Download Morningside Primary School, Chatham Place

REPORT OF DIRECTOR OF COMMUNITY AND ENVIRONMENT
Classification
Enclosures
DECISION
PLANNING COMMITTEE B
27 May 2003
Ward(s) affected
CHATHAM
SITE ADDRESS: Morningside Primary School, Chatham Place
APPLICANT:
Morningside Primary School
Chatham Place
Hackney
London, E9 6LL
VALID: 05/07/2002
APPLICATION No: 2002/0709
1.
SUMMARY
1.1
This is a joint application by this Council’s Education Service and the head teacher
and governors of Morningside Primary School. The application seeks full planning
permission for the erection of a single storey front extension, which is linked to the
main building by a covered walkway to provide new office space, reception and
medical rooms.
2.
RECOMMENDATION
2.1
A. That planning permission be GRANTED subject to the following conditions:
(i)
(ii)
(iii)
(iv)
SCB1 Commencement within 5 Years
SCM2 Materials to be Approved
SCM7 Details of doors and altered boundary wall section to be
approved
SCD1 Level Access
3.
3.1
SITE DESCRIPTION
The school is a five storey building with a school keepers house that is located on a
triangular plot that is bounded by Chatham Place to the west, Ram Place to the north
and Meeting Field Path to the east. The western boundary of the site is defined by a
high-level brick wall (approx. 2m) with fencing above to a level of approximately 4m in
height.
3.2
The immediate locality has a mixed character in terms of land use, building type and
style. To the north and west are warehouse / industrial type buildings, which fall within
the Chatham Defined Employment Area. To the south is an 8-storey block of flats with
St Luke’s Church to the rear (east) of the site. There is an irregular building line along
the eastern side of Chatham Place.
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3.3
The building is not listed nor is it located within a Conservation Area.
4.
4.1
PLANNING HISTORY
No Relevant Planning History
5.
CONSULTATIONS
5.1.1
Surrounding Occupiers: 8 surrounding occupiers were consulted and no
representations were received.
5.2
Pollution Group: No objections.
6.
POLICY
EQ1 - Development Requirements
EQ6 - Alterations and Extensions
EQ7 – External Works
CS10 – Planning Standards
TR6 -Traffic, Access and Parking
7.
COMMENT
7.1
The main issues are the impact of the proposed extension on the amenities of
surrounding buildings, the appearance of the resulting development and the
impact on the street scene, the character of the building and the locality in general.
It should also be considered whether the proposal is accessible for people with
disabilities.
7.2
The proposed extension is well separated from the main building by a covered
walkway and is also retained from nearby buildings. The proposed extension would
therefore not adversely affect the amenities of nearby buildings.
7.3
The ground floor of the subject building and the application site is well screened from
the road (Chatham Place) through the high-level brick wall along the western
boundary. The proposed extension would also be screened by the same brick wall,
when viewed from the road and given the fact that there is an irregular building line
along the eastern side of Chatham Place it is considered that the proposed extension
would not project or appear intrusively in the street scene. Thus, the impact of the
proposed extension on the surrounding area would be insignificant.
7.4
Turning now to the potential impact of the building on the character and appearance of
the main building. As indicated above the main school building is an attractive 5-storey
building of traditional design that is positioned in the centre of this large triangular plot,
resulting in a significant setback from the road. However, the building is not listed, nor
is it of outstanding architectural merit. Because of the separation between the
proposed extension and the main building, being linked only by a covered walkway, it
would be perceived as a stand-alone element, rather than an extension of the main
building. The modern and innovative design of the proposed front extension would not
only aid in this visual separation but would also add visual interest and diversity along
Chatham Road, which is of ordinary character in townscape terms. It is therefore
considered that the proposed extension would not detract from the appearance or
character of the main building or the area in general.
7.5
The new walkway would provide level access from the public footpath to the front
entrance of the main school building, via a covered walkway. This is considered a
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huge improvement on the existing situation. The doors opening onto the public
footpath are considered wide enough to enable access for wheelchair bound persons.
8.
8.1
CONCLUSION
The proposed extension is considered to be of a good design and will make a positive
contribution to the street scene and the general character of the area. Given the
physical and visual separation (which is largely achieved through an innovative
design) between the proposed extension and the main building it is considered that
the proposed extension would not detract from the character or appearance of the
main building.
8.2
On the basis of the above this proposal is considered to be acceptable and is
recommended for approval.
9.
COMMENTS OF THE DIRECTOR OF FINANCE AND PERFORMANCE: The
Director has been consulted and has no comments to make.
Signed…………………………………..
Date……………………
Iain Hook
DIRECTOR OF COMMUNITY AND ENVIRONMENT
Report Originating Officers: Hennie Kallmeyer 020-8356 8059
Background papers
The following documents have been relied upon in the preparation of this report:
Description of document
Location
Hackney Unitary Development Plan
12 Reading Lane, E8 1HG
Planning File: 2002/0709
Supplementary Planning Guidance 11 (Access
for All)
London Borough of Hackney Building & Development Control
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Date
08/04/03