Agenda and draft 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.

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 Bartlett and apologies for lateness were received from Cllr Amin. Cllr Worrell and Cllr Collett were absent.

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 10 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

Cllr Ibrahim declared an interest as she is ward Councillor for Noel Park, Cllr O’Donovan declared an interest as ward councillor for Tottenham Hale.

To confirm and sign the minutes of the Planning Sub Committee held on 12^th January as a correct record.

RESOLVED

To confirm and sign the minutes of the Planning Sub Committee held on 12^th January as a correct record.

Proposals: Full Planning Application for the demolition of existing buildings to deliver a new development comprising 150 new council homes (Use Class C3) and flexible workspace (Use Class E), erection of a 22 storey building with 8 storey wing, and a 14 storey building with 6 storey wing; alongside public realm improvements, soft and hard landscaping, cycle parking, blue badge parking, servicing and delivery details and refuse and recycling provision.

Valerie Okeiyi, Principal Planning Officer, introduced the report for the item. This was a full Planning Application seeking consent for the demolition of existing buildings to deliver a new development comprising 150 new council homes (Use Class C3) and flexible workspace (Use Class E), by way of erection of a 22 storey building with 8 storey wing, and a 14 storey building with 6 storey wing; alongside public realm improvements, soft and hard landscaping, cycle parking, blue badge parking, servicing and delivery details and refuse and recycling provision.

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

• Conditions 12 and 13 were removed in the addendum as follow-up comments had been received from the Flood Officer since the publication of the agenda. The Flood Officer had confirmed that the additional information submitted was acceptable and had signed it off.
•  Members highlighted that any measures which could improve pedestrian safety through clearer designation should be considered, and this was noted for any future scheme design
• It was noted that it was not unusual for a scheme to be recommended for approval while consultation responses from one or two non-statutory consultees were still outstanding, subject to them not raising any material considerations not already considered and addressed by officers; particularly given that the application was subject to a Stage 2 referral to the Mayor and a Director’s Letter; so any decision notice would not be issued for some time.  . Officers explained that the remaining consultee had not initially been consulted and officers wished to ensure they were given the opportunity to comment.
• Cllr Brennan declared an interest as a member of the Statutory Advisory Committee.
• In relation to accessible car parking provision, officers explained that they had sought to maximise provision as close to the site as possible, resulting in 12 identified spaces. A Car Parking Management Plan had been secured by condition, which allowed for provision to increase to 15 spaces if required, with additional spaces to be identified on the highway should demand arise.
• It was confirmed that there was no direct pedestrian crossing associated with this application. However, crossings were being considered as part of the wider masterplan area to improve access to Alexandra Palace. Additional works were also planned to improve access towards Cross Lane via the tunnel, which was expected to be brought forward as part of a separate scheme. Officers had secured a financial contribution towards public realm enhancements, which could be used to support crossing improvements.
• It was noted that Section 106 contributions and Community Infrastructure Levy funding could, in principle, be used on projects delivered in partnership with the Alexandra Park and Palace Trust.
• Members noted that the development would sit in the context of the already approved taller buildings forming part of the Alexandra Gate development (formerly Clarendon Square). In this context, the proposal was considered modest and would sit in the foreground of those taller buildings. Neither would the scheme negatively impact on views of Alexadra Palace or adversely  ...  view the full minutes text for item 7.

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.

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.

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 as 5^th March.

It was noted that the date of the next meeting was 5^th March.