheless, it is considered that the reduction in parking provision can be comfortably accommodated and should not result in any increase in pressure on parking, particularly as there is not an increase in pupil or staff numbers. To further assist in reducing any pressure on available parking spaces, a Travel Plan is being prepared. The details, implementation and regular review of the travel Plan will be secured through condition.

Access

6.7.3 Access arrangements from Bullsmoor Lane remain unaltered. Internal to the

site, a new service road will be created that will be created to run along the northern boundary of the site behind the Stockyard and Animal Care Buildings. A spur will run between the Staff Cottage and the two small mammal / bird enclosures.

6.7.5 This element of the scheme is considered acceptable subject to the securing

of acceptable details via condition. 7. Conclusion 7.1 Having regard to the above, it is considered that there are special

circumstances which together amount to the very special circumstances necessary to justify the acceptance of the master plan which would control future development of this environmentally sensitive site. Furthermore, the specifics of the various elements are such that there would be no harm to the heritage assts of the site or the openness of the green belt. As a result, it is recommended that the master plan be approved

8. Recommendation 8.1 That subject to the referral of the application to the Mayor and no objection

being raised, the Head of Development Management / Planning Decisions Manager be authorised to GRANT planning permission subject to the following conditions:

1. C60 Plan Numbers 2. C02 Details of Buildings – Design 3. C03 Details of Development-External Appearance 4. C04 Details of Development – Access 5. C05 Details of Development – Landscaping 6. C06 Details of Phasing of Construction 7. C12 Details of Parking/Turning Facilities 8. C13 Details of Loading/Unloading/Turning Facilities 9. C18 Details of Tree Protection 10. C19 Details of Refuse Storage & Recycling Facilities 11. C30 Restriction of Open Storage 12. C41 Details of External Lighting 13. C59 Cycle Parking Spaces 14. NSC1 Construction Methodology

That development shall not commence until a construction methodology has been submitted to and approved in writing by the Local Planning Authority. The construction methodology shall contain:

a photographic condition survey of the roads, footways and

verges leading to the site; details of construction access and associated traffic

management to the site; arrangements for the loading, unloading and turning of

delivery, construction and service vehicles clear of the highway;

arrangements for the parking of contractors vehicles; arrangements for wheel cleaning;

arrangements for the storage of materials; hours of work; A construction management plan written in accordance with

the ‘London Best Practice Guidance: The control of dust and emission from construction and demolition’.

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

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

15. NSC2 Ecological Impact Assessment

No development shall commence until an Ecological Impact Assessment (EcIA) of the proposed development, carried out by an appropriately qualified ecologist (that is a member of the Institute of Ecology and Environmental Management (IEEM) or an equivalent organisation with experience of undertaking the relevant surveys and reporting), has been submitted to and approved in writing by the Council. The EcIA shall be produced in accordance with the IEEM’s ‘Guidelines for Ecological Impact Assessment in the United Kingdom’ and shall include, but not necessarily be limited to the following: A baseline Extended Phase 1 Habitat survey of the site (to

include a map and target notes)

Bat surveys of all trees and buildings to be affected by the proposed development, to include emergence and dawn surveys where required, undertaken and reported on in line with the Bat Conservation Trust’s ‘Bat Surveys – Good Practice Guidelines’ (2007).

A full assessment of all ponds and water bodies on and within 250m of the application site in terms of their suitability for great crested newts (following the methodology given in: Oldham, RS, Keeble, J, Swan, MJS & Jeffcote, M, 2000 Evaluating the suitability of habitat for the great crested newt. Herpetological Journal: 10(4): 142-155) with follow up surveys of any ponds with a moderate or high suitability to support the species by a licensed ecologist following the methodology set out in Natural England’s ‘Great crested newt mitigation guidelines’ (English Nature 2001).

Mitigation measures to protect any features identified during the survey

Details of ecological enhancements that will be provided within the development

Reason: To ensure that there is no adverse ecological impact as a result of the proposed development and that biodiversity enhancements are provided in line with PPS9, the London Plan and Enfield’s core strategy policy CP 36.

16. NSC3 Licences - Ecology

Should the surveys undertaken to discharge condition 15 of this permission show that either bats or great crested newts inhabit the site and will be impacted upon as a result of the development no works shall commence until the relevant licence(s) for development works affecting the species concerned has been obtained from the Statutory Nature Conservation Organisation (Natural England or their equivalent) and a copy has been submitted to and approved in writing by the council. Thereafter mitigations measures approved in the licence shall be maintained in accordance with the approved details. Should the applicant conclude that a licence is not required the applicant is to submit a report to the council detailing the reasons for this assessment and this report is to be approved in writing by the council prior to the commencement of works.

