Agenda item

Demolition of existing buildings and re-provision of two-storey building to accommodate a nursery (with associated external amenity play space) and community centre (Use Class D1); provision of 126 new residential units (16 x 3-bedroom part two/part three storey townhouses, and 110 units (93 x 1-bedroom and 17 x 2-bedroom) in 4 x blocks of flatted accommodation ranging from three to five storeys in height); associated landscaping; car parking; widening of vehicular access to site; and provision of new pedestrian access routes to Downhills Park.

 

RECOMMENDATION:grant permission subject to conditions and subject to s106 Legal Agreement

 

The Committee considered a report on the application to grant planning permission for the demolition of existing buildings and re-provision of two-storey building to accommodate a nursery (with associated external amenity play space) and community centre (Use Class D1); provision of 126 new residential units (16 x 3-bedroom part two/part three storey townhouses, and 110 units (93 x 1-bedroom and 17 x 2-bedroom) in 4 x blocks of flatted accommodation ranging from three to five storeys in height); associated landscaping; car parking; widening of vehicular access to site; and provision of new pedestrian access routes to Downhills Park. 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 conditions and subject to s106 Legal Agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out details of additional representations received since the publication of the agenda, an additional s106 Heads of Terms and amendments to a number of conditions.

 

A number of objectors addressed the Committee and raised the following points:

·         The need for new housing in the borough was recognised but that development needed to be appropriate and compatible with the surrounding area and avoid encroaching on the park.

·         The 5 storey height of the scheme would be out of keeping with the surrounding 2/3 storey terraced houses breaching the Council’s urban character study. The municipal buildings historically onsite had been low level.

·         The scheme would not protect or enhance the Metropolitan Open Land of Downhills Park as required by policy but have a detrimental impact in being visually dominating, spoiling the look and feel of the park and the loss of historic park boundaries to the benefit of a private developer.

·         Current open views of the park enjoyed from the windows and gardens of properties on neighbouring streets would be blocked.

·         The housing mix proposed was inappropriate when referenced to the identified housing need in the borough with the over domination of 1 bed units and a lack of social housing. The affordable pocket units would be unaffordable for residents in the east of the borough based on average income levels.

·         Concerns were raised over the likelihood of the pocket 1 bed units being occupied by couples instead of the single occupants they were marketed for and the impact this would have on the density of the scheme, potential overcrowding and increased pressures on local services including school places etc.

·         The scheme would increase parking demand in the area and exacerbate the level of traffic on already congested roads in the area. 

 

 

The Committee raised the following points in discussion of the representations:

·         An explanation was requested on the reason for divergence from the Council’s site allocations document which identified 70 units for the site. Officers advised that the number references was a minimum only and that the optimum use and balance of use for the site could only be fully assessed with the bringing forward of a detailed planning application.

·         In response to a question, officers confirmed that the small strip of unregistered land onsite noted by members of the Committee at the site visit would be landscaped and managed by the applicant under the s106 agreement. It was also confirmed that replacement boundary fencing would be secured under condition.

·         Clarification was sought on the CIL charging rate for the scheme in recognition of plans underway to introduce a revised charging schedule. Officers confirmed the rate applied would be that in force at the time of determination of the application i.e. the current rate as plans for a revised charging regime were currently out for consultation.

·         Officers confirmed an error in the wording to condition 16 which should read ‘details of which must include the servicing of the commercial/healthcare unit nursery/community centre’.

·         Clarification was sought over the number of storeys of the new scheme. Officers advised that this covered a range including 1-3 storey town houses, 2 storey community centre and 2x 4 storey and 1x 5 storey residential blocks.

·         Further details were sought on the land swap arrangements. Officers advised that the new area would be landscaped to form part of the park, with a new fence to the adjacent boundary.

·         Concerns were raised that the orientation of the scheme would constitute a diminution of the parkland. Officers outlined their view that the scheme would compliment and extend the park, with the new blocks ‘dressing’ the park, a fairly common planning approach. Additional benefits would include 3 new entrances to the park, a new community building and high quality landscaping within the scheme which would reflect the park.

·         Concerns were raised that the occupation of the 1 bed units by a couple would render them non compliant with London Plan minimum space standards. Officers advised that the units exceeded the 37m² one person one bed minimum space standard and that the number of future occupants could not be regulated through the planning system.

 

A number of councillors addressed the Committee and raised the following points:

·         Concerns were raised over the principle of diverging from Local Plan policies in terms of significant factors such as the housing mix and design.

·         The rear elevation facing adjacent properties on Keston Road was of poor design with no articulation to mitigate the impact.

·         Concerns were raised over the potential for the pocket units to be occupied by couples, potentially with children, instead of the targeted single occupants and the resultant risk of overcrowding. The high income threshold levels required by purchasers of the affordable units would increase the likelihood of occupation by couples and would still be unaffordable for local Tottenham residents.

·         Over 300 objections had been submitted in response to the application including from the fire brigade and local school.

·         The gifting of public land to a private sector developer to construct unaffordable housing was a concern.

 

The Cabinet Member for Housing, Regeneration and Planning addressed the Committee and outlined the demand within the borough for all types of housing as set out in the Housing Strategy including intermediate and affordable homes. The scheme would provide 78% affordable housing which due to the pocket living concept, would be secured in perpetuity. The concept was supported by the Mayor, with schemes in place in a number of London boroughs. A much needed new community centre and nursery would also be provided as part of the development.

 

The applicant and two supporters addressed the Committee and raised the following points:

·         The scheme would provide 126 new homes, including a high level of affordable housing above target for the site as well as a new community centre.

·         Issues identified with access arrangements for fire vehicles to the site had now been resolved.

·         Across the current pocket living portfolio, overall occupation had been calculated at 89% single occupancy, with the remainder by couples.

·         The scheme had been considered by the Quality Review Panel (QRP) and the GLA, and had been subject to wide consultation, with amendments made as a result including a reduction in height from 6 storeys.

·         A prospective future occupant of the scheme outlined that the pocket living concept would potentially allow her to move out of insecure, often poor quality private rented housing and have the opportunity to own her own property within the borough.

·         A representative from the Goan Community Centre outlined the benefits of the provision of a new building as the current was in disrepair and not fit for purpose. A new building would allow the extension of the events programme currently offered to the benefit of the whole community. 

 

The Committee raised the following points regarding the representations received:

·         Clarification was sought on the differences apparent between the CGI images provided by the objectors and those within the officer report. The applicant advised that the images within the agenda pack were verified views generated using standard methodology and as such were highly accurate. A number of factual inaccuracies were identified within the images provided by the objectors. 

·         Clarification was sought from the applicant regarding the design of the rear elevation in light of concerns over its appearance to adjacent properties on Keston Road. The applicant advised that the elevation had been designed to minimise the visual impact and maximise light to the rear gardens including design features such as stepped articulation away from the neighbouring properties, the use of roof windows etc.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/3309 be approved and that the Head of Development Management is authorised to issue the planning permission and impose conditions and informatives subject to the signing of a section 106 Legal Agreement providing for the obligation set out in the Heads of Terms below.

 

·         That the s106 Legal Agreement referred to above is to be completed no later than 31/03/2017 or within such extended time as the Head of Development Management shall in his sole discretion allow; and

 

·         That, following completion of the agreement referred to above within the time period provided for above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions.

 

·         That delegated authority be granted to the Assistant Director or Head of Development Management to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions as set out in this report and to further delegate this power provided this authority shall be exercised in consultation with the Chairman (or in their absence the Vice-Chairman) of the Sub-Committee.

 

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 s91 Town and Country Planning Act 1990 (as amended) and to prevent the accumulation of unimplemented planning permissions.

 

2.         The development hereby authorised shall be carried out in accordance with the following approved plans and specifications:

0001; 0050; 0051; 0100 Rev A; 0150 Rev A; 0151 Rev A; 0160 Rev A; 0181 Rev A; 0182 Rev A; 0183 Rev A; 0184 Rev A; 0185 Rev A; 0186 Rev A; 0187 Rev A; 0188; 0189; 0190 Rev B; 0191 Rev B; 0192 Rev A; 0193 Rev A; 0194 Rev A; 0195 Rev A; 0196; 0200 Rev B; 0201; 0203 Rev A; 0204; 0210 Rev B; 0211 Rev A; 0212 Rev B; 0213 Rev A; 0220 Rev A; 0221 Rev A; 0223 Rev B; 0224; 0230 Rev A; 0231 Rev A; 0232 Rev A; 0233 Rev A; 0240 Rev B; 0241 Rev A; 0242 Rev A; 0244 Rev A; 0245; 0250 Rev A; 0251 Rev A; 0252 Rev A; 0253 Rev A; 0260 Rev B; 0261 Rev A; 0263; 0270 Rev B; 0271 Rev B; 0272 Rev A; 0273 Rev A; 0300 Rev A; 0310 Rev A; 0311; 0312 Rev A; BD-0147-SD-001-R00; BD-0147-SD-800-R00; BD-0147-SD-801-R00; D90-L11 Rev P01; D90-L12-00 Rev P01; D90-L12-01 Rev P01; D90-L12-02 Rev P01; D90-L14-01 Rev P01; D90-L14-02 Rev P01; D90-L15-01 Rev P01; D90-L15-02 Rev P01; D90-L15-03 Rev P01; D90-L15-04 Rev P01

Air Quality Assessment (September 2016); Arboricultural Impact Assessment and Method Statement (20/09/2016); Bat Survey Report (21/09/2016); Daylight, Sunlight and Overshadowing Assessment (September 2016); Design and Access Statement (13/01/2017 – Rev B); DAS Addendum (January 2017); Draft Site Waste Management Plan (DOC-SWMP-001-B); Below Ground Drainage Strategy (26/09/2016); Energy Statement (September 2016); Environmental Noise and Impact Assessment (September 2016); Flood Risk Assessment (26/09/2016); Heritage Assessment (January 2017); Interim Travel Plan (September 2016); Landscape Report (September 2016); Planning Statement (27/09/2016); Preliminary Ecological Appraisal (12/08/2016); Preliminary Risk Assessment (325021-R01(01), September 2016); Refuse, cars and cycles Schedule; Statement of Community Involvement (September 2016); Sustainability Statement (September 2016); Transport Assessment (September 2016); Tree Report (31/03/2016); Visual Impact Assessment (January 2017)

Reason: In order to avoid doubt and in the interests of good planning.

 

3.         Notwithstanding the information submitted with this application, no development above ground shall take place until precise details of the external materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

4.         No development above ground shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include: proposed finished levels or contours; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.).

            Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme.

            Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be retained thereafter.

            Reason: In order for the Local Planning Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

5.         The development shall not be occupied until a landscape management plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens is submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved and maintained thereafter.

            Reason: To ensure a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

6.         No development shall take place until details of all enclosures around the site boundary (fencing, walling, openings etc) at a scale of 1:20, have been submitted to and approved in writing by the Local Planning Authority. Details shall include the proposed design, height and materials. The approved works shall be completed prior to occupation of the development and shall be permanently retained thereafter.

Reason: In the interest of public safety and security and to protect the visual of the locality.

 

7.         Prior to the commencement of any development hereby approved and before any equipment, machinery or materials are brought onto the site for the purposes of the development hereby approved, a Tree Protection method statement incorporating a solid barrier protecting the stem of the trees, including the two Beech trees on the eastern boundary of the site, and hand dug excavations shall be submitted to and approved in writing by the Local Planning Authority.  The works shall be carried out as approved and the protection shall be maintained until all equipment, machinery and surplus materials have been removed from the site.

Reason: In order to ensure the safety and well being of the trees on to the site during constructional works that are to remain after works are completed.

 

8.         No development shall commence until details of a scheme for a "vegetated" or "green" roofs for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  The details shall include its (their) type, vegetation, location and maintenance schedule.   The development shall be implemented in accordance with the approved scheme prior to its first occupation and the vegetated or green roof shall be retained thereafter.  No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

            Reason: To ensure a sustainable development.

 

9.         Prior to the commencement of demolition, a Level 3 recording based on Historic Building's guidance given in 'Understanding Historic Buildings: A Guide to Good Recording Practice' (May 2016), shall be undertaken, and be submitted to and approved in writing by the Local Planning Authority.

            Reason: To ensure the building’s historic and communal value can be illustrated for future generations.

 

10.       Before the first occupation of the development hereby permitted, the kitchen windows within the north-east flank of Block D shall be fitted with obscured glazing and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut. The window shall be permanently retained in that condition thereafter.

Reason: To avoid overlooking into the adjoining properties.

 

11.       A minimum of 10% of all dwellings shall be wheelchair accessible or easily adaptable for wheelchair use (Part M4 (3) 'wheelchair user dwellings' of the Building Regulations 2015) unless otherwise agreed in writing with the Local Planning Authority.

Reason:  To ensure that the proposed development meets the Council's Standards for the provision of wheelchair accessible dwellings.

 

12.      The car parking spaces shown on the approved drawings, including a minimum of 13 accessible car parking spaces shall be provided and marked out on the site prior to the occupation of the development.  These spaces shall thereafter be kept continuously available for car parking and shall not be used for any other purpose without the prior permission in writing of the Local Planning Authority.

Reason: In order to ensure that adequate provision for car parking is made within the site.

 

13.      Prior to the occupation of the development, a parking management plan shall be submitted to, approved in writing by the Local planning Authority and implemented accordingly thereafter.  This plan must include details on the allocation of car parking to the residential aspect of the development, and the plan must also include details on how parking will be controlled on site to ensure that residents and visitors do not park in car parking spaces allocated to the nursery and community centre. The plan must also ensure that allocated residents car parking spaces are kept free for allocated residents only.

Reason: To ensure that car parking spaces area allocated to various units as required, and to ensure that on site car parking is managed to ensure that residents do not park in the car parking spaces allocated for the community centre.

 

14.       The development shall not be occupied until a minimum of 163 (159 for the residential element and 4 for the community centre/nursery) cycle parking spaces for users of the development, have been installed in accordance with the details hereby approved.  Such spaces shall be retained thereafter for this use only.

Reason:  To promote sustainable modes of transport.

 

15.       Prior to the commencement of development, a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted to, approved in writing by the Local planning Authority and implemented accordingly thereafter. The Plans should provide details on how construction work would be undertaken in a manner that disruption to traffic and pedestrians on Green Lanes, Colina Road, Colina Mews, and the roads surrounding the site 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 network.

 

16.       Prior to the occupation of the development, a Delivery and Service Plan (DSP) shall be submitted to, approved in writing by the Local planning Authority and implemented accordingly thereafter. Details of which must include the servicing of the commercial/healthcare unit, the servicing of the residential units, including a facility to collect deliveries for residents (a concierge or parcel drop, for example), and a waste  management plan which includes details of how  refuse is to be collected from the site, the plan should be prepared in line with the requirements of the Council’s waste management service and must ensure that bins are provide within the required carrying distances on a waste collection day.

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation.

 

17.       No development shall be carried out on the site until a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust has been submitted to and approved in writing by the Local Planning Authority (the plan shall be in accordance with the GLA SPG Dust and Emissions Control and shall also include a Dust Risk Assessment), and that the site contractor company be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on site.  The scheme shall be carried out in accordance with the approved plans.

Reasons: To safeguard the amenities of the area.

 

18.       Before development commences, other than for investigative work and demolition:

a) Using information obtained from the Phase1 Desk Study Report (CGL June 2016 Revision 1) additional site investigation, sampling and analysis shall be undertaken.  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 for written approval.

b) If the approved risk assessment and approved 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.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

19.       Where remediation of contamination on the site is required, completion of the remediation detailed in the approved 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.

 

20.       Prior to commencement of the relevant part of the development, details of the CHP demonstrating that the unit to be installed complies with the emissions standards as set out in the GLA SPG Sustainable Design and Construction for Band B, shall be submitted to and approved in writing by the Local Planning Authority. This shall include detailed dispersion modelling, of all combustion plant, as recommended in Air Quality Assessment XCO2 energy dated September 2016.The scheme shall be carried out in accordance with the approved plans.

Reason:To protect local air quality and ensure effective dispersal of emissions.

 

21.       The development hereby approved shall achieve a reduction in carbon (CO2) emissions of at least 35.8% against Part L of the Building Regulations 2013, as per the details hereby approved. Confirmation that these energy efficiency standards and carbon reduction targets have been achieved must be submitted and approved in writing by the local authority within 3 months of completion on site. Such a submission shall show emissions figures at design stage to demonstrate building regulations compliance, and then report against the constructed building. The applicant must allow for site access if required to verify measures have been installed.

If the targets are not achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £1,800 per tonne of carbon plus a 10% management fee.

Reason: To ensure that the development achieves a high level of sustainability.

 

22.       Prior to the commencement of the development, full details of the site CHP and boiler facility and associated infrastructure, which will serve heat and hot water loads for all the flatted units on the site, shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:

a) location of the single energy centre which is sized for all required plant;

b) specification of equipment (including thermal storage, number of boilers and floor plan of the plant room);

c) flue arrangement;

d) operation/management strategy;

e) the route and connections from the energy centre into all the dwellings and the community centre; and

f) the method of how the facility and infrastructure shall be designed to allow for the future connection to any neighbouring heating network (including the proposed connectivity location, punch points through structure and route of the link)

The CHP and boiler facility and infrastructure shall be carried out strictly in accordance with the details so approved, installed and operational prior to the first occupation of the development and shall be maintained as such thereafter.

Reason: To ensure the facility and associated infrastructure are provided and so that it is designed in a manner which allows for the future connection to a district system.

 

23.       Prior to installation, details of the Ultra Low NOx boilers for space heating and domestic hot water should be forwarded to the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 20mg/kWh. All combination gas boilers that are to be installed across the development are to have a minimum SEDBUK rating of 91%. The applicant shall demonstrate compliance by supplying installation specifications within 3 months of completion. Once installed they shall be operated and maintained as such thereafter.

Reason: To ensure that the development achieves a high level of sustainability and to protect local air quality.

 

24.       Notwithstanding the details hereby approved in the Energy Strategy, by CalfordSeaden, no less than 460sqm of solar PV panels shall be provided on the site to achieve an on site renewable energy provision of 20%.  The applicant shall demonstrate compliance by supplying installation specifications, confirmation of the area of PV, location and kWp output at within 3 months of completion. Once installed they shall be operated and maintained as such thereafter.  The applicant must allow for site access if required to verify measures have been installed.

Any alterations to any of the measures and standards set out in the submitted strategy (as referenced above) shall be submitted to and approved in writing by the Local Planning Authority prior to installation, and be presented together with justification and new standards.

Should the agreed target not be able to be achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £1,800 per tonne of carbon plus a 10% management fee.

Reason: To ensure that the development achieves a high level of sustainability.

 

25.       The development shall be constructed accordance with the details so approved, and shall achieve the rating of Home Quality mark level 3 for all units on the site, and shall be maintained as such thereafter. A post construction certificate shall be issued by an independent certification body, confirming this standard has been achieved. This must be submitted to and approved in writing by the Local Planning Authority within 3 months of completion.

In the event that the development fails to achieve the agreed rating for the whole development, a full schedule and costings of remedial works required to achieve this rating shall be submitted for our written approval with 2 months of the submission of the post construction certificate. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authority’s approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reasons:In the interest of addressing climate change and to secure sustainable development.

 

26.       To demonstrate that there is minimal risk of overheating, the results of dynamic thermal modelling (under London’s future temperature projections) for all internal spaces shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.  The strategy shall be operational prior to the first occupation of the development hereby approved.

Details in this strategy will include measures that address the following:

-      the standard and the impact of the solar control glazing;

-      that the overheating units pipe work space is designed in to the building allow the retrofitting of cooling and ventilation.

-      that the community centre is designed to passively cool and not have an overheating risk. And that it is not reliant on mechanical cooling and ventilation.

This model and report should include details of the design measures incorporated within the scheme (including details of the feasibility of using external solar shading and of maximising passive ventilation) to ensure adaptation to higher temperatures are included. Air Conditioning will not be supported unless exceptional justification is given.

Once approved the development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

Reason: In the interest of adapting to climate change and to secure sustainable development.

 

27.       Prior to the occupation of the development, details and location of the parking spaces equipped with Active (20% of spaces) and Passive (20% of spaces) Electric Vehicle Charging Points (ECVPS) and the passive electric provision shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:

-      Location of active and passive charge points

-      Specification of charging equipment

-      Operation/management strategy

Once approved the development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

Reason: In the interest of adapting to climate change and to secure sustainable development.

