Agenda and minutes

Apologies for absence were received from Cllr Schmitz, for whom Cllr Scott was substituting.

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 12 below.

There were no items of urgent business.

A member with a personal interest in a matter who attends a meeting of the authority at which the matter is considered must disclose to that meeting the existence and nature of that interest at the commencement of that consideration, or when the interest becomes apparent.

A member with a personal interest in a matter also has a prejudicial interest in that matter if the interest is one which a member of the public with knowledge of the relevant facts would reasonably regard as so significant that it is likely to prejudice the member’s judgement of the public interest and if this interest affects their financial position or the financial position of a person or body as described in paragraph 8 of the Code of Conduct and/or if it relates to the determining of any approval, consent, licence, permission or registration in relation to them or any person or body described in paragraph 8 of the Code of Conduct.

Cllr Rice declared a personal interest in agenda items 6, 10 and 11 as these sites were within Tottenham Hale, for which he was Ward Councillor.

To consider receiving deputations and/or petitions in accordance with Part Four, Section B, Paragraph 29 of the Council’s Constitution.

There were no deputations or petitions.

To confirm and sign the minutes of the Planning Sub Committee held on 13 February and the special Planning Sub Committee held on 20 February 2012.

RESOLVED

That the minutes of the meeting of the Planning Sub Committee on the 13^th February and the special Planning Sub Committee on the 20^th February be approved and signed by the Chair.

To consider the proposal by One Housing Group for a variation of the current s106 agreement for the 624 High Road Tottenham development as agreed in January 2010. No other changes for the planning application are sought.

The Committee considered a report, previously circulated, setting out a proposal for a variation of the current s106 agreement for the 624 High Road, Tottenham, development as agreed in January 2010. The proposed new tenure mix was set out in the report; in order to ensure the viability of the scheme, it was proposed that the number of affordable housing units be reduced from 18 to 12 units, with the proposed social rented housing being converted to affordable rent. It was further proposed that authority be delegated to the Assistant Director Planning, Regeneration and Economy in conjunction with the Deputy Director for Community Housing Services to agree the tenure of the 12 affordable units, in order to allow flexibility to best meet the needs of those on the housing waiting list.

The following points were made in response to questions asked by Members:

• It was confirmed that a full viability assessment had been undertaken by an independent organisation, and scrutinised by the Council in order to confirm that there was a real reduction in funding, that there was no concealment of profits and to analyse the new business plan. A full three dragons analysis had not been undertaken, as the issue in respect of the reduction in subsidy was sufficiently clear.
• The significant reduction in subsidy was likely to have an impact on the delivery of affordable housing, and affordable rent was now the only form of affordable housing for which funding was available. It was necessary to make the most of what was available, and it was for this reason that flexibility was being sought to enable a range of affordable rents to be offered to reflect the needs of those on the housing waiting list.
• It was suggested that the training session for Members on the three dragons assessment toolkit be repeated.

The Chair moved the recommendation of the report, with the additional delegation to the Assistant Director Planning, Regeneration and Economy in conjunction with the Deputy Director for Community Housing Services to determine the tenure of the 12 affordable units, and it was:

RESOLVED

That the variations to the existing s106 Agreement attached to planning permission HGY/2009/1532 for the development of 624 High Road, Tottenham, as set out in the report, be agreed, with the additional delegation to the Assistant Director Planning, Regeneration and Economy in conjunction with the Deputy Director for Community Housing Services to determine the tenure of the 12 affordable units.

Demolition of existing workshop and erection of new 3 storey block to provide 2 x 3 bedroom and 5 x 2 bedroom self contained units incorporating garden areas to front and rear.

RECOMMENDATION: Grant permission subject to conditions and subject to s106 legal agreement.

The Committee considered a report, previously circulated, which set out the application for planning permission at 274 Archway Road, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis of the application and equalities impact assessment. The report recommended that permission be granted, subject to conditions and a section 106 agreement as set out in the report. The Planning Officer gave a presentation outlining key aspects of the report, and advised of a further recommended condition in addition to those set out in the report, as follows:

“Notwithstanding the approved plans, a fully annotated and dimensioned elevation and section drawing of the proposed Archway Road frontage; illustrating the detailed design of all architectural features and facing materials, including design details of the door and windows surrounds, the window reveals, the window sill and bracket detail, the dentil band etc. (at a scale of 1:20) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.

Reason: To ensure that the development  is of the highest quality standard to preserve the character and appearance of this part of Highgate Conservation Area.”

The Committee asked about the principle of employment use on the site, and it was confirmed that the site would require substantial investment in order to remain as an employment site, due to the condition of the existing buildings. It was the officer view that the site met the criteria for change of use as set out in planning policy. The Committee examined the plans.

In response to questions to the Planning Officer after viewing the plans, the following points were raised:

• The site was designated car-free as it was in a restricted conversion area, due to existing parking pressures. The site was close to Highgate and Archway tube stations, was served by local buses and was also in an area with several local car clubs operating. It was confirmed that disabled residents would always have the right to apply for a disabled parking space, regardless of existing parking restrictions.
• The Committee asked that a condition be added with regard to continuing the banding elements of the existing houses, and it was suggested that the wording of the additional condition as set out above be amended to incorporate specific reference to this.
• With regard to the retained rear wall, the Committee asked whether it would be possible to add a condition that any reconstruction or repair of the wall be carried out either by re-use or matching of the existing bricks. It was agreed that a condition could be added requesting that such details would need to be agreed with the local authority.

