Agenda and minutes

Venue: Tottenham Town Hall, Town Hall Approach Road, London, N15 4RY

Contact: Fiona Rae, Acting Committees Manager  3541, Email: fiona.rae@haringey.gov.uk

Items
No. Item

1.

FILMING AT MEETINGS

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.

Minutes:

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

2.

PLANNING PROTOCOL

The Planning Committee abides by the Council’s Planning Protocol 2017.  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.

Minutes:

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

3.

APOLOGIES

To receive any apologies for absence.

Minutes:

Apologies for absence were received from Councillor John Bevan and Councillor Yvonne Say. Councillor Cathy Brennan was in attendance as substitute.

4.

URGENT BUSINESS

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 11 below.

Minutes:

There were no items of urgent business.

5.

DECLARATIONS OF INTEREST

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

Minutes:

There were no declarations of interest.

6.

MINUTES pdf icon PDF 288 KB

To confirm and sign the minutes of the Planning Sub Committee held on 6 June 2022 as a correct record.

Minutes:

RESOLVED

 

That the minutes of the Planning Sub-Committee held on 6 June 2022 be confirmed and signed as a correct record.

7.

PLANNING APPLICATIONS

In accordance with the Sub Committee’s protocol for hearing representations; when the recommendation is to grant planning permission, two objectors may be given up to 6 minutes (divided between them) to make representations. Where the recommendation is to refuse planning permission, the applicant and supporters will be allowed to address the Committee. For items considered previously by the Committee and deferred, where the recommendation is to grant permission, one objector may be given up to 3 minutes to make representations.

Minutes:

The Chair referred to the note on planning applications and this information was noted.

8.

HGY/2021/2304 - THE HALE, LONDON, N17 9JZ pdf icon PDF 3 MB

Proposal: Redevelopment of site including demolition of existing buildings to provide a part 7, part 24 storey building of purpose-built student accommodation [PBSA] (Sui Generis); with part commercial uses [retail] (Use Class E(a)) at ground and first floor; and associated access, landscaping works, cycle parking, and wind mitigation measures.

 

Recommendation: GRANT

Additional documents:

Minutes:

The Committee considered an application for the redevelopment of site including demolition of existing buildings to provide a part 7, part 24 storey building of purpose-built student accommodation [PBSA] (Sui Generis); with part commercial uses [retail] (Use Class E(a)) at ground and first floor; and associated access, landscaping works, cycle parking, and wind mitigation measures.

 

Philip Elliott, Planning Officer, introduced the report and responded to questions from the Committee:

·         The Committee asked about the standards required for student housing. The Planning Officer explained that student housing was classified as non-residential use. It was noted that the required room sizes for these units were smaller than for residential flats. The Head of Development Management added that, in relation to key requirements such as fire safety, student housing was subject to the same requirements as residential units.

·         It was asked whether the Urban Greening Factor (UGF) could be increased. The Planning Officer noted that this would be challenging given the size of the site and other, practical issues. The Head of Development Management stated that, if the applicant agreed, it could be possible to provide offsite provision such as street trees.

·         Some members queried who owned the land and noted that it could be costly to obtain land for development. The Head of Development Management noted that the price paid for the site was not a material planning consideration but members would have to be confident that the proposal was viable. It was noted that the retail unit owners were the owners of the land.

·         It was noted that there would be a payment in lieu for off-site affordable housing of £6.5 million which would be the equivalent of providing 40% on-site affordable student accommodation. The Planning Officer clarified that this calculation was calculated based on a third of student maintenance loans for one year which was why the figure was lower than 40% of standard homes. The Assistant Director for Planning, Building Standards, and Sustainability explained that the affordability was not directly equivalent but that officers had negotiated a contribution to council homes as these were considered to be more of a priority. It was also noted that pages 52-54 of the agenda pack provided some detail relating to the justification for and negotiation of viability and the payment in lieu justification.

