Agenda and minutes

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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.

Noted.

Apologies for absence were received from Councillor Ross and Councillor Tabois.  Councillor Connor was in attendance as substitute for Councillor Ross.

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 13 below.

None.

None.

Proposal: Demolition works and clearance of existing site to provide a mixed-use development comprising 6 buildings up to 38 storeys in height, which together with pavilion and basement accommodation will provide up to 104,053m² of floorspace (GIA), comprising residential (Use Class C3) (up to 1,036 units), retail (Use Class A1-A4), health centre (Use Class D1), office (Use Class B1), leisure (Use Class D2) parking and servicing areas, hard and soft landscaping (including the provision of a new public square), highways works, creation of new vehicular accesses and the realignment of Station Road, decentralised energy network works and other associated works.

The Planning Officer and representatives for the applicant gave a short presentation on early plans for the scheme.  The Council entered into a Strategic Development Partnership (SDP) with Argent Related in 2016, bringing together key sites central to Haringey's ambitions for a new District Centre at Tottenham Hale.  The development would comprise 5 sites, with 1036 new homes, retail space, public space, and a wellbeing centre.  The applicants has been involved with a number of pre-application meetings and Quality Review Panel meetings with the Council, and had tried to involve the local community in the development of the application.   

Councillor Gordon addressed the Committee in her capacity as ward councillor.  She raised concerns regarding the health centre, which would have to service 30,000 patients, with a small car park and would be the only health centre in the area.  Councillor Gordon also referred to the property portfolio on the Welbourne site, which had moved to shared ownership which was not affordable to local residents of Tottenham Hale.  There was no scheme for social housing.  

Councillor Brabazon addressed the Committee in her capacity as ward councillor.  She referred to the Labour Manifesto which spoke about ensuring that the definition of affordable was affordable for local people.  Tottenham Hale was one of the poorest wards in the borough, scoring highly on all indices of deprivation, and there was no social housing across all of the tenures in the development.  

Members of the Committee echoed the concerns of Councillors Brabazon and Gordon in relation to the lack of social or affordable housing for people on low incomes.

The Committee noted the following response to their comments and questions:

-           There would be one building at full height of 38 storeys.

-           In regard to the health centre, the developer only had an obligation to deliver the building – the Council would secure the tenants and the Clinical Commissioning Group was working with the Council to create an appropriate business case.  It was understood that the site in Hale Village would close, as it had only been granted temporary permission.

-           The parking levels were in line with London Plan guidance, and the development was classed at PTAL 6b, so high levels of parking were not needed.

-           There would be a maintenance plan in place and a concierge to cover the whole estate.

-           It would be possible to include a clause in the lease to prevent Air BnB rentals.

-           All buildings would be fully fitted out with sprinklers, and no combustible cladding would be used.

-           Cycle routes would be contained in a separate highways application.

-           There would be further information regarding jobs in the planning application, but there would be an increase in employment figures.

Proposal:

The redevelopment of the site including the retention of existing buildings comprising 4 separate blocks (A-D) ranging from 1 – 4 storeys in height to create 35 residential units.

The Planning Officer and representatives for the applicant gave a short presentation on early plans for the scheme. 

The Committee noted the following response to their comments and questions:

-           The scheme had been amended slightly following a Quality Review Panel, and the amount of units reduced to 30 units and 86 habitable rooms.

-           The block behind the parade of shops was predominantly three storeys, and a 3-4 storey block was at the rear.

-           There would be further information on affordable housing at the application stage.

-           There was no requirements for lifts in any of the blocks, and each block would have a communal staircase.

-           No decision had been made on whether the Council’s building control or external experts would be used.

-           The recent public consultation had been well attended, with generally positive feedback.  There were some concerns and questions raised around density, parking and refuse.

Proposal: The Reserved Matters application will seek approval for the detailed design (appearance, landscaping, layout, scale and access) for the Cannon Factory Ashley House site, approved by outline planning permission (HGY/2016/4165).

The Planning Officer and representatives for the applicant gave a short presentation on early plans for the scheme. 

The Committee noted the following response to their comments and questions:

-           The 17 storey tower would not been visible from the southern view.

-           Balconies were not winter gardens, but were set back from the frontage of the buildings.

-           Sprinkler systems would be installed throughout the buildings, and the scheme had been designed in conjunction with a fire specialist.

-           It was intended that all buildings would have roof top amenity spaces.

-           It was proposed that all affordable units would be in block 2a, however, all blocks had been designed to look the same regardless of tenure.

-           There would be a significant amount of public realm provided, including full provision of child play space.

Proposal: Details of Reserved Matters relating to the remaining phases (2/3) of the redevelopment of Hale Wharf including detailed submission for The Paddock pedestrian bridge.

The Planning Officer and representatives for the applicant gave a short presentation on early plans for the scheme. 

The Committee noted the following response to their comments and questions:

-           The central road through the development provided access to a small amount of on street parking, and for emergency or refuse vehicles.  The road at the northern  part of the site was gated, on the other side of which was green belt land.

-           The canal would be fenced off, with no access from any properties.

-           The bridge would be managed by the site as part of the estate management strategy.

-           All materials used would be non-combustible, with all brick and no cladding, and sprinkler systems fitted throughout.

-           A lot of work had been carried out on site to clean up the area and introduce a proper drainage network which has improved the local environment.

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.

Due to the late running of the meeting, the Chair requested that any questions on this item be referred directly to officers.

To advise the Planning Committee of decisions on planning applications taken under delegated powers for the period 28 May – 22 June 2018.

Due to the late running of the meeting, the Chair requested that any questions on this item be referred directly to officers.

To consider any items admitted at item 4 above.

None.

10 September 2018

10 September 2018.