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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. Page 1 of 3 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 Page 2 of 3 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 Page 3 of 3 Date 08/04/03