Agenda and draft minutes

Please note this meeting may be filmed or recorded by the Council for live or subsequent broadcast via the Council’s internet site or by anyone attending the meeting using any communication method.  Although we ask members of the public recording, filming or reporting on the meeting not to include the public seating areas, members of the public attending the meeting should be aware that we cannot guarantee that they will not be filmed or recorded by others attending the meeting.  Members of the public participating in the meeting (e.g. making deputations, asking questions, making oral protests) should be aware that they are likely to be filmed, recorded or reported on.  By entering the meeting room and using the public seating area, you are consenting to being filmed and to the possible use of those images and sound recordings.

The Chair of the meeting has the discretion to terminate or suspend filming or recording, if in his or her opinion continuation of the filming, recording or reporting would disrupt or prejudice the proceedings, infringe the rights of any individual, or may lead to the breach of a legal obligation by the Council.

The Chair referred to the notice of filming at meetings and this information was noted.

The Planning Committee abides by the Council’s Planning Protocol 2025.  A factsheet covering some of the key points within the protocol as well as some of the context for Haringey’s planning process is provided alongside the agenda pack available to the public at each meeting as well as on the Haringey Planning Committee webpage.

The planning system manages the use and development of land and buildings.  The overall aim of the system is to ensure a balance between enabling development to take place and conserving and protecting the environment and local amenities.  Planning can also help tackle climate change and overall seeks to create better public places for people to live, work and play.  It is important that the public understand that the committee makes planning decisions in this context.  These decisions are rarely simple and often involve balancing competing priorities.  Councillors and officers have a duty to ensure that the public are consulted, involved and where possible, understand the decisions being made.

Neither the number of objectors or supporters nor the extent of their opposition or support are of themselves material planning considerations.

The Planning Committee is held as a meeting in public and not a public meeting.  The right to speak from the floor is agreed beforehand in consultation with officers and the Chair.  Any interruptions from the public may mean that the Chamber needs to be cleared.

The Chair referred to the planning protocol and this information was noted.

To receive any apologies for absence.

Apologies for absence were received from Cllr Emery, Cllr Gingell and Cllr Amin.

The Chair will consider the admission of any late items of urgent business. Late items will be considered under the agenda item where they appear. New items will be dealt with at item X below.

There were no items of urgent business.

A member with a disclosable pecuniary interest or a prejudicial interest in a matter who attends a meeting of the authority at which the matter is considered:

(i) must disclose the interest at the start of the meeting or when the interest becomes apparent, and

(ii) may not participate in any discussion or vote on the matter and must withdraw from the meeting room.

A member who discloses at a meeting a disclosable pecuniary interest which is not registered in the Register of Members’ Interests or the subject of a pending notification must notify the Monitoring Officer of the interest within 28 days of the disclosure.

Disclosable pecuniary interests, personal interests and prejudicial interests are defined at Paragraphs 5-7 and Appendix A of the Members’ Code of Conduct

There were no declarations of interest.

To confirm and sign the minutes of the Planning Sub Committee held on 8 June 2026 as a correct record.

RESOLVED

To confirm and sign the minutes of the Planning Sub Committee held on 8^th June as a correct record.

In relation to the fifth bullet point, it was clarified that the applicant had made a commitment that community space would be made available at a community rent. Members noted that this commitment had been presented as a firm commitment specific to the application site and that this had been linked to the discussion held during the meeting.

Post-meeting note: The applicant proposes to bring the historic former Lotus Motor Racing Car Factory building into use as a public cafe and community building. The applicant, who would operate the PBSA, was committed to operating the cafe and community building, and providing registered charities and community interest companies (CICs) space within the building free of charge, to hold events such as meetings, talks and exhibitions.

The following items are pre-application presentations to the Planning Sub-Committee and discussion of proposals.

