Agenda and 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 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.

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

To receive any apologies for absence.

Apologies for absence were received from Councillor Nicola Bartlett.

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.

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.

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.

Proposal:A series of planning applications for the re-development of the Highgate School sites as follows:

Dyne House and Island Site

Redevelopment of Dyne House, to include:

1) Retention, refurbishment and extension of the principal five storey (plus plant and lift over run) Dyne House building;

2) Demolition and redevelopment of the rear extension and associated buildings with part one, part two storey structure;

3) Retention of the Parade Ground open space, with new sports pitch surface;

4) Associated improvements to the Island Site access and underground tunnel, including demolition and redevelopment of service block; and

5) Associated landscaping and improved provision for emergency services, servicing and disabled parking.

Science Block

Refurbishment and extension of existing Science Block, to include:

1) Four storey plus basement extension to east wing to provide new entrance and improved circulation, lift and ancillary accommodation, and internal re-planning/alterations;

2) Two storey extension above ground level colonnade to central building, to provide internal re-planning and additional teaching accommodation;

3) Creation of additional plant space at roof level of the East Link Block;

4) Complete replacement of building systems/plant;

5) Rooftop observatory extension;

6) Replacement windows and restoration of existing facades; and

7) Associated landscaping.

Richards Music Centre

Redevelopment of Richards Music Centre, including complete demolition of existing structure and development of a replacement building of two and a half storeys plus basement, and associated landscaping with improved provision for emergency services, servicing and disabled parking.

Mallinson Sport Centre

Redevelopment of Mallinson Sport Centre, to include:

1) Partial demolition of existing structure, squash and fives court buildings;

2) Refurbishment and extension of the remaining facilities, comprising new part single basement, new double height sports hall and new entrances, new teaching classrooms, offices, gym and exercise studios, circulation and ancillary accommodation;

3) New basement level outdoor covered fives courts;

4) External sunken oval sports pitch; and

5) Associated landscaping and improved provision for emergency services and servicing.

Decant Facility

Installation of a single storey modular classroom facility, on a temporary basis, for a period of up to six years; associated means of enclosure, footpaths and landscaping; complete reinstatement of the synthetic surface upon cessation of use.

Far Field

Engineering and groundwork operations to relevel existing playing surface and improve drainage including installation of a synthetic turf pitch, creation of biodiverse margins, new emergency and service access and refurbishment of existing changing pavilion.

The Committee considered the pre-application briefing for a series of planning applications for the re-development of the Highgate School sites as follows:

Dyne House and Island Site

Redevelopment of Dyne House, to include:

1)    Retention, refurbishment and extension of the principal five storey (plus plant and lift over run) Dyne House building;

2)    Demolition and redevelopment of the rear extension and associated buildings with part one, part two storey structure;

3)    Retention of the Parade Ground open space, with new sports pitch surface;

4)    Associated improvements to the Island Site access and underground tunnel, including demolition and redevelopment of service block; and

5)    Associated landscaping and improved provision for emergency services, servicing and disabled parking.

Science Block

Refurbishment and extension of existing Science Block, to include:

1)    Four storey plus basement extension to east wing to provide new entrance and improved circulation, lift and ancillary accommodation, and internal replanning/alterations;

2)    Two storey extension above ground level colonnade to central building, to provide internal re-planning and additional teaching accommodation;

3)    Creation of additional plant space at roof level of the East Link Block;

4)    Complete replacement of building systems/plant;

5)    Rooftop observatory extension;

6)    Replacement windows and restoration of existing facades; and

7)    Associated landscaping.

Richards Music Centre

Redevelopment of Richards Music Centre, including complete demolition of existing structure and development of a replacement building of two and a half storeys plus basement, and associated landscaping with improved provision for emergency services, servicing and disabled parking.

Mallinson Sport Centre

Redevelopment of Mallinson Sport Centre, to include:

1)    Partial demolition of existing structure, squash and fives court buildings;

2)    Refurbishment and extension of the remaining facilities, comprising new part single basement, new double height sports hall and new entrances, new teaching classrooms, offices, gym and exercise studios, circulation and ancillary accommodation;

3)    New basement level outdoor covered fives courts;

4)    External sunken oval sports pitch; and

5)    Associated landscaping and improved provision for emergency services and servicing.

Decant Facility

Installation of a single storey modular classroom facility, on a temporary basis, for a period of up to six years; associated means of enclosure, footpaths and landscaping; complete reinstatement of the synthetic surface upon cessation of use.

Far Field

Engineering and groundwork operations to relevel existing playing surface and improve drainage including installation of a synthetic turf pitch, creation of biodiverse margins, new emergency and service access and refurbishment of existing changing pavilion.

The applicant team and officers responded to questions from the Committee:

·         The applicant team noted that, in response to the Quality Review Panel (QRP) recommendation about further analysis of the potential for overheating on the science block extension, their engineers had undertaken some investigations.

·         It was noted that some residents had expressed concerns that there would be increased student numbers at the school. The applicant team explained that the school currently had 1,930 students and had a maximum licence for 1,970 from the Department for Education. It was noted that the works would improve the existing spaces for the  ...  view the full minutes text for item 7.

Proposal: Redevelopment of existing car-wash site to provide 16 new homes for Council rent comprising a part three, part four-storey apartment building fronting Archway Road, and two houses fronting Baker’s Lane with associated refuse/recycling and cycle stores, amenity space and landscaping. Provision of one on-street wheelchair accessible parking space and service lay-by on Archway Road.

