Agenda and minutes

Apologies were received from Cllr Rice for whom Cllr Browne substituted.

The Chair declared a personal interest in relation to item 7 and 8 (land off Northumberland Park) as a Tottenham Hotspurs supporter and former steward at White Hart Lane stadium. He also identified in relation to item 9, (165 Tottenham Lane) that he held a membership card, currently expired, to the Hackney PictureHouse Cinema.

To confirm and sign the minutes of the Planning Sub Committee held on 11 November and the Special Planning Committee held on 21 November.

RESOLVED

·        That the minutes of the Planning Committee on 11 November and the Special Planning Committee on 21 November be approved and signed by the Chair.

Variation of condition 42 (pending approval of s.96A application HGY/2013/1861) attached to planning permission HGY/2011/2350, for variation of fourth floor plan to allow for proposed change of use from stadium-related uses to Use Class B1a and associated minor alterations.

RECOMMENDATION: grant amendment subject to conditions and supplementary s106 agreement.

The Committee considered a report on the application for variation of condition 42 attached to planning permission HGY/2011/2350 to allow for proposed change of use of the fourth floor from stadium-related uses (D2) to office use (B1a) and associated minor alterations. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant the amendment subject to conditions and a supplementary s106 agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. Confirmation was provided that a supplementary s106 agreement would be required as a result of the amendment to secure the provision and monitoring of a workplace travel plan to maximise the use of public transport in accessing the site.

The Chair moved the recommendation contained within the report and it was

RESOLVED

·        That the amendment proposed to condition 42 attached to planning permission HGY/2011/2350 to vary the fourth floor plan be approved subject to conditions and a supplemental s106 agreement.

IMPLEMENTATION

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

DRAWINGS

2. The development hereby permitted shall be carried out in accordance with the following approved plans: 11580/001 P1, 11580/002 P1, 11580/005 P1, 11580/100 P1,11580/101 P1, 11580/102 P1, 11580/103 P1, 11580/104 P3, 11580/005 P1 and BHCXX-9091

Reason: For the avoidance of doubt and in interests of proper planning.

3. Prior to the completion of the development, the applicant shall submit to the

Council as local planning authority for approval detailed drawings at an appropriate scale (elevations 1:20, plans 1:50) of the rear boundary works to the northern terrace, showing materials, and access arrangements.

Reason: To preserve the setting and appearance of the listed buildings, and to ensure a high quality development to preserve and enhance the character and appearance of the North Tottenham Conservation Area in accordance with Haringey Local Plan Policies SP11 ‘Design’ and SP12 ‘Conservation’ and Saved Unitary Development Plan (UDP) 2006 Policy CSV5 and UD3 of the London Borough of Haringey Unitary Development Plan 2006.

LANDSCAPE MANAGMENT

4. Within 2 years of commencing the development hereby permitted, the applicant shall submit a landscape maintenance scheme for approval by the Local Planning Authority. Any trees or areas of planting which die, are removed or become seriously damaged or diseased within 5 years of completion of the landscaping scheme, shall be replaced as soon as is reasonably possible and, in any case, by not later than the end of the following planting season, with others of similar size and species, unless the local planning authority gives written consent to any variation.

Reason: To ensure a comprehensive and sustainable development, to ensure good design, to ensure that  ...  view the full minutes text for item 10.

Variation of condition 42 (pending approval of s.96A application HGY/2013/1861) attached to planning permission HGY/2011/2350, for variation of second floor plan to allow for proposed change of use from stadium-related uses (Use class D2); showroom/brand centre (sui generis), to Class D1 to form a new university technical college and associated minor alterations.

RECOMMENDATION: grant amendment subject to conditions and the completion of a supplemental s106 legal agreement.

The Committee considered a report on the application for variation of condition 42 attached to planning permission HGY/2011/2350 to allow for proposed change of use of the second floor plan from stadium-related uses (D2) and showroom/brand centre (sui generis) to class D1 to form a new university technical college and associated minor alterations. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant the amendment subject to conditions and a supplementary s106 agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. Confirmation was provided that a supplementary s106 agreement would be would be required as a result of the amendment to secure the provision and monitoring of a school travel plan to maximise the use of public transport in accessing the site.

Cllr Bevan addressed the Committee in relation to the application. Although he had no objection to additional educational provision in the area, he expressed concern on the impact of the application on traffic in the locality and which would not be sufficiently addressed under the supplementary s106 agreement. The potential for the new college to exacerbate current capacity issues at peak times on bus routes serving the local area was of particular concern, as well as the lack of planned additional parking provision to support the college. Cllr Bevan also considered that a condition should be imposed on any permission granted to require the college to work closely with the nearby sixth form centre. Officers confirmed that this had been added to the list of proposed conditions contained within the report. 

In response to Cllr Bevan’s comments, the Committee was advised that the site was well served by public transport and that the applicant had undertaken a traffic assessment survey which had identified that the majority of trips generated as a result of the new technical college would be via sustainable modes of transport. Transport for London had additionally confirmed, based on forecasts of the number of proposed