Issue - meetings

Demolition of existing structures and buildings and redevelopment of the site

to provide a mixed-use development comprising approximately 3,250sqm (GIA) foodstore (A1 use) and 114 space surface level car parking for the foodstore; 438 residential units including affordable housing and ancillary residential gym, approximately 356sqm (GIA) unit on Hornsey High Street (flexible A1, A2 (including a temporary marketing suite), or D1 use); two live/work units fronting onto Cross Lane; together with private amenity space and new public realm, including publicly accessible routes through the site; an energy centre; 178 car parking spaces for the residential use (within a basement and undercroft); cycle parking; refuse storage; recycling centre in the foodstore car park; access; and other infrastructure work.

RECOMMENDATION: grant permission subject to referral to the Mayor of London and subject to conditions and s106/s278 Legal Agreement.

Cllr Scott put forward a motion that the Committee move straight to a vote on the application in recognition that the report was unchanged from that previously considered at the Planning Committee on 20 January. Cllr Reith spoke against the motion and Cllr Scott subsequently withdrew the motion.

The Committee considered a report on the application to grant planning permission for the demolition of existing structures and buildings on site to allow redevelopment to provide a mixed use scheme including a foodstore, 438 residential units, public realm improvements etc. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to referral to the Mayor of London and subject to conditions and the signing of a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report which the Committee was advised the applicant had elected not to amend since the deferral of determination of the application at the Planning Committee meeting on 20 January. A short briefing had been added providing an officer response, following further discussion with the applicant, to the specific points identified by the Committee as the reasons for the deferral of the application. These centred on the proposed dwelling mix, the height bulk and massing, overlooking to properties on Miles Road, Moselle Close and Cross Lane, the provision of child playspace, the size of the foodstore and views to Alexandra Palace.

The Committee’s attention was drawn to a tabled addendum which set out a number of corrections to the officer report, amendment to a number of conditions and three new conditions regarding communal aerials, TV and radio reception and prohibiting the use of the A2 unit within the development as a betting shop. A summary was also provided of a number of new consultation responses received since the last meeting.

The Committee sought further confirmation as to why the proposed dwelling mix for the scheme was considered acceptable in view of its divergence from Council and national policy with regards to the low provision of larger 3 and 4 bedroom units. Officers advised that the Council’s premise for the scheme from the outset had been to maximise the number of affordable units as opposed to securing high provision of larger family units which were less suited to the high density, town centre nature of the scheme. In terms of density, the scheme was inline with the Haringey Heartlands Development Framework as a brownfield site allocated for intensification. The feasibility of providing a greater number of larger units was explored but was inconsistent with the nature of the scheme in precluding the ability for these to be provided as ground floor units with private amenity space. It was emphasised that the scheme as it stood met evidenced housing need for affordable and open market housing both in the local area and at borough level through a greater  ...  view the full minutes text for item 31

Demolition of existing structures and buildings and redevelopment of the site to provide a mixed-use development comprising approximately 3,250sqm (GIA) foodstore (A1 use) and 114 space surface level car parking for the foodstore; 438 residential units including affordable housing and ancillary residential gym, approximately 356sqm (GIA) unit on Hornsey High Street (flexible A1, A2 (including a temporary marketing suite), or D1 use); two live/work units fronting onto Cross Lane; together with private amenity space and new public realm, including publicly accessible routes through the site; an energy centre; 178 car parking spaces for the residential use (within a basement and undercroft); cycle parking; refuse storage; recycling centre in the foodstore car park; access; and other infrastructure work.

RECOMMENDATION: grant permission subject to referral to the Mayor of London and subject to conditions and s106/s278 Legal Agreement.

The Committee considered a report on the application to grant planning permission for the demolition of existing structures and buildings on site and redevelopment to provide a mixed use development including a foodstore, 438 residential units, public realm improvements etc. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to referral to the Mayor of London and subject to conditions and the signing of a s)106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was drawn to a tabled addendum which set out a number of wording corrections to the officer report and the deletion of reference to a £450k Transport for London contribution. In addition, a number of amendments to conditions were proposed as well as the inclusion of two additional conditions relating to the Hornsey Baths building. The addendum also referenced 8 additional representations received since publication of the agenda and which were broadly in line with the key points of representations already received.

The Committee raised the following points in their discussion of the application:

·         Concerns were expressed over the proposed low proportion of family size units to be provided within the scheme in comparison to one and two bed units. Officers advised that this dwelling mix had arisen from negotiations with the applicant in order to provide for a higher proportion of affordable housing (42%) for the scheme than achieved in other large developments in Haringey. Officers had also assessed that the proposed mix would help to address local housing need within Hornsey, with 82% of those on the Housing Register requiring a one or two bed property.

·         Members sought assurances that the flooding and drainage issues experienced in the bordering New River Village housing development would not be replicated in the new scheme. Confirmation was provided that several conditions were in place regarding onsite drainage and which addressed in full representations made in this regard by both Thames Water and the Environment Agency. 

·         The reason for the deletion of the reference to a £450k s)106 contribution towards bus capacity improvements was queried. Officers advised that this had been a typographic error within the report as upon re-examination of capacity in the area, it had been determined that a specific contribution was not warranted.

·         The ratio proposed for car parking spaces to residential units on site was queried. Officers confirmed that this was inline with Council as well as national policy in encouraging sustainable transport and that the applicant would be required to contribute to consultation on and implementation of a controlled parking zone in the area and have in place a travel plan for monitoring purposes. Access to a car club would also be provided to residents.

·         In response to a question regarding the resultant loss of the view to Alexandra Palace from above the Hornsey Baths building, the Council’s  ...  view the full minutes text for item 27