Highgate School applications: Hampstead Lane sites

The application involves the intensification of the school development within an already constrained site surrounded by residential properties, where public transport is relatively poor. The current building use generates considerable traffic and this will increase with the larger building size.  There are a number of the aspects of the proposals that could negatively impact the neighbouring residents including additional noise from plant and activities nearby, and flooding. The proposal is an overdevelopment.

In more detail:

Mallinson Sports Centre, Bishopswood Road Application reference: HGY/2023/0338. Click here to submit your comments on the Haringey website.

Estimated duration of works: 2+ years, estimated increase in size 95% – nearly doubling.

Work Proposed: 1) Partial demolition of existing structure, squash and fives buildings; 2) Refurbishment and extension of the remaining facilities, comprising new part single basement, new double height sports hall and new entrances, new teaching classrooms, offices, gym and exercise studios, circulation and ancillary accommodation; 3) New basement level outdoor covered fives courts; 4) External sunken oval sports pitch; and 5) Associated landscaping and improved provision for emergency services and servicing.

Material Planning Concerns:

• The proposed building for the current fives courts site is now shown as 2 storeys for which there is no precedent (rather than the single storey in previous plans) and the closer proximity to Broadlands Road will result in over-urbanisation of the corner, impacting the street scene of the Conservation Area and (together with the increased basement works) the root zone of the mature trees along the Broadlands Road boundary.

• Excavation and ground disturbance in an area prone to flooding.

• The basement impact assessment is based on information from 2016 to 2018 and among other concerns, fails to consider the impact of displaced water on neighbouring houses. It should be subject to an independent audit.

• The windows on the north (Broadlands Road) elevation have a horizontal proportion which is at odds with the vertical window proportions found on all other buildings in this part of the Conservation Area.

• Much of the land proposed for redevelopment is Metropolitan Open Land. How this land will be replaced with allocations of other open land must be made clear. London Plan Policy G3: “Metropolitan Open Land is afforded the same status and protection as Green Belt land. Any proposed changes to existing MOL boundaries must be accompanied by thorough evidence which demonstrates that there are exceptional circumstances consistent with the requirements of national policy.”

• Views from Grade 1 Highpoint are part of its setting and important elements of the Conservation Area. They will be impacted by this development.

• Potential noise and light nuisance of additional use of additional facilities on the playing fields backing on to houses in Broadlands Road, increased by tree removal. No constraints have been placed on use of floodlights or days and times of use.

• Noise nuisance from plant located near to these houses – calculations are based on levels at the windows of the nearest house (27 Broadlands Rd), not in its garden and do not allow for ageing of equipment.

• Increased travel congestion during construction of this and the RMC and afterwards due to increased use of increased facilities. There is relatively poor public transport here and no parking provision on site, so nearby roads will be affected.

• Community use of MSC facilities is very restricted. Most access was not re-instated after the pandemic – generous use should be secured by way of a S106 agreement.

• The new sunken fives courts by the Mallinson Centre, and the new proposed sunken playing field in the Orchard, will radically reduce the ground water flow to the important hedgerow, with its veteran oaks, which runs between the Mallinson and the Orchard playing field. It is shown on the 1869 ordnance map and is the last surviving pre-development hedgerow in the area.

• As there is an active spring right next to the proposed site of the sunken playing field, the water will either be diverted into the main field or adjoining gardens or will simply flow into it and create a semi-permanent pool which will make it unusable as a playing field.

• Ecologically it will also seriously diminish the value of the Orchard, which is currently a valuable ecological area which the school should be using for educational purposes.

• The site is within the greatly expanded Highgate Archaeological Priority Area and the general area of the important Mediaeval Bishop of London’s Palace in the Hornsey Great Park. There are therefore clearly archaeological implications which must be assessed.