Demolition of existing buildings and erection of seven buildings extending up to seven storeys to provide 264 new residential dwellings, 500 sqm of flexible commercial/retail floorspace (A1/A2/A3/B1/D2 uses) with associated car parking, landscaping and infrastructure works.
RECOMMENDATION: Grant permission subject to conditions and subject to a section 106 legal agreement, plus Mayoral Direction.
Minutes:
The Committee agreed to a request to vary the order of the published agenda in order to take item 13 next.
The Committee considered a report, previously circulated, which set out the application in relation to land at Lawrence Road, N15 4EX, including the site plan, images, site and surroundings, planning history, proposal, relevant planning policy, consultation and responses, analysis of the application, human rights and equalities considerations. The report recommended that the application be granted, subject to conditions, a section 106 legal agreement and the direction of the Mayor of London. Mr Dorfman gave a presentation outlining key aspects of the report, which included an alternative design for the building on the corner of West Green Road and Lawrence Road, proposed by the applicants in response to criticisms of the original design. An addendum was also tabled at the meeting, setting out a number of revisions or corrections to the report, and additional consultation responses received.
The Committee examined the drawings and plans associated with the application.
Two local residents addressed the Committee in objection to the application, and raised the following issues in their presentations and responses to questions from the Committee:
Cllr Strickland, Cabinet Member for Economic Regeneration and Social Inclusion, Cllr Watson, local Ward Councillor and Cllr Bevan, Cabinet Member for Housing addressed the Committee with regards to the application, and responded to questions. Cllr Bevan noted that he was speaking in his capacity as design champion, rather than Cabinet Member for Housing.
Two local residents addressed the Committee in support of the application and responded to questions from the Committee:
The applicants addressed the Committee in support of the application, and responded to questions:
Marc Dorfman summed up the points that had been covered as follows:
The Chair moved the recommendations of the report, on the basis of the alternative design of the building on the corner of West Green Road and Lawrence Road, with additional conditions around sound-proofing of the building at the north-west corner of the site, a management plan for facilities management, landscaping issues and a condition or informative, to be formulated by officers in discussion with the applicants around how to avoid large numbers of buy to let sales in the development, this to be agreed with the Chair and Vice Chair of the Committee. On a vote, it was:
RESOLVED
That permission be granted for application HGY/2012/1983, subject to:
DOCUMENTS |
Design and Access Statement by bptw Partnership |
Planning Statement by Savills |
Transport Statement by Transport Planning Practice |
Sustainability / Energy Statement prepared by Abbey Consultants |
Air Quality Assessment by Ardent |
Flood Risk Assessment by Ardent |
Daylight and Sunlight Assessment by Savills |
Statement of Community Involvement and Equality Statement by Green Issues Communiqué |
Ground Investigation Assessment by Groves |
Arboricultural Method Statement by ACD Ecology |
Arboricultural Impact Assessment by ACD Ecology |
Tree Report by ACD Ecology |
Ecological Assessment by ACD Ecology |
Landscape Design Strategy prepared by ACD Ecology |
Landscape Management and Maintenance Plan by ACD Ecology |
Supplementary Report: Lawrence Road Design Proposals by Savills |
Design Commentary by bptw Partnership |
Plan Number |
Plan Title |
100 |
Location Plan – Existing |
151 |
Site Plan |
160 |
Contextual elevations – proposed |
161 |
Contextual elevations – proposed |
200 |
Courtyard house – floor plans |
201 |
3B5P Terraced house – floor plans |
202 |
4B7P Terraced house – floor plans |
203 |
3B5P wheelchair house – floor plans |
220 |
A – Terraced House – Courtyard Elevations |
221 |
F – Terraced house – elevations |
300 |
Block B – floor plans |
301 |
Block B – floor plans |
320 |
Block B – elevations |
400 rev C |
Block C – floor plans |
420 |
Block C – elevations |
500 |
Block D & E - floor plans |
501 |
Block D & E – floor plans |
520 |
Block D & E – elevations |
521 |
Block D & E – elevations |
600 |
Bay Study 01 – Block C_West Green Rd |
601 |
Bay Study 02 – Block C&B_Lawrence Rd |
602 |
Bay Study 03 – Block E_Lawrence Rd |
603 |
Bay Study 04 – Block A_Mews Houses |
604 |
Bay Study 05 – Block B_Walkway Access |
605 |
Bay Study 06 – Block F_Terraced Houses |
Implementation
1. The
development hereby authorised must be begun not later than the
expiration of 3 years from the date of this permission, failing
which the permission shall be of no effect.
Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.
