Agenda item

Demolition of all existing buildings and redevelopment to provide 80 residential units (C3 use), comprising: 69 flat apartments across 3 building blocks rising from 3 and 4 storeys to part 5 and 6 storeys and 11 houses, rising from 2 to 3 and a half storeys, together with associated infrastructure, vehicular and cycle parking (subterranean and ground), public realm and landscaping works

 

RECOMMENDATION: grant permission subject to conditions and subject to s.106 and s.278 Legal Agreements.

 

The Committee considered a report on the application to grant planning permission for the demolition of all existing buildings and redevelopment to provide 80 residential units (C3 use), comprising: 69 flat apartments across 3 building blocks rising from 3 and 4 storeys to part 5 and 6 storeys and 11 houses, rising from 2 to 3 and a half storeys, together with associated infrastructure, vehicular and cycle parking (subterranean and ground), public realm and landscaping works. 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 s.106 and s.278 Legal Agreements.

 

The planning officer gave a short presentation highlighting the key aspects of the report.

 

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

·         The principle of the development of the site was accepted but the design was unsatisfactory in terms of scale, height and the lack of retention of local historic features including demolition of the administration building.

·         Responses submitted during the consultation period had not been given sufficient consideration.

·         The scheme would not preserve the important local heritage of the site, and diverged from the previous permission granted in 2009 which secured the retention of the administrative building onsite. The clock tower removed for preservation purposes should also be reinstated.

·         The 6 storey blocks would be out of character with the surrounding area.

·         The parking provision on site was insufficient and would exacerbate existing pressures in the area, particularly on Osier Crescent, in light of the low public transport accessibility of the site. A planning application for a new development on the opposite side of the road in Barnet proposed a higher ratio of parking space provision in reflection of the challenges of the location.

·         There was insufficient primary school place capacity within the local area to support the additional children to be housed in the development.

 

The Committee raised the following questions in discussion of the representations received:

·         Further clarification was sought from the transport officer on concerns raised regarding car parking provision onsite. The officer outlined that the high car parking pressures in the surrounding area had been taken into account, resulting in a maximisation of the number of car parking spaces onsite in excess of that required under the Council’s parking standards in order to reduce the impact of displacement parking. Provision was considered to be appropriate for the area and reflected projected demand.

·         Assurances were sought over the management of pressures on primary school spaces in the area. Officers advised that the 2016 school place planning report identified surplus capacity in the primary schools in the area and plans being developed to deliver sufficient secondary school places.

·         Concerns were raised over the potential overdevelopment of the site, with the number of units proposed exceeding that set out within the site allocations policy. Officers reiterated that a minimum level for the site was set out in the policy and that the density was considered acceptable based on a design led assessment of the application.

·         Concerns were raised regarding the low PTAL rating of the scheme. Officers advised that the site was served by 4 bus routes in the immediate vicinity and that TfL had confirmed there was sufficient capacity on the bus infrastructure.  

·         In response to a question, the applicant advised that the basement car parking spaces would be serviced by a lift.

·         Clarification was sought on the lack of retention of onsite heritage assets. The conservation officer outlined that these were non designated and as such could be removed. Retention was challenging as integration within the new design would be out of context. 

·         Further explanation was sought on the officer decision to accept the demolition of the administrative building contrary to the view of the QRP. Officers outlined the challenges in converting the building to residential and had taken the view that demolition would facilitate the comprehensive redevelopment of the site and permit the delivery of 21 additional units.

 

Representatives for the applicant addressed the Committee and raised the following points:

·         The site was currently neglected, had no active frontage and was accessed off Osier Crescent.

·         The scheme would provide new housing including high demand larger family units and affordable housing, high quality amenity space, improved site layout with no decrease in the number of trees currently onsite. 

·         The site was not located within a Conservation Area and existing buildings were not locally or statutorily listed. Retention of the heritage assets including the admin building was not viable due to significant disrepair and subsidence and the difficulties in conversion to residential.

·         The height, bulk and mass of the scheme was inline with surrounding properties. 

·         The applicant was not aware of the location of the clock tower which had been removed prior to the purchase of the site.

 

In response to a question, the applicant confirmed that the affordable rent levels would vary according to unit size from 62% market rent for one bed units to 50% for 4 bed units. The remainder of units would be shared ownership, requiring the purchase of a minimum 35% share.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/3482 be approved and that the Head 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^st March 2017 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in his/her sole discretion allow; and

 

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

 

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 accordance with the following approved plans and specifications:

2702_20_001 Rev. 1, 002, 004 Rev. 1, 101, 102 Rev. 2, 103 Rev. 2, 104 Rev. 2, 105 Rev. 2, 106 Rev. 2, 107 Rev. 2, 108 Rev. 2, 109 Rev. 2;

2702_20_300 Rev. 1, 301, 302 Rev. 1, 303 Rev. 2, 304 Rev. 2, 305 Rev. 2 (October 2016 – to be checked), 306 Rev. 1,  307 Rev. 1, 308 Rev. 1, 309;

2702_20_500 to 510, all Rev. 3;

AQ1;

IA-395-LGA-P-01, 02;

IA-395-TP-P-01;

S15-289-200, 201;

16008/07.