Notwithstanding that this is a formal meeting of the Sub-Committee, no decision will be taken on the following items and any subsequent applications will be the subject of a report to a future meeting of the Sub-Committee in accordance with standard procedures.

The provisions of the Localism Act 2011 specifically provide that a Councillor should not be regarded as having a closed mind simply because they previously did or said something that, directly or indirectly, indicated what view they might take in relation to any particular matter.  Pre-application briefings provide the opportunity for Members to raise queries and identify any concerns about proposals.

The Members’ Code of Conduct and the Planning Protocol 2016 continue to apply for pre-application meeting proposals even though Members will not be exercising the statutory function of determining an application.  Members should nevertheless ensure that they are not seen to pre-determine or close their mind to any such proposal otherwise they will be precluded from participating in determining the application or leave any decision in which they have subsequently participated open to challenge.

The Chair referred to the note on pre-application briefings and this information was noted.

The proposed development is being reported to the Planning Sub-Committee to enable Members to view it ahead of the submission of a formal planning application. Any comments made now are of a provisional nature only and would not prejudice the final outcome of any formally submitted planning application. The applicant is currently engaged in pre-application discussions with Haringey Officers.

Philip Elliott, Principal Planning Officer, introduced the briefing report for the item. The proposed development is being reported to the Planning Sub-Committee to enable Members to view it ahead of the submission of a formal planning application. Any comments made now are of a provisional nature only and would not prejudice the final outcome of any formally submitted planning application. The applicant is currently engaged in pre-application discussions with Haringey Officers.

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

· The applicant advised that engagement had been undertaken with the Headteacher and Executive Team at Rokesly School. The first public engagement event had been held at the school, with an initial session arranged specifically for parents and carers. Feedback received through consultation indicated that the school’s principal concerns related to the construction phase, including construction logistics, management of the School Street on Elmfield Avenue, noise, dust and disruption to the school day, rather than the proposed development itself. It was noted that the school had been broadly supportive of the proposals and was keen to maintain a positive working relationship with the YMCA.

· Members welcomed the provision of en-suite facilities within the accommodation, noting that this would improve residents’ dignity, privacy and safety.

· The applicant confirmed that the development would incorporate several air source heat pumps, with the precise number, specification and model to be determined during the detailed design stage. The units would be located within the recessed roof area. It was also confirmed that photovoltaic (PV) panels had been maximised across the available roof space, including the main roof and south-western roof areas.

· Members encouraged the applicant to incorporate the reuse of salvaged materials, particularly bricks, within the Material Management Plan and Construction Environmental Management Plan. Reference was made to material reuse initiatives, including Tipping Point East, as examples of good practice.

· Members referred to comments made by the Quality Review Panel (QRP) regarding the building’s relationship with the surrounding heritage context. It was noted that the QRP had encouraged additional articulation and variation at roof level to provide greater visual interest whilst maintaining the overall architectural approach. Members supported this recommendation.

· The applicant advised that the cycle storage area would be located adjacent to the maintenance store and would be overlooked by staff. The area would be covered, well lit and secured through controlled access. It was further noted that the building would be staffed on a 24-hour basis, with regular patrols undertaken by housing, engagement and security staff. Internal and external sightlines had been carefully considered to maximise natural surveillance.

· Members commented that, whilst the proposed brick detailing had improved the appearance of the building, the overall massing could be considered to be somewhat monolithic. It was suggested that further articulation at roof level would improve the building’s appearance, particularly given its relationship to the adjacent conservation area and views from Crouch End. Members also suggested that a site visit to the existing YMCA building would assist Members in understanding the context of the  ...  view the full minutes text for item 8.

Ashley House:

(i) Erection of new buildings on the Ashley House site (western side and southern end of Ashley Road): one part 7, part 24 storey building of c.530 co-living studios; and a 6 storey building of 87 affordable Social Rent homes; with commercial and community spaces; new public realm, landscaping, and parking, and

Cannon Factory:

(ii) One/two new buildings on the Cannon Factory site (eastern side and northern end of Ashley Road on corner of Ashley Road & Burdock Road): a part 8, part 10 storey hotel building with c.150 rooms; and a part 10, part 25 storey building of c.500 Purpose Built Student Accommodation (PBSA) units (including 35% affordable student accommodation); with employment, commercial and community spaces; new public realm, landscaping, and parking.

Philip Elliot, Principal Planning Officer, introduced the briefing report for Ashley House: (i) Erection of new buildings on the Ashley House site (western side and southern end of Ashley Road): one part 7, part 24 storey building of c.530 co-living studios; and a 6 storey building of 87 affordable Social Rent homes; with commercial and community spaces; new public realm, landscaping, and parking, and Cannon Factory:

 (ii) One/two new buildings on the Cannon Factory site (eastern side and northern end of Ashley Road on corner of Ashley Road & Burdock Road): a part 8, part 10 storey hotel building with c.150 rooms; and a part 10, part 25 storey building of c.500 Purpose Built Student Accommodation (PBSA) units (including 35% affordable student accommodation); with employment, commercial and community spaces; new public realm, landscaping, and parking.

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

· The applicant advised that a Registered Provider had not yet been formally appointed. However, several meetings had taken place with Haringey Homes, which had expressed an interest in becoming the developer and operator of the affordable housing. Discussions remained at an early stage but were progressing positively.

· The applicant advised that consultation had extended beyond the formal public consultation event, which had been attended by approximately 15 people. Additional engagement had included several coffee mornings and attendance at local working group meetings.

· It was confirmed that Community Infrastructure Levy (CIL) contributions would be paid in accordance with the Council’s and the Mayor of London’s charging schedules. Any additional public realm or environmental improvements beyond statutory requirements would be secured through the Section 106 Agreement. This could include enhancements to the tree belt adjacent to Down Lane Park, including the replacement of trees where appropriate.

· Members raised the potential cumulative impact of the development on Down Lane Park, noting that the park was already heavily used and would require additional maintenance, staffing and investment to accommodate increased demand. Members requested that these impacts be fully considered during the determination of planning obligations.

· The applicant advised that employment specialists, A&D, had been appointed to prepare an employment strategy. It was recognised that Tottenham was not considered an optimum location for large-scale office or industrial employment uses. Instead, the proposals sought to create active commercial frontages along Ashley House through a mix of commercial units, including potential anchor uses such as community-serving businesses rather than solely cafés. Flexible maker spaces were also proposed to encourage a range of occupiers and reduce the likelihood of vacant units.

· The applicant emphasised the importance of maintaining active ground-floor frontages and avoiding vacant commercial units. Previous developments had successfully incorporated affordable workspace, including schemes delivering up to 50% affordable commercial floorspace. The proposed community facility had been deliberately proposed to be located adjacent to Down Lane Park to maximise accessibility and provide a positive environment for users. A long-term management partner had not yet been identified. Affordable workspace could be provided, at peppercorn rent, subject to viability.

· Officers advised  ...  view the full minutes text for item 9.

To advise of major proposals in the pipeline including those awaiting the issue of the decision notice following a committee resolution and subsequent signature of the section 106 agreement; applications submitted and awaiting determination; and proposals being discussed at the pre-application stage.

John McRory introduced the report for the item, the following was noted in response to questions from the committee:

· Regarding Highgate School, Officers advised that following extensive public consultation, the school intended to progress the schemes with an Officer briefing of the planning applications to Planning Sub Committee to take place soon.

RESOLVED

To note the report.

To advise the Planning Committee of decisions on planning applications taken under delegated powers for the period May-June 2026.

There were no queries on the report. The Chair noted that any queries could be directed to the Head of Development Management.

RESOLVED

To note the report.

There were no new items of urgent business.

To note the date of the next meeting is 7 September 2026..

It was noted that the date of the next meeting was 7^th September.