The Committee considered the pre-application briefing for the redevelopment of existing car-wash site to provide 16 new homes for Council rent comprising a part three, part four-storey apartment building fronting Archway Road, and two houses fronting Baker’s Lane with associated refuse/recycling and cycle stores, amenity space and landscaping. Provision of one on-street wheelchair accessible parking space and service lay-by on Archway Road.

The applicant team and officers responded to questions from the Committee:

·         Some members asked about accessibility; it was noted that the site was located on the gyratory, that there would only be one blue badge parking space, and that the nearby crossing points were not zebra crossings or traffic lights. The applicant team noted that an accessibility consultant had been involved in the scheme and it was considered to be fully accessible. It was added that a detailed report would be available in the application documentation.

·         It was explained that an existing layby on the road would be a dedicated blue badge parking space. Transport for London (TfL) did not generally permit dedicated spaces in these situations but had acknowledged the importance in this case.

·         Some members suggested that the bicycle lane on the gyratory should be protected and it was enquired whether the applicant or officers could further discuss this with TfL. The applicant team explained that this would be pursued but was unlikely to be successful. It was noted that the proposals for the site should not prevent future changes if they were agreed by TfL.

·         Some members noted that the proposal would be for 16 new homes at council rent and it was enquired what this meant in planning terms and what sort of weight the Committee should give to this. The applicant team noted that the financial appraisals had been undertaken for social rent, also known as target rent, and that no other form of rent was being considered; the Head of Development Management explained that the Section 106 legal agreement would be drawn up on this basis. In terms of the weight in decision making, the Head of Development Management noted that this was a matter of discretion but that council rent was classified as a type of affordable rent and that it would be reasonable for the Committee to take affordability into account as part of its decision making. It was noted that there was no specific guidance that this should be given more or less weight. It was confirmed that council rent meant formula rent in this case.

·         It was clarified that there would be no change to the adjacent red route and that the loading bay and parking bay would be monitored by TfL Closed Circuit Television (CCTV).

·         The applicant team clarified that a landscape architect was designing a play area for under fives on the site. The amenity space was being designed to comply with the required standards and would be provided at ground floor level; full details would be included as part of the application.

·         Some members drew  ...  view the full minutes text for item 8.

Proposal:

Berol House

Refurbishment of Berol House (c. 3,300sqm) for a mix of flexible commercial & retail floorspace with 3-storey extension (c. 2,200sqm) at roof level.

2 Berol Yard

2 Berol Yard would comprise a part 6, part, part 18, part 25, part 29, part 30 storey building with lift overrun core incorporating c. 210 Build to Rent (BTR) homes with a mix of flexible retail & commercial floorspace at ground floor level with community floorspace and enabling works for a bridge connection over Watermead Way & the railway line to the east.

The BTR accommodation will include 35% affordable housing by habitable room including homes let at London Living Rent (LLR) and Discount Market Rent (DMR).

The proposal would include associated public realm works and landscaping within the quarter which would include a public square.

The Committee considered the pre-application briefing for:

Berol House

Refurbishment of Berol House (c. 3,300sqm) for a mix of flexible commercial & retail floorspace with 3-storey extension (c. 2,200sqm) at roof level.

2 Berol Yard

2 Berol Yard would comprise a part 6, part, part 18, part 25, part 29, part 30 storey building with lift overrun core incorporating c. 210 Build to Rent (BTR) homes with a mix of flexible retail & commercial floorspace at ground floor level with community floorspace and enabling works for a bridge connection over Watermead Way & the railway line to the east.

The BTR accommodation will include 35% affordable housing by habitable room including homes let at London Living Rent (LLR) and Discount Market Rent (DMR).

The proposal would include associated public realm works and landscaping within the quarter which would include a public square.

The applicant team and officers responded to questions from the Committee:

·         With no objection from the applicant team, some members of the Committee shared a picture of the site from the historical archives. It was requested that the applicant considered restoring the windows on the site to replicate the original windows. The applicant team noted that all windows would be replaced; the detail would be considered very carefully and it would be aimed to find the best alignment between the old and the new.

·         Some members of the Committee raised concerns about the viability of build to rent in the area. The applicant team noted these concerns but stated that there was currently a good degree of interest in the Tottenham Hale area.

·         The applicant team commented that they had used Haringey Council’s Building Control previously and were likely to use them for this scheme.

·         Some members commented that the names for proposals should be named after those who were known to local people.

·         In response to a query about the plans for a digital university on the site, the applicant team noted that they were disappointed that this had not been possible. It was explained that they had worked with the Department for Education (DfE) and the Greater London Authority (GLA) but that the specific conditions of the funding requirements could not be met. It was added that the site had been marketed for academic use for 32 months and had been marketed to the science and technology industries with no success.

·         The Committee asked about the design and colour of the proposals. It was noted that the window detailing had been carefully considered; the proposed design was thought to have a good, industrial quality to the metalwork and both buildings would have the same colour of metal. In relation to the colour choices, the applicant team explained that they had considered using one colour throughout but that, as this was the last piece of development in the area, it was possible to directly reflect the colours of the surrounding buildings and this was considered to be more appropriate.

·         It was confirmed that all spaces in the scheme  ...  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.

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

RESOLVED

To note the report.

There were no items of urgent business.

To note the date of the next meeting as 29 November 2022.

It was noted that the date of the next meeting was 29 November 2022.