Public Meeting: Proposals to Complete OLSPN School Building

[JGD]

One to ensure is in your diary.

Public Meeting to take place on 6th April 2022 at 7:00pm in OLSPN School, 208 Sydenham Road, Sydenham SE26 5SE. Duration is unstated but it might be anticipated that it will be at least one and a half hours.

Scrutiny of Lewisham's Planning Portal has this application DC/22/125634 in furtherance of the original application DC/16/096041:

Planning – Planning Application Documents

DC/22/125634 | An application submitted under Section 73 of the Town and Country Planning Act 1900 (as amended) for the variation of Conditions 2 (Approved Plans), 8 (External Materials) and 14 (Travel Plan) in connection with a planning permission dated 7th October 2016 DC/16/096041 (as amended) at Our Lady and St Philip Neri Primary School, 208 Sydenham Road SE26 proposing: removal of existing cladding and the installation of terracotta exterior building cladding, installation of a brick plinth, installation of window reveals and window frame colouration, roof profile alterations, removal of associated grills and vents and replacement with air bricks, landscaping improvements and travel planning details. | OUR LADY AND ST PHILIP NERI RC PRIMARY SCHOOL, 208 SYDENHAM ROAD, LONDON, SE26 5SE

Lewisham has issued letters to interested parties and it contains details of a Public Meeting to take place on 6th April 2022 at 7:00pm in OLSPN School, 208 Sydenham Road, Sydenham SE26 5SE.

The letter specifies that all members of the public may attend the meeting to hear a presentation from the developer (sic ?). The meeting is for information and discussion and no decision will be taken.

[JGD]

WSP have begun making submissions to Lewisham to continue to discharge their obligations laid out in the grant of planning permission made on 28 April 2022.

A Construction Management Plan (CMP) dated 14 July 2022 has been submitted that speaks to the procurement of "a Design and Build Contract with the appointment of a single Principal Contractor" in the future tense. From that it might be assumed that whilst the WSP team and the Archdiocese placed significant emphasis on key parts of the cladding replacement works being executed during this summer break, procurement and appointment of a Contractor has not yet been completed.

This schedule is an extract from the submitted document.

3.0 OUTLINE PROGRAMME OF WORKS
The currently assessed total duration for the Works on site is 52 weeks.
Outlined time line;

•  Remove low level cladding to allow construction of footings – 1 week
   New footing and substructure brickwork – 10 weeks
   Erect Scaffolding – 5 weeks
   Cladding removal and replacement – 26 weeks
   Scaffold removal – 3 weeks
   Playground refurbishment and soft landscaping – 5 weeks
   Clean and clear – 2 weeks

It is anticipated that the core working hours for the Works on site will be set
out as follows:

•  0800 – 1800 hours Weekdays
   0800-1300 hours Saturdays
   Sundays and Bank / Public Holidays: No Working.

No start date or completion date has been stated - a position which confirms that the Contractor who is responsible for setting such dates in their Contract Programme has not yet been appointed.

[JGD]

WSP continue to make submissions to Lewisham to discharge their obligations laid out in the grant of planning permission made on 28 April 2022.

A Timetable of Works dated 14 July 2022 has been submitted.

It is assumed this aligns with dates set in the CMP referred to in the earlier post and WSP state in the letter:

In order to satisfy this condition, a timetable of works has been submitted (dated 14 July 2022) to
show that the construction process is in accordance with policies SI1 and T7 of the London Plan.

We can confirm the designated contact for local residents will be Patricia Rust and her number is
01634 868262.

The Timetable of Works submission can be viewed on the Lewisham website at:

https://planning.lewisham.gov.uk/online ... APR_115519

[Pablog]

does anyone know what's happening with this? the timetable seems to have disappeared from Lewsham's planning portal and I though works were supposed to have already started?

[GLOBAL THINKER]

Perhaps our local councillors and the Sydenham Society could respond? They all supported the decision to allow the Diocese to drag this farce out. I'm guessing the next drama will be how the Diocese don't have the money to do the work. And so it continues.....

[JGD]

A revised Timetable of Works published on 22 August 2022 is present at this link:

https://planning.lewisham.gov.uk/online ... APR_115519

A Decision Notice and Delegated Report both dated 2 Sept 2022 are also present.

The Officer's Delegated Report contains the following paragraphs and Conclusion. The report refers to the original Timetable containing a commencement date that did not meet the condition specified that work had to commence on site by 10 September 2022. The report refers to the High Level Programme Rev 000 (prepared by Oakdean Construction Limited, dated 14 July 2022). Neither that company name appears on the said Programme and the author is still listed as Faithdean PLC.