Supporting documents also approved:

Design and Access Statement dated July 2016, Planning Statement (by Savills), Statement of Community Involvement dated July 2016, Bat Emergence Survey dated June 2016, Bird Breeding Survey dated June 2016, Reptile Survey dated May 2016, Site Wide Sustainable Drainage Strategy (Revision: X2 – Ref. J2393-Doc-06), Daylight and Sunlight report dated August 2016, Basement Impact Assessment (Including Site Investigation) (Revision: X1 – J2393-Doc-07), Air Quality Assessment dated September 2016, Transport Assessment dated September 2016, Travel Plan dated September 2016, Environmental Noise Survey and Noise Impact Assessment Report dated October 2016, Water Management Statement dated October 2016; Phase II Site Investigation Report dated July 2016; Heritage Statement dated September 2016; Biodiversity Strategy dated September 2016, Landscape Design Statement dated September 2016, Ecological Assessment dated June 2016, Arboricultural Implications Assessment & Arboricultural Method Statement dated July 2016, Thermal Comfort Assessment dated September 2016, Energy Report dated September 2016, Block E South Elevation / Site Entrance Sketch (dated December 2016), Surface Water Exceedence Flow Path mark-up drawing dated 22^nd November 2016.

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

 

3.    Details of finishing materials to be used for the external surfaces of the development (including samples) shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Brick treatments shall be demonstrated to be appropriately variegated. Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. Details of the finishing treatments for site boundaries and amenity screens shall also be provided as appropriate.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity consistent with Policy 7.6 of the London Plan 2015, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

4.    Prior to the commencement of the development hereby approved the applicant shall submit a heritage management strategy to the Local Planning Authority for its written approval that describes, with reference to the submitted Heritage Statement, how the historic elements of the existing site will be retained, restored and reused in the approved development as appropriate. In particular, the strategy shall:

·         describe how the iron railings to the east of the site are to be retained and restored;

·         consider the restoration and relocation within the application site of the main entrance doorway surround of the administration building;

·         describe how, and to what degree, tiles within the administration building will be reused in building entrance lobbys;

·         consider all other reasonable heritage retention/reused possibilities and describe how and to what degree they will be implemented.

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

Reason: In order to respect local heritage and therefore to comply with Paragraph 135 of the NPPF and Policy SP12 of the Core Strategy.

5.    The applicant is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval  three months prior to construction work commencing on site. The Plans should provide details on how construction work (inc. demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Coppetts Road, Osier Crescent and the roads surrounding the site is minimised. It is also requested that construction vehicle movements should be carefully planned and coordinated 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.

 

6.    Prior to the commencement of the development hereby approved the applicant is required to submit to the Local Planning Authority for its written approval  Delivery and Service Plan (DSP), details of which must include servicing of the residential units including facilities to collect deliveries for residents when they are out via concierge or parcel drop.

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

 

7.    Prior to occupation of the development hereby approved, 20% of car parking shall be provided with electric vehicle charging infrastructure, with a further 20% allocated for passive provision.

Reason: To provide residential charging facilities for Electric Vehicles and to encourage the uptake of electric vehicles consistent with Policy 6.13 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

8.    Prior to the commencement of the development hereby approved the type of cycle parking to be provided shall be submitted to and agreed in writing by the Local Planning Authority, in discussion with Transport for London. A minimum 5% of cycle spaces should be suitable for enlarged cycles and the type of stand proposed must be clarified. The recommendations and requirements of the London Cycle Design Standards document should be followed.

Reason: In accordance with Policy 6.3 of the London Plan.

 

9.    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: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

 

10. The construction works of the development hereby granted shall not be carried out before 0800 hours or after 1800 hours Monday to Friday or before 0800 hours or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties consistent with Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

11. No development shall take place on site 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 thereafter be carried out as approved. These details shall include: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (e.g. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant.

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].  The soft landscaping scheme shall include detailed drawings of:

a.    those existing trees to be retained.

b.    those existing trees to be removed.

c.    those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be approved in writing by the Local Planning Authority.

d.    Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development. 

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 consistent with Policy 7.21 of the London Local Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

           

12.Prior to the commencement of works on site a meeting must be specified and attended by all interested parties, (e.g. Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees and discuss any construction works that may impact on the trees. Robust protective fencing / ground protection must be installed under the supervision of the Consultant Arboriculturist, prior to the commencement of demolition and retained until the completion of construction activities. It must be designed and installed as recommended in the Arboricultural method statement. The tree protective measures must be inspected or approved by the Council Arboriculturist, prior to the commencement of demolition. The tree protective measures must be periodically checked the Consultant Arboriculturist and reports made available to the Council Arboriculturist. All construction works within root protection areas (RPA) or that may impact on them, must be carried out under the supervision of the Consultant Arboriculturist.

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

13. No development shall proceed until details of all existing and proposed levels on the site in relation to the adjoining properties be submitted and approved by the Local Planning Authority.  The development shall be built in accordance with the approved details.

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

 

14. Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 1995 or any Order revoking or re-enacting that Order, no development with Classes A-G of Schedule 2 Part 1 of that Order 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 consistent with Policy 7.4 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

15.The development hereby approved shall be designed to Secured by Design Sections 2 and 3 Compliance.

Reason: To ensure that the proposed development meets the Police standards for the physical protection of the building and its occupants. and to comply with Haringey Local Plan 2013 Policy SP11.

 

16. The development must be constructed in accordance with the energy efficiency standards as set out in the approved Energy Strategy, by CalfordSeaden, dated September 2016.

Building Element	Proposed specification for the development (u-values)
External walls	0.15 (flats) 0.14 (houses)
Roof	0.18 (flats) 0.13 (houses)
Ground floor	0.13
Windows	1.2
Air tightness	4 m3/hr/m2 for houses 5 m3/hr/m2 in the flats

 

The development shall then be constructed and deliver the U-values set out in this document, thereby achieving the agreed carbon reduction of 3.3% beyond Building Regulations 2013 with a carbon saving of 3.3 tonnes.  Confirmation that these energy efficiency standards and carbon reduction targets have been achieved must be submitted to and approved in writing by the local planning authority within 6 months from completion of works on site.  This report will 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.  

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 £2,700 per tonne of carbon plus a 10% management fee.

Reason:  To comply with London Plan Policy 5.2 and local plan policy SP:04

 

17.All combination gas boilers that are to be installed in the 11 houses on the site are to have a minimum SEDBUK rating of 91%. The boilers shall also have dry NOx emissions not exceeding 20 mg/kWh @0% O2.The applicant will demonstrate compliance by supplying installation specification documents within 3 months of completion of works on site. Once installed they shall be operated and maintained as such in perpetuity.

Reason:  To comply with London Plan Policies 5.2 and 7.14, Local Plan Policy SP:04 and GLA SPG Sustainable Design and Construction.

 

18.Details shall be submitted to and approved in writing by the Local Planning Authority at least 6 months prior to any works commencing on site in respect of the site boiler facility and associated infrastructure, which will serve heat and hot water loads for all the flats on the site. The details shall include:

a)    a review of the feasibility of connection to neighbouring sites (specifically the school to the north)

b)    location of the single energy centre which will contain all required plant;

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

d)    flue arrangement;

e)    operation/management strategy;

f)     the route and connections from the energy centre into all other blocks (from the basement of Block F into all units of blocks A, B, C, D and F; and

g)    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 installation of the boiler facility and associated infrastructure shall be carried out strictly in accordance with the details so approved, and shall be fully installed and operational prior to the first occupation of the development. The facility/infrastructure shall be maintained as installed 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 in line with London Plan policy 5.7 and Local Plan Policies SP:04 and DM 22.

 

19. Prior to commencement of  the development details of the communal boiler must be submitted to and approved in writing by the Local Planning Authority including  evidence to show that the chimney stack/flue will be at a sufficient height and discharge velocity etc to disperse the exhaust emissions.  The communal boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 40mg/kWh of dry NOx (at 0% O2). An Air Quality Neutral calculation for ‘building emissions’ shall also be provided.

eason: To Comply with Policy 7.14 of the London Plan, the GLA SPG Sustainable Design and Construction, and to protect local air quality.

 

20. The applicant will install the renewable energy technology (PV Solar Panels) as set out in the document Energy Strategy, by CalfordSeaden, dated September 2016. This renewable technology will deliver a carbon saving of through the generation of 75.9kWp of electricity to the development site. 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 £2,700 per tonne of carbon plus a 10% management fee.

Reason:  To comply with London Plan Policy 5.7. and Local Plan Policy SP:04

 

21. The applicant must deliver the sustainability assessment as set out in the Energy Strategy, by CalfordSeaden, dated September 2016. The development shall be constructed in strict accordance of 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 the local planning authority for its written approval within 6 months of completion on site.