2. The
development hereby authorised shall be carried out in complete
accordance with the plans and specifications submitted to, and
approved in writing by the Local Planning Authority.
Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.
Materials
3.
Notwithstanding the description of the materials in the
application, no development of the relevant part shall be commenced
until precise details of the materials, to be used in connection
with the development hereby permitted, including samples of all
materials to be used for the external surfaces, have been submitted
to, approved in writing by and implemented in accordance with the
requirements of the Local Planning Authority.
Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area
Thresholds and Boundary Treatment
4. That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority
Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.
Waste storage and recycling
5. The
scheme for refuse, waste storage and recycling be implemented in
accordance with the approved plans and permanently retained
thereafter to the satisfaction of the Local Planning
Authority.
Reason: In order to protect the amenities of the locality.
Logistics
67. The applicant/developer is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval prior to construction work commencing on site. The Plans should provide details on how construction work (including demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Lawrence Road, West Green Road and Philip Lane is minimised. It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.
Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation and highways network.
7. The applicant/operator is required to submit a Service and Delivery Plan (SDP) for the local authority’s approval prior to occupancy of the non-residential elements of the proposed development. The Plans should provide details on how servicing and deliveries will take place. It is also requested that servicing and deliveries should be carefully planned and co-ordinated to avoid the AM and PM peak periods.
Reason: To reduce traffic and congestion on the transportation and highways network.
Control of Construction Dust:
8. No works shall be carried out on the site until a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted and approved by the LPA. This shall be with reference to the London Code of Construction Practice. In addition either the site or the Demolition Company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the LPA prior to any works being carried out on the site.
Reason: In order to ensure that the effects of the construction upon air quality is minimised.
Contaminated land:
9. Before development commences other than for investigative work:
a) A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced. The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.
b) If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable:-
§ a risk assessment to be undertaken,
§ refinement of the Conceptual Model, and
§ the development of a Method Statement detailing the remediation requirements.
The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.
c) If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.
Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.
Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.
Piling
Method Statement
10. No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement.
Reason: The proposed works will be in close proximity to underground water utility infrastructure. Piling has the potential to impact on local underground water utility infrastructure.
Water Supply Infrastructure
11. No development shall be commenced until a Water Supply Impact Study, including full details of anticipated water flow rates, and detailed site plans have been submitted to, and approved in writing by the Local Planning Authority (in consultation with Thames Water).
Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the additional demand in accordance with policy ENV3 of the London Borough of Haringey Unitary Development Plan 2006.
Trees
12. No tree works other than those specified in the submitted Tree Report October 2012 and Landscape Specification October 2012 prepared by ACD shall be carried out and no excavation shall be cut under the crown spread of the trees without the prior written permission of the Local Planning Authority.
Reason: In order to safeguard the trees in the interest of visual amenity of the area in accordance with Policy OS17 of the Unitary Development Plan 2006.
13. The tree protection measures recommended in the submitted Arboricultural Method Statement October 2012 prepared by ACD must be carried out in full. A pre-commencement site meeting must be arranged and attended by all interested parties, (Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees.
Reason: In order to safeguard the trees in the interest of visual amenity of the area in accordance with Policy OS17 of the Unitary Development Plan 2006.
Flood Risk Assessment
14. Development shall not begin until a detailed surface water drainage scheme for the site, based on the approved Flood Risk Assessment (FRA) Lawrence Road FRA (N260-001A) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include a restriction in run-off and surface water storage on site as outlined in the FRA.
Reason: To prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity.
Heat Network
15. The development shall have a communal onsite heat network, and connect to an area wide decentralised energy network if an offer of connection is forthcoming between the date of this approval and three months after the start of construction. Prior to commencement of the development full details of the decentralised energy solution should be submitted to and approved in writing by the Local Planning Authority. The details should include:
· How the proposed building design(s) realise(s) opportunities to include design and technology energy efficiency measures;
· Plan of the development showing the energy centre, connection to the decentralised energy network, and the onsite communal network.