The Chair moved the recommendations of the report and it was:

RESOLVED

That, subject to the wording of the condition relating to details of the proposed Archway Road frontage to include reference to banding, and an additional condition regarding the use of materials in the rear wall:

1)     Planning permission be granted in accordance with  ...  view the full minutes text for item 137.

Conservation Area Consent for demolition of existing workshop and erection of new 3 storey block to provide 2 x 3 bedroom and 5 x 2 bedroom self contained units incorporating garden areas to front and rear

RECOMMENDATION: Grant conservation area consent subject to conditions.

The Committee considered a report, previously circulated, on the application for Conservation Area Consent at 274 Archway Road. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy and analysis of the application, and recommended that the application be granted, subject to conditions.

The Committee considered the application. The Chair moved the recommendations of the report and it was:

RESOLVED

That the application for Conservation Area Consent, HGY/2011/2231 be granted, subject to conditions:

Conditions:

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2. The demolition hereby permitted shall not be undertaken before a contract for the carrying out of the works for redevelopment of the site has been made and planning permission granted for the redevelopment for which the contract provides.

Reason: In order to ensure that the site is not left open and vacant to the detriment of the character and visual amenities of the locality

REASONS FOR APPROVAL

The proposed demolition of this existing building is acceptable given it is of no particular merit in itself and does not positively contribute to the character of the conservation area. The siting, design, form, detailing of the proposed building is also considered acceptable. Overall the proposed development will enhance the character and appearance of this part of the Conservation Area. As such the proposal accords with polices CSV1 'Development in Conservation Areas', CSV7 'Demolition in Conservation Area' of the adopted Haringey Unitary Development Plan 2006 and SPG2 'Conservation & Archaeology'. Given the above this application is recommended for approval.

Section 106: No

Redevelopment of site comprising of single storey food store with 88 vehicle parking spaces, 4 disabled bays and 8 cycle parking spaces (Option B) (AMENDED PLANS RECEIVED)

RECOMMENDATION: Grant permission subject to conditions and subject to sec. 106 Legal Agreement

The Committee considered a report, previously circulated, which set out the application for planning permission for Aldi, 570-592 High Road, Tottenham. The report set out details and analysis of the application, the site and surroundings, planning history, relevant planning policy, consultation and responses and equalities impact assessment, and recommended that permission be granted, subject to a section 106 agreement and conditions. The Planning Officer gave a presentation setting out key aspects of the report, and responded to questions from the Committee.

The following points were raised in discussion of the application:

• Concern was raised regarding the proposal for 4 parking spaces out of the total number of 88, and whether this number could be increased. It was confirmed that the number proposed was in accordance with the Council’s planning policy.
• The Committee discussed the design, and expressed concern that the proposal did not match other buildings on the High Road, and could be seen as an ‘identikit’ design that was not sympathetic with the local environment. The Planning Officer advised that the proposal was an uncompromisingly modern design which was not attempting to replicate other, more traditional, buildings in the area. It was the officer view that the materials and composition proposed constituted a good design, fit for purpose, which would make a positive contribution to the area.
• In response to concerns regarding the access arrangements, it was confirmed that the proposal would enhance the feel of the site compared with the previous arrangement; the new proposal had been subject to an independent safety audit and assessed as safe, with some minor changes relating to street furniture which would need to be addressed. Traffic flow had also been assessed, and some minor movement of existing parking spaces was proposed.
• The Committee asked how well the proposed building would age, particularly in respect of the white render on the frontage, in response to which the Planning Officer reported that it was believed that the building would be capable of being well maintained, and that any damage to the white render could be painted over. It was further reported that the site would be managed to as to reduce the risk of any damage or vandalism.
• With regard to landscaping, it was envisaged that the nature of the site would meant that there would be predominantly hard landscaping, with some soft feature such as trees; it was anticipated that the applicants would try to balance hard and soft landscaping as far as possible.
• In respect of access to the Quaker burial ground, it was confirmed that the Quakers had been consulted in respect of the proposals and had raised no objections.
• It was reported that cycle spaces had been located close to the front of the store, and that the proposed number (eight) was in line with expected use specifically related to the supermarket. Additional cycle parking was available on the High Road, intended for general trips.
• The Committee asked about the security of the footpath to the north of the  ...  view the full minutes text for item 139.

Change of use from A1/2/3/4/5/B1 to gym (D2)

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which set out the application for planning permission for change of use from A1/2/3/4/5/B1 to gym (D2) at Units 2, 3 (part) and 4 Block W, Hale Village, Ferry Lane N17. The report set out details of the site and surroundings, planning history, proposal, relevant planning policy, consultation and responses, analysis of the application and equalities impact assessment, and recommended that the application be granted, subject to conditions.

The Committee considered the report, and the recommendations and it was:

RESOLVED

That application HGY/2011/2190 be granted, subject to conditions.

Conditions:

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.       

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

3. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

4. No noise shall, in the opinion of the Chief Environmental Health Officer cause a nuisance to any occupier of property in the vicinity of the premises to which this application relates.

Reason: In order to ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers of their property.

REASONS FOR APPROVAL

The proposed development is an appropriate use of the site and would support the function of the emerging local centre and cause no harm to the amenities of nearby occupiers or to public and private transport networks and highways. The proposed development is considered to be in compliance with Haringey Planning Policies UD3 'General Principles', TCR1 'Development in Town and Local Shopping Centres', TCR4 'Protection of Local Shops' and CW1 'New Community/Health Facilities' of the Unitary Development Plan 2006.

Section 106: No

To consider any items admitted at item 2 above.

There were no new items of urgent business.

Monday, 16 April 2012, 7pm.

16^th April 2012, 7pm.

The meeting closed at 21:05hrs.