 

28.       Details of a scheme for the storage and collection of refuse from the premises shall be submitted to and approved by the Local Planning Authority prior to the occupation of the development. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

            Reason: In order to protect the amenities of the locality.

 

29.      Prior to any above ground works commencing on site, a detailed sustainable drainage scheme shall be submitted to the local planning authority for consideration and determination and thereafter, any approved scheme shall be implemented wholly in accordance with the approval and before any above ground works commence.

            Reason: In order to ensure that a sustainable drainage system has been incorporated as part of the scheme in the interests of sustainability.

 

30.       No piling shall take place until a piling method statement (detailing the depth and 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 sewerage 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.

Reason: To ensure that any piling has no impact on local underground sewerage utility infrastructure.

 

31.      Prior to the occupation of the development, the applicant shall provide certification that the scheme complies with the requirements of Secured by Design, and this shall be submitted to and approved in writing by the local planning authority.

            Reason: To ensure the safety and security of the development.

 

32.       Notwithstanding the Provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no satellite antenna shall be erected or installed on the building hereby approved.  The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created, and this shall be installed prior to the occupation of the property, and the scheme shall be implemented and permanently retained thereafter.

Reason: In order to prevent the proliferation of satellite dishes on the development.

 

33.       Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 1995 or any Order revoking or re-enacting that Order, no extensions to the dwellings hereby approved shall be carried out without the grant of planning permission having first been obtained from the Local Planning Authority.

Reason: To safeguard the visual amenities of the area and to prevent overdevelopment of the site by controlling proposed extensions and alterations.

 

34.       No development shall commence until details of a scheme for bird and bat boxes for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. 

The development shall then be constructed in strict accordance with these approved details, and the developer shall provide evidence of these measures being installed to the local planning authority no later than 3 month after construction works have completed.  Once installed these measures shall be maintained in perpetuity and if necessary replaced as approved. 

In the event that these measures are not installed a full schedule and costings of remedial works required to achieve a similar level of biodiversity improvements on site shall be submitted for the written approval of the local planning authority within 4 months of the completion of works on site. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authority’s approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reason: To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity.  In accordance with regional policies 5.3, 5.9 and 5.11 of the London Plan (2011) and local policy SP:05 and SP:13.

 

Informatives:

INFORMATIVE: In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

 

INFORMATIVE: Community Infrastructure Levy

The applicant is advised that the proposed development will be liable for the Mayor of London and Haringey CIL. Based on the information given on the plans, the Mayoral CIL charge will be £197,438.85 (4,590sqm x £35 as uprated for inflation) and the Haringey CIL charge will be £72,567.90 (4,590sqm x £15 as uprated for inflation). This will be collected by Haringey after/should the scheme is/be implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index. 

 

INFORMATIVE: Hours of Construction Work

The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:-

- 8.00am - 6.00pm    Monday to Friday

- 8.00am - 1.00pm    Saturday

- and not at all on Sundays and Bank Holidays.

 

INFORMATIVE: Street Numbering

The new development will require numbering. The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE: Fire Safety

The London Fire Brigade strongly recommends that sprinklers are considered for new developments and major alterations to existing premises, particularly where the proposals relate to schools and care homes. Sprinkler systems installed in buildings can significantly reduce the damage caused by fire and the consequential cost to businesses and housing providers, and can reduce the risk to life. The Brigade opinion is that there are opportunities for developers and building owners to install sprinkler systems in order to save money, save property and protect the lives of occupier.

 

INFORMATIVE: Asbestos

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.

 

INFORMATIVE: Thames Water – Surface Water

With regards to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water course, or a suitable sewer. In respect of surface water, it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage.  When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary.  Connections are not permitted for the removal of groundwater.  Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required.  They can be contacted on 0845 850 2777.

 

INFORMATIVE: Thames Water – Fat Trap

Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.

 

INFORMATIVE: Thames Water – Sewers

There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted for extensions to existing buildings. The applicant is advised to visit thameswater.co.uk/buildover

 

INFORMATIVE: Thames Water – Groundwater Risk Permit

A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team.

 

INFORMATIVE: Thames Water – Pressure

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes.  The developer should take account of this minimum pressure in the design of the proposed development.