· Details of the energy centre, and demonstration of compliance with area wide decentralised network design guidance as regards temperature and pressure design parameters for the flow and return pipes and heat exchangers, arrangements for connections and heat metering;
· An outline of details for the proposed Street works Licence application; and
· The reduction in carbon emissions achieved through these building design and technology energy efficiency and supply measures, compared with the emissions permitted under the national Building Regulations prevailing at the time the application(s), and achievement of the required Code for Sustainable Homes/BREEAM
If an offer is not forthcoming in the nominated timeframe, prior to commencement of the development, full details of the single plant room/energy centre, CHP and Boiler specifications, communal network and future proofing measures should be submitted to and approved in writing by the Local Planning Authority. The details should include:
· how the proposed building design(s) realise(s) opportunities to include design and technology energy efficiency measures;
· Technical specifications for the energy centre, and proposed plant and buffer vessels, and its operation;
· Evidence showing that the combustion plant to be installed meets an emissions standard of 40mg/kWh. Where any installations do not meet this emissions standard it should not be operated without the fitting of suitable NOx abatement equipment or technology as determined by a specialist to ensure comparable emissions. Following installation emissions certificates will need to be provided
· Full details of the location and appearance of the flues, including height, design, location and sitting;
· Plan showing the energy centre and pipe route for the communal network for the development ;
· An outline of details for the proposed Street works Licence application;
· An assessment of the opportunity for the energy centre to connect and supply hot water to other regeneration sites in the area;
· Details of the design of building services to future proof to connect to an area wide DE network in the future;
· Details of other future proofing measures to enable connection to an area wide DE network, such as provision in the building fabric, external buried pipework routes from the plant room to Lawrence Road, and space allocation for a heat exchanger; and
· The reduction in carbon emissions achieved through these building design and technology energy efficiency and supply measures, compared with the emissions permitted under the national Building Regulations prevailing at the time the application(s), and achievement of the required Code for Sustainable Homes/BREEAM
The energy centre and onsite network shall be installed and maintained as approved.
Reason: To maintain the opportunity for the development to connect to a district heating scheme and contributes to a reduction in overall carbon dioxide emissions in line with G1, UD1, and UD2, of the London Borough of Haringey Unitary Development Plan (UDP) 2006 and London Plan Policy 5.6.
Shopfront Design
16.
Detailed plans of the design and external appearance of the
shopfronts, including details of the
fascias, shall be submitted to and approved in writing by the Local
Planning Authority before any shopfront
is installed.
Reason: In the interest of visual amenity of the area.
Hours of Construction
17. No demolition, construction or building works shall be carried out except between the hours of 0800 and 1800 hours (Monday to Friday) and 0800 and 1200 hours (Saturday) and not at all on Sundays or bank holidays unless written approval from the Local Planning Authority has been obtained prior to works taking place.
Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006
Accessibility
18. In order to ensure that the shops are accessible to people with disabilities and people pushing double buggies, the door must have a minimum width of 900mm, and a maximum threshold of 25mm.
Reason: In order to ensure that the shop unit is accessible to all those people who can be expected to use it in accordance with Policy RIM 2.1 'Access For All' of the Haringey Unitary Development Plan.
Secured by Design
19. The
development hereby authorised shall comply with BS 8220 (1986) Part
1, 'Security Of Residential Buildings' and comply with the aims and
objectives of the Police requirement of 'Secured By Design' and
'Designing Out Crime' principles.
Reason: In order to ensure that the proposed development achieves the required crime prevention elements as detailed by Circular 5/94 'Planning Out Crime'.
Satellite Aerials
20.
Notwithstanding the provisions of Article 4 (1) and Part 25 of
Schedule 2 of the General Permitted Development Order 1995, no
satellite antenna shall be erected or installed on any building
hereby approved. The proposed
development shall have a central dish / aeriel system for receiving all broadcasts for the
residential units created: details of such a scheme shall be
submitted to and approved by the Local Planning Authority prior to
the occupation of the property, and the approved scheme shall be
implemented and permanently retained thereafter.
Reason: In order to prevent the proliferation of satellite dishes on the development.
Lifetime Homes
21.
That all the residential units with the proposed development with
the exception of these referred to directly in the Design and
Access Statement as not being able to be compliant shall be
designed to Lifetime Homes Standard.
Reason: To ensure that the proposed development meets the Councils Standards in relation to the provision of Lifetime Homes.
22.
That at least 22 flats within the proposed development shall be
wheelchair accessible or easily adaptable for wheelchair
use.
Reason: To ensure that the proposed development meets the Council's Standards for the provision of wheelchair accessible dwellings.
Cycle Parking
23.
That the proposed development shall provide service covered storage
for 378 cycle spaces.
Reason: In order to promote a sustainable mode of travel and improve conditions for cyclists at this location.
Parking
24. A minimum of 12 disabled car parking spaces shall be provided on site.
Reason: In order to ensure well designed and adequate parking for disabled and mobility impaired in accordance with policies UD3, M3 and M5 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.
25. The applicant/developer is required to submit a Parking Management Plan for the local authority’s approval prior to occupation of the proposed development. The plans should provide details on how spaces are to be allocated between uses and purposes, such as maintenance, the monitoring of EVCP use to assess whether there is a growing demand and establish when passive spaces need to be brought into use.