Reason: To ensure that the Council fulfils its duties under Conservation of Habitats and Species Regulations 2010 and that European Protected Species, a material consideration, are not adversely impacted upon by the proposed development.

17. NSC4 Contamination

Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1) A preliminary risk assessment which has identified: all previous uses potential contaminants associated with those uses a conceptual model of the site indicating sources, pathways

and receptors potentially unacceptable risks arising from contamination at

the site.

2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

Reason: To ensure protection of controlled waters.

18. NSC5 Verification Report

Prior to occupation, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To ensure protection of controlled waters.

19. NSC6 Surface Water Drainage

No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

Reason: To ensure protection of controlled waters.

20. NSC7 Piling

Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To ensure protection of controlled waters.

21. NSC8 Travel Plan

Prior to the occupation of the development hereby permitted, a travel plan shall be submitted to and approved in writing by the Local Planning Authority. The travel plan, as submitted, shall follow the latest travel plan guidance issued by Transport for London, currently ‘Travel Planning for New Development in London’. The plan shall include:

(i) Targets for sustainable travel arrangements to the agreement of the Local Planning Authority

(ii) Effective measures for the ongoing monitoring of the travel plan including surveys that are compatible with iTRACE and TRAVL as detailed in the Transport Assessment that accompanied the planning application.

(iii) A commitment to delivering the travel plan objectives from first six months of the occupation of the development.

(iv) Effective mechanisms to achieve the objectives of the travel plan by both present and future occupiers of the development.

The development shall be implemented only in accordance with the approved travel plan. Reason: In the interests of promoting sustainable travel.

22. NSC9 Use of Buildings

The buildings hereby approved shall only be used for the purposes as specified on the approved drawings and any approved supporting documentation and shall not be used for any other purposes whatsoever without the prior written approval of the Local Planning Authority.

Reason: Should the buildings be converted solely for additional teaching space, any potential increase in numbers may lead to conditions detrimental to highway safety.

23. NSC10 BREEAM

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

design stage assessment, conducted by an accredited

Assessor and supported by relevant BRE interim certificate, shall be submitted at pre-construction stage prior to the commencement of superstructure works on site; and,

post construction assessment, conducted by an accredited Assessor and supported by relevant BRE accreditation certificate, shall be submitted following the practical completion of the development and prior to the first occupation.

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

Reason: In the interests of addressing climate change and to secure sustainable development in accordance with the strategic objectives of the Council, the London Plan as well as PPS1.

24. NSC11 Energy

The development shall not commence until a detailed ‘Energy Statement’ has been submitted and approved in writing by the Local Planning Authority. Submitted details will demonstrate the energy efficiency of the development and shall provide for no less than 25% total CO2 emissions arising from the operation of a development and its services over Part L of Building Regulations. The Energy Statement should outline how the reductions are achieved through the use of Fabric Energy Efficiency performance, energy efficient fittings, and the use of renewable technologies.

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that CO2 emission reduction targets are met in accordance with Policy CP20 of the Core Strategy, Policies 4A.4 and 4A.7 of the London Plan and PPS22.

25. NSC7 SUDS No development shall take place until an assessment has been carried out into the potential for disposing of surface water by means of a sustainable drainage (SUDS) scheme, in accordance with the principles of sustainable drainage systems set out in national planning policy guidance and statements, and the results of that assessment have been provided to the Local Planning Authority. The assessment shall take into account the design storm period and intensity; methods to delay and control the surface water discharged from the site; and measures to prevent pollution of the receiving groundwater and/or surface waters.

Reason: To ensure that the proposal would not result in an unacceptable risk of flooding from surface water run-off or create an unacceptable risk of flooding elsewhere.

26. NSC8 SUDS 2 Surface water drainage works shall be carried out in accordance with details that have been submitted to, and approved in writing by, the local planning authority before the development commences. Those details shall include a programme for implementing the works. Where, in the light of the assessment required by the above condition, the local planning authority concludes that a SUDS scheme should be implemented, details of the works shall specify:

(i) a management and maintenance plan, for the lifetime of the development, which shall include the arrangements for adoption by any public authority or statutory undertaker or any other arrangements to secure the operation of the scheme throughout its lifetime; and

(ii) the responsibilities of each party for implementation of the SUDS scheme, together with a timetable for that implementation.

Reason: To ensure implementation and adequate maintenance to ensure that the proposal would not result in an unacceptable risk of flooding from surface water run-off or create an unacceptable risk of flooding elsewhere.

27. C52A Time Limit - Outline Permission