Issue - meetings

Proposal: Application made under Section 73 of the Town and Country Planning Act 1990 to vary Condition 2 (Approved Plans and Documents) attached to planning permission HGY/2023/0261 granted 03/03/2025.

Permission is sought to alter the permitted level of affordable housing to change 60 intermediate affordable homes to market sale.

Permission is also sought to alter the approved drawings to show inward opening doors at the roof level of 2 Berol Yard instead of the permitted glass panels (shifting the openings to the centre of the room).

Philip Elliott, Principal Planning Officer, introduced the report for an application made under Section 73 of the Town and Country Planning Act 1990 to vary Condition 2 (Approved Plans and Documents) attached to planning permission HGY/2023/0261 granted 03/03/2025, to have inward opening doors at the roof level of 2 Berol Yard instead of the permitted glass panels (shifting the openings to the centre of the room). Permission was also sought to alter the permitted level of affordable housing to change 60 intermediate affordable rented homes to market rent homes.

The following was noted in response to questions from the committee:

• It was explained that it would not be reasonable for this scheme alone to deliver the proposed bridge, as the cost would be prohibitive. However, the scheme did include the landing platform, enabling the bridge to connect to the development should funding become available in the future.
• Members were reminded that, as set out in the presentation, the scheme’s viability had been independently reviewed by Carter Jonas on behalf of the Council and also by the Greater London Authority (GLA) viability team. Both Carter Jonas and the GLA were in agreement that including affordable housing within the scheme would not be viable.
• Officers explained that viability assessments typically involved a process of negotiation, clarification, and checking of inputs. The applicant’s initial position had identified a significantly higher deficit figure. Through the viability review process, this figure had been reduced, and the final agreed deficit stood at approximately £12 million. Following receipt of additional information, the GLA had concluded that this figure was accurate.
• It was noted that there had been no change  in relation to funding for the bridge, and that no funding was currently allocated. However, funding could potentially be identified in the future. Members were advised that uncertainty surrounding Crossrail remained a key factor and that, should Crossrail proceed, the bridge could potentially form part of wider works in the area. A feasibility study was underway to assess delivery costs, and the Council could choose to allocate funding in the future through land sales or other mechanisms if it so wished.
• Officers advised that the build-to-rent sector, like build-to-sale, was experiencing significant challenges. While other housing products, such as co-living and purpose-built student accommodation, could in some cases be more viable, the viability assessments demonstrated the current difficulties facing build-to-rent. In terms of affordability, Members were reminded that Tottenham Hale had delivered a high proportion of affordable housing, exceeding 30%, including nearby schemes such as Ashley Road Depot, which was a 100% Council housing scheme, and Rosa Luxemburg, located opposite the site. The area was therefore delivering a broad mix and range of housing.
• Members were advised that viability reviews could sometimes be undertaken at a later stage, typically at 75% occupancy. Such a review could conclude that no additional payment was due, depending on economic conditions at that time. For this application, a payment in lieu had been agreed, removing the need for late-stage review and providing  ...  view the full minutes text for item 8