Reason: In order to ensure that parking is allocated and management adequately to minimise parking impacts.
Commercial Opening Hours
26.
That the commercial uses shall not be operational before 0700 or
after 0100 hours on any day.
Reason: In order to protect the amenity of adjoining residential occupiers.
Electric Vehicle Charging Point
27. 20% of all residential parking
spaces hereby authorised shall be fitted with electric vehicle charging points
(EVCP’s), with a further 20% having passive
provision.
Reason: To encourage the uptake of electric vehicles in accordance with London Plan Policy 6.13.
INFORMATIVES
A Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.
B The new development will require naming/numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address
C In accordance with Section 34 of the Environmental Protection Act and the Duty of, Care, any waste generated from construction/excavation on site is to be stored in a safe and secure manner in order to prevent its escape or its handling by unauthorised persons. Waste must be removed by a registered carrier and disposed of at an appropriate waste management licensed facility following the waste transfer or consignment note system, whichever is appropriates.
REASONS FOR APPROVAL
The reasons for the grant of planning permission are as follows:
a)
It is considered that the principle of this
development is supported by National, Regional and Local Planning
policies which seek to promote regeneration through housing,
employment and urban improvement to support local economic
growth.
b)
The scheme is considered to be of a
high-quality design in respect of the
local area and the surrounding conservation
area. It would be a well designed replacement
for the existing buildings and will enhance the public realm and
community safety.
c) The Planning Application has been assessed against and on balance is considered to comply with the:
o National Planning Policy Framework;
o London Plan Policies 3.3 'Increasing housing supply', 3.4 'Optimising housing potential', 3.5 'Quality and design of housing developments', 3.6 'Children and young people's play and informal recreation facilities', 3.8 'Housing choice', 3.9 'Mixed and balanced communities', 3.12 'Negotiating affordable housing on individual private residential and mixed use schemes', 4.7 'Retail and town centre development', 4.8 'Supporting a successful and diverse retail sector', 4.9 'Small shops', 4.12 'Improving opportunities for all', 5.2 'Minimising carbon dioxide emissions', 5.3 'Sustainable design and Construction, 5.7 'Renewable energy', 5.10 'Urban greening', 5.14 'Water quality and wastewater infrastructure', 5.15 'Water use and supplies', 5.21 'Contaminated land', 6.3 'Assessing effects of development on transport capacity', 6.5 'Funding Crossrail and other strategically important transport infrastructure', 6.9 'Cycling', 6.10 'Walking', 6.12 'Road network capacity', 6.13 'Parking', 6.14 'Freight', 7.1 'Building London's neighbourhoods and communities', 7.2 'An inclusive environment', 7.3 'Designing out crime, 7.4 'Local character', 7.5 'Public realm', 7.6 'Architecture', Policy 7.8 'Heritage assets and Archaeology', 7.9 'Heritage-led regeneration', 7.15 'Reducing noise and enhancing soundscapes'; and
o London Borough of Haringey Unitary Development Plan (UDP) 2006 Policies G2 'Development and Urban Design', G3'Housing Supply', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD6 'Mixed Use Developments', UD9 'Locations for Tall Buildings', HSG1 'New Housing Developments', HSG4 'Affordable Housing', HSG7 'Housing for Special Needs', AC3 'Tottenham High Road Regeneration Corridor', M2 'Public Transport Network', M3 'New Development Location and Accessibility', M5 'Protection, Improvements and Creation of Pedestrian and Cycle Routes', M9 'Car- Free Residential Developments', M10 'Parking for Development', CSV1 Development in Conservation Areas', CSV2 'Listed Buildings', CSV3 Locally Listed Buildings and Designated Sites of Industrial Heritage Interest', CSV7 'Demolition in Conservation Areas', EMP3 'Defined Employment Areas - Employment Locations', EMP5 'Promoting Employment Uses', ENV1 'Flood Protection: Protection of the Floodplain and Urban Washlands', ENV2 'Surface Water Runoff', ENV4 'Enhancing and Protecting the Water Environment' ENV5 'Works Affecting Watercourses', ENV6 'Noise Pollution', ENV7 'Water and Light Pollution', ENV11 'Contaminated Land' and ENV13 'Sustainable Waste Management'.
Please note that the conditions referred to in the minutes are those as originally proposed in the officer's report to the Sub-Committee; any amended wording, additional conditions, deletions or informatives agreed by the Sub-Committee and recorded in the minuted resolution, will, in accordance with the Sub-Committee's decision, be incorporated into the Planning Permission as subsequently issued.
Supporting documents: