Agenda and minutes

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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.

RESOLVED

·         That the Chair’s announcement regarding the filming of the meeting for live or subsequent broadcast be noted

Apologies were received from Cllr J Mann.

None.

To confirm and sign the minutes of the Planning Sub Committee held on 12 September.

RESOLVED

·         That the minutes of the Planning Committee held on 12 September be approved.

In response to a question from Cllr Bevan, confirmation was provided that his comments on the 500 White Hart Lane scheme made at the 10 October Planning Committee scheme during the update report on major applications had been noted within the draft minutes.       

1)    45-63Lawrence Road N15 4EN (HGY/2016/1213)

Demolition of the existing buildings and redevelopment of the site to provide a building ranging from 4 to 7 storeys in height which includes a recessed top floor comprising 80 residential units (use class C3) and 566sqm of commercial floor space (Use class B1/A2) on ground and first floor level, including 8 disabled parking spaces, 1 car club space including associated works.

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

2)    67 Lawrence Road N15 4EY (HGY/2016/1212)

Demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road which includes a recessed top floor and four storey mews block to the rear, comprising 69 residential units (use class C3) and seven live work units on ground and first floor level, including 7 disabled parking spaces and associated works.

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

The Committee considered two reports for two separate schemes (1) 45-63 Lawrence Road and (2) 67 Lawrence Road on two separate but adjoining sites. The reports sought planning permission for (1) the demolition of the existing buildings and redevelopment of the site to provide a building ranging from 4 to 7 storeys in height which includes a recessed top floor comprising 80 residential units (use class C3) and 566sqm of commercial floor space (Use class B1/A2) on ground and first floor level, including 8 disabled parking spaces, 1 car club space including associated works and (2) the demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road which includes a recessed top floor and four storey mews block to the rear, comprising 69 residential units (use class C3) and seven live work units on ground and first floor level, including 7 disabled parking spaces and associated works. The reports 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 both recommended to grant permission subject to conditions and subject to s106 Legal Agreements.

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 amendments to s106 heads of terms and a correction to the paragraph of the report concerning density for 45-63 Lawrence Road which was 818 habitable rooms per hectare.

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

·         Both schemes constituted overdevelopment, with high densities due to site cramming in order to maximise profitability for the developer. The justification for exceeding London Plan standards had not been outlined, with the report seeming to focus on unsubstantiated claims and opinions. The density was significantly greater than the nearby Bellway development.

·         The woodland area between 25-35 Bedford Road would be destroyed, with no ecological impact assessment or bat survey undertaken, leading to the potential for protected species to be unlawfully removed. The loss of mature trees would result in the destruction of wildlife habitats and have a negative impact on air quality.

·         The schemes did not comply with the Lawrence Road planning brief. 

·         The height and massing to the northern end would result in overshadowing to the public realm.

·         The 7 storey height would detract from other buildings in the area

·         Low levels of affordable housing would be provided

·         The density towards the western edge near Bedford Road was high which would impact on local residents in addition to the disruption from the live-work units.

·         Separation distances were insufficient, being only 10m to the closest rear gardens and 30m to the nearest neighbouring houses.

·         The demand for employment space in the area was questioned, with similar units on the nearby Bellway scheme remaining empty. 

Cllrs Diakides and Vanier addressed the Committee as local ward councillors and raised the following points:

·         The schemes went against the  ...  view the full minutes text for item 48.

Demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road.

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 the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road. 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 a 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 providing further clarification on the daylight, sunlight and overshadowing analysis undertaken for the scheme, an element identified as being of particular concern within a number of representations received in objection to the application. The Assistant Director Planning provided additional clarification on the assessed loss of some daylight to a studio flat to the upper floor of the Langham Club and daylight and sunlight to a number of residential properties in Harringay Road and Colina Road to below BRE guidelines. It was explained that BRE standards had guideline status and required flexible application as they were based on a low density suburban housing model and not an urban location such as the application site. Officers were therefore satisfied that there would not be an unacceptable detrimental loss of sunlight and daylight to neighbouring properties, a position supported by the GLA Housing SPD which noted that natural light was often restricted in densely developed parts of London. It was additionally identified that affected neighbouring properties benefitted from dual aspects as well as at the present time, a less than typical building mass onsite for such an urban location.  

The Assistant Director also updated the Committee that a provisional NHS funding contribution of £2.6m for the health centre had been confirmed within the last few days. 

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

·         The principle of the provision of new homes onsite was supported but not the current plans which constituted overdevelopment in terms of scale and massing and would be overbearing and out of proportion with the local area which consisted predominantly of two storey terraced housing. The scheme was thereby non compliant with planning policy UD3. 

·         The scheme would result in a loss of privacy and overlooking to neighbouring properties compared to the current windowless warehouse onsite. The four storey block would be as close as 8m from Colina Mews.

·         The scheme would dominate the skyline and the surrounding two  ...  view the full minutes text for item 49.

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.

The Committee considered an update on major planning proposals in the pipeline.

The Committee raised the following points:

Keston Centre

Committee members advised that they were already receiving a considerable amount of local interest on this application. Officers advised that the application was likely to come before the Committee in January. As a way forward, officers agreed to bring the site visit forward to incorporate within the visit for the December Committee [action: EW/SM].

Edmanson’s Close

Clarification was sought on plans to retain the front façade and for the reprovision of the elderly accommodation currently onsite. Officers advised that this application was currently at pre-app stage but that an update would be sought and provided to Cllr Mallett [action: EW/SM].

Chocolate factory

In response to a request for an update, officers advised that no recent meetings had been held with the applicant but agreed to chase [action: EW/SM].

Hale Village Tower

Concerns were expressed regarding the design of the tower, particularly over cohesion with the rest of the Hale Village site. Officers advised that the applicant had engaged the services of a renowned architect and that the Council would be seeking a high quality design centred on a slender tower.

Tottenham Magistrates Court

In response to a question, officers advised that the building was listed including protection for the interior cells structure. Potentially the scheme would involve development behind the building.

Highgate train depot

Officers noted concerns raised about the dominating appearance of the industrial fencing.

8-10 High Road

Concerns were raised about the suitability as a location for a tall building within the context of the local area. Officers responded that the site was being considered for a tall building due to its proximity to the tube and being located outside of the viewing corridor to Alexandra Palace.

RESOLVED

·         That the report be noted.

14 November.

The Chair advised that the next scheduled meeting on 14 November would be cancelled. The next meeting would therefore be on 12 December.

To advise the Planning Committee of decisions on planning applications

taken under delegated powers for the period 26 September to 21 October 2016.

The Committee considered a report setting out decisions on planning applications taken under delegated powers for the period 26 September to 21 October  2016.

Officers agreed to feedback to Cllr Carter information regarding the approval of air conditioning units to Sheldon Avenue following concerns raised about an inconsistent approach related to noise attenuation measures and how noise levels were measured [action: EW/SM].

RESOLVED

·         That the report be noted.