·         Some members expressed concerns about the affordability of student accommodation. It was asked whether there had been an assessment of the need for student housing in Haringey and an assessment of affordability. The Assistant Director for Planning, Building Standards, and Sustainability noted that, as part of the emerging Local Plan, the Strategic Housing Market Assessment (SHMA) included some reference to student accommodation but that the main need in Haringey was for low cost rented homes.

·         It was queried whether a payment in lieu for off-site affordable accommodation was permitted in the circumstances, based on the wording of paragraph 6.4.20 of the report which referred to the London Plan explanatory paragraphs for the use of a payment in lieu.  ...  view the full minutes text for item 8.

9.

HGY/2022/0859 - BARBARA HUCKLESBY CLOSE, N22 6PQ pdf icon PDF 2 MB

Proposal: Demolition of existing eight bungalows and the construction of a part one, two and three-storey building to provide supported living accommodation (Use Class C2) comprising 14 one-bedroom homes, a support office and communal garden. Provision of two wheelchair accessible parking bays, refuse/recycling and cycle stores and landscaping.

 

Recommendation: GRANT

Minutes:

The Committee considered a full planning application for the demolition of existing eight bungalows and the construction of a part one, two and three-storey building to provide supported living accommodation (Use Class C2) comprising 14 one-bedroom homes, a support office and communal garden. Provision of two wheelchair accessible parking bays, refuse/recycling and cycle stores and landscaping.

 

Gareth Prosser, Planning Officer, introduced the report and responded to questions from the Committee:

·         It was clarified that the accommodation would not be classified as a halfway house but would be a form of independent living for people living with a long term disability.

·         In relation to the minimum distance between the proposal and the dwellings on The Sandlings, the Planning Officer explained that all distances would be in excess of 20 metres. It was added that there had been massing and overshadowing studies and the application was not considered to have a significant impact.

·         In response to a question about landscaping, the Planning Officer explained that the beds were beyond the red line boundary of the site. It was noted that the trees on the site would be pruned to a suitable degree but it was not believed that there would be any upgrade to The Sandlings.

·         The applicant team explained that there would be some improvements to a stretch of land adjacent to the site which would make a small improvement to The Sandlings but clarified that this would not include changes to the pavement, parking, or the introduction of a crossing. It was noted that this would involve a substantial consultation exercise which was beyond the scope of this project. It was added that the project brief was to ensure safe and controlled access to the accommodation and it was considered that this was best achieved through the existing access which could provide vehicle access for two disabled parking spaces and controlled access by staff. The applicant team noted that the proposal would improve the stretch of land on the adjacent site but that the possibility to deliver wider improvements was limited.

·         It was explained that the particular staffing and care arrangements would depend on the residents. It was anticipated that all residents would have a statutory entitlement to care and that some people would have more significant care needs. It was highlighted that the format, such as the staffing levels and arrangements, would be driven by the needs of residents. In relation to overnight staffing provision, it was explained that Adults Mental Health was currently looking into arrangements with a co-production group, including those with lived experience and professionals, to determine suitable provision and inform the service specification. It was clarified that staff facilities were included in the proposal and would be classified as concierge rather than ‘sleep in’ staff. The Planning Officer added that there was a condition to secure the Management Plan.

·         In relation to staffing and possible concierge services, the applicant team explained that there was a preference for this to be provided internally by  ...  view the full minutes text for item 9.

10.

UPDATE ON MAJOR PROPOSALS pdf icon PDF 178 KB

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.

Additional documents:

Minutes:

It was noted that some applications which were on hold had been removed from the list of major proposals whilst they were on hold; it was explained that these could be included in a separate section within the report.

 

It was noted that The Goods Yard appeal had closed in July 2022 and that a decision would normally have been delivered by now. It was explained that the recent Council decision on High Road West had affected the timeframe as an appeal was required to consider any committed schemes.

 

The Chair noted that any further queries could be directed to the Head of Development Management.

 

RESOLVED

 

To note the report.

11.

NEW ITEMS OF URGENT BUSINESS

Minutes:

There were no items of urgent business.

12.

DATE OF NEXT MEETING

To note the date of the next meeting as 10 October 2022.

Minutes:

It was noted that the date of the next meeting was 10 October 2022.