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Permalink Reply by Matthew Kitching on January 12, 2017 at 19:44

Seems like a reasonable use of the land. Hopefully the contractor would implement a safe construction methodology, the presence of housing close to the school is an existing situation, its difficult to imagine a Bowling Green as having the same ecological value as an adjacent site that has been allowed to fall into a more natural state, the disruption during construction is temporary and the inconvenience caused by the infill development is a reality across London as people require homes. I agree  Japanese Knotweed requires a mitigation plan under legislation, if there is a risk it is present.  Whatever the outcome I hope it doesn't disadvantage the school too much.

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Permalink Reply by Sakina Chenot on January 13, 2017 at 13:50

Actually, the development is unnecessary in terms of its meeting the Council's long term housing needs as shown in the Council's response to Section 2 of the Inspector’s Matters and Issues (Site Allocations DPD 2016). Question 4 asked the following question: Is the amount of deliverable land allocated for housing sufficient to meet the needs of the borough over 2016-2020 and the years 2012-2026?

The Council responded: "The indicative capacities as identified in the Appendices to the Site Allocations DPD and Tottenham AAP contain sufficient capacity to meet objectively identified housing need, as set out in the London Plan (1,502 new homes per annum), and the Council’s SHMA (1,354 new units per annum)."

Currently the nearest adjacent housing is at least 30 meters away. Under the proposals the nearest house would overlook the KS2 playground (it is 5m away) and the KS2 classrooms (19m away). No account has been taken of the impact traffic along the school driveway could have on the school children's safety. Even if there was a construction management plan (which may be difficult to enforce), the school would have no control over vehicular access to the site via the driveway thereafter as the school's top gate will be removed. 

The bowling green has not been used for several years since the club went into liquidation. Since then there has been a significant increase in the wildlife (as observed by local residents). The applicant's own biodiversity survey (conducted in November) even admits that further surveys need to be carried out in the spring and summer to properly assess the site's ecological value. Plus there is nothing in the design that addresses the impact of the development on the green corridor (eg, light from roof lights/dormer windows).

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Permalink Reply by Sakina Chenot on January 13, 2017 at 14:34

For the avoidance of doubt, the bowls club site is located within the school's main gates. There is no other way to access it other than via the school's driveway which the children need to go down in order to go to school.

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Permalink Reply by Matthew Kitching on January 16, 2017 at 15:00

That's an important consideration and the developer's proposal would need to be very clear on this aspect, e.g. physical barriers between vehicles and pedestrians. Are there any ways the school could benefit, perhaps by negotiating with the landowner/developer?

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