In the event that the development fails to achieve the agreed rating for the whole development, a full schedule and costs 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 in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

 

22. Prior to the commencement of development on site details of the living roof shall submitted to and approved in writing by the local authority.  The submitted details will include the following:

a.    A roof(s) plan identifying where the living roofs will be located (Blocks A, B, C, D, and F);

b.    Confirmation that the substrates depth range of between 100mm and 150mm across all the roof(s);

c.    Details on the diversity of substrate depths across the roof to provide contours of substrate.  This could include substrate mounds in areas with the greatest structural support to provide a variation in habitat;

d.    Details on the diversity of substrate types and sizes;

e.    Details on bare areas of substrate to allow for self colonisation of local windblown seeds and invertebrates;

f.     Details on the range of native species of wildflowers and herbs planted to benefit native wildlife.  The living roof will not rely on one species of plant life such as Sedum (which are not native);

g.    Details of the location of log piles / flat stones for invertebrates;

Confirmation that the living roof will not be used for amenity or sitting out space of any kind will be required.  Access will only be permitted for maintenance, repair or escape in an emergency. 

The installation of the living roof(s) shall then be carried out strictly in accordance with the details approved by the Council, and shall be maintained as such thereafter.

Reason:   To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity and supports the water retention on site during rainfall.  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.

 

23. Prior to commencement of works on site details of the living wall on Block F facing the Pocket Green, shall submitted to and approved in writing by the local authority.  The submitted details will include the following:

a.    Plan(s) identifying where the living walls will be located and what surface area they will cover;

b.    Details on the substrate depths across the walls;

c.    Details on the diversity of substrate types and sizes;

d.    Details on the range of native plant species to benefit native wildlife.  The living wall will not rely on one species of plant life such as Sedum (which are not native);

e.    Details of the watering regime and commentary on how this will be sustainably watered in the future. 

The living wall(s) shall then be carried out strictly in accordance with the details approved by the Council, and shall be maintained as such thereafter.

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

 

24. The Biodiversity features as set out in Coppetts Wood Biodiversity Strategy dated 16th September 2016, by Ireland Albrecht, must be delivered as part of the development hereby approved. This will include:

·         The incorporation of at least 15 bird boxes into the northern side of the development buildings and neighbouring trees;

·         The incorporation of at least 8 bat boxes into the northern side of the development buildings and neighbouring trees.

The development shall then be constructed in strict accordance with these 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 costs 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.

 

25. To demonstrate that there is minimal risk of overheating, the results of dynamic thermal modelling (in respect of London’s future temperature projections) for internal spaces will be submitted to and approved in writing by the Local Planning Authority 6 months prior to any works commencing on site. Any measures required to mitigate overheating shall be operational prior to the first occupation of the development hereby approved. The 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 passive ventilation) to ensure adaptation to higher temperatures are addressed and the units do not overheat.  Air Conditioning will not be supported unless exceptional justification is given. 

Once approved the development shall be constructed 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: London Plan Policy 5.9 and Local Plan Policy SP:04 and in the interest of adapting to climate change and to secure sustainable development.

 

26. 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.

 

c.    The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.

 

d.    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: London Plan Policy 5.9 and Local Plan Policy SP:04 and in the interest of adapting to climate change and to secure sustainable development.

 

27. To demonstrate that there is minimal noise disturbance to future residents of the proposed properties, the applicant shall submit a report to be approved in writing the Local Planning Authority that considers the installation of noise mitigation measures identified in the detailed Environmental Noise Survey and Noise Impact Assessment Report by Hann Tucker Associates and provides them where possible.

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

Reason: To comply with emerging Policy DM1 of the Local Plan.

 

28. No works shall be carried out on 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 Dust and Emissions Control SPG and shall also include a Dust Risk Assessment.  

Reason:  To comply with Policy 7.14 of the London Plan.

 

29. No works shall commence on site until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.  No works shall be carried out on site until all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site. An inventory of all NRMM must be kept on site during the course of the demolitions, site preparation and construction phases.  All machinery should be regularly serviced and service logs kept on site for inspection.  Records should be kept on site which details proof of emission limits for all equipment.  This documentation should be made available to local authority officers as required until development completion.

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

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 : Based on the information given on the plans, the Mayoral CIL charge will be £173,767 (4,039.7 sqm x £35 x 1.229) and the Haringey CIL charge will be £1,128,328.61 (4.39.7sqm x £265 x 1.054).    

 

INFORMATIVE :  Party Wall Act: The applicant's attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

INFORMATIVE :  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 : 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 :  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 0800 009 3921.

 

INFORMATIVE  :  Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you email us a scaled ground floor plan of your property showing the proposed work and the complete sewer layout to developer.services@thameswater.co.uk to determine if a building over / near to agreement is required.

 

INFORMATIVE  :  Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

 

INFORMATIVE  :  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 by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality

 

INFORMATIVE  :  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.

 

INFORMATIVE:  The development hereby approved shall be completed in accordance with the associated Section 106 & Section 278 agreements.