15 To discharge this condition the applicant submitted:
· Cover Letter (prepared by WSP, dated 15 July 2022)
· High Level Programme Rev 000 (prepared by Oakdean Construction Limited, dated 14 July 2022)
16 The submitted Cover Letter sets out that the name and contact details of the designated contact for local residents, this satisfies this part of Condition 25.
17 The planning permission that this condition is attached to expires on the 10th September 2022, this means that works have to commence on site by this date.
The initial timetable to works that was submitted set out that the works would commence on site after the 10th September 2022, the applicant were advised that this would result in the planning permission expiring and as such on the 22nd August 2022 the following was submitted:
· High Level Programme (prepared by Faithdean PLC)
18 The submitted timetable of works sets out that works will commence on site before the permission expires on the 10th September 2022 and that the works are expected to be completed on site by the beginning of September 2023.
19 The timetable sets out that the works required to both the Main Teaching Block and School Hall. The timetable is separated in tasks for each element and the expected dates for works to be undertaken and for the works to be completed by. The works to the Main Teaching Block will begin in September 2022 and will be completed by June 2023. The works to the School Hall will begin in November 2002 and be completed in August 2023.
20 It is noted that during a meeting with the Diocese, Ward Councillors and Officers, it was mentioned by a member of the Diocese that works may take place elevation by elevation. As such Officers sought confirmation from the planning agent and it was confirmed via email chain on the 31st August that the works will be undertaken as per the submitted programme, with the works taking place main
teaching block first and then followed by the School Hall.
21 The details are submitted are considered to be sufficient to discharge the condition.
CONCLUSION
22 The details submitted to discharge condition (25) Timetable of Woks of planning permission DC/22/125634 dated 10 May 2002 are sufficient.

The Programme refers to a Contract Commencement date 0f 9 Sept 2022 but does NOT contain any reference to a Contract Execution date. None of the published documents provide any insight to or statement that a Contractor has been appointed and on what date.

The absence of Oakdean Construction Limited's name on any of the published documentation except the Delegated Report leaves a significant gap in the assertion that the programme has been endorsed by the appointed contractor. This is key in Construction Contracts as, whilst a client can express their desire to have work start and finish on specific dates, the appointed contractor must ensure that all the elements in the construction plan comes together to meet the client's aspirations. The contractor will be obliged to publish their own version of the programme and specify where there is not a match with the client's needs and must seek a variation to the contract to be approved by the client in that regard.

There is oblique reference to an email chain and of course the matter could be covered therein.

However it is very clear that works have not commenced on site and thereby the works cannot be undertaken as per the submitted programme or in conformance with the condition that specified works had to start on site by 10 September 2022.

This critique of the programme, as presented at the last public meeting, being undeliverable has emerged to be fairly accurate.

When will physical work on site actually commence?

Or, as planning permission had this condition attached and specified it would expire on the 10 September 2022, does this mean that planning permission expired de facto on 10 September 2022.

[Pablog]

Is anyone, parents etc getting any updates from the school? as someone who backs onto the far end of the playground and works at home I find the lack of communication from them pathetic, I was generally on their side when they we appealing, mainly to get things finished and against my better judgement to how they acted in the original build, but my patience is beginning to wear thin.

[GLOBAL THINKER]

After spending thousands of pounds taking the Diocese to the planning inquiry and despite winning the argument that the whole building was a breach of the planning rules. For reasons I have yet to understand our local councillors and the Sydenham Society subsequently endorsed a half arsed design that in no way added any value to the area and ignored all the disgraceful behaviour from the Diocese that residents endured and continue to endure. This has let the let the Diocese off the hook. Now nearly 5 years after this started we are no closer to a resolution. If the Diocese remains true to form and follows their example relating to Virgo Fedelis there will be a list of reasons why the cannot do the work, like, the building is not viable, it is unfit for purpose and is in poor repair, pupil roll has fallen, the school budget is in deficit. This building will be left to rot and the Diocese will walk away. These are the principle of Lewisham Urban Design, none of which have been applied in this case.

Add interest and variety and which reflect their local context .

Complement their surrounds, developing and enhancing local character.

Contribute to the vitality of the public realm by avoiding blank frontages or being inward looking.

We deserve better representation than this.

[Pablog]

any news on this? still see no movement on site

[JGD]

...
When will physical work on site actually commence?

Or, as planning permission had this condition attached and specified it would expire on the 10 September 2022, does this mean that planning permission expired de facto on 10 September 2022.

Observations over the weekend show that temporary perimeter fencing has been erected around the street facing parts of the school.

Not much evidence of additional works such as access equipment or scaffolding being present or erected is observable.

Is this an indication that, whilst the original programme has been completely reset and its original flaws exposed finally, the Archdiocese and Planning Officers at Lewisham have made an agreement that the Planning Consent has not de facto expired as the specified condition that work had to commence on site by 10 September 2022 has not been met.

In circumstances where delay is evident and a project is at risk, contractors and clients will often want to present an appearance of activity.

Not necessarily real progress on the project, just activity.

Erecting perimeter fencing falls into that category.

When can we expect substantive work to commence?

Has a copy of yet another revised programme been submitted to Lewisham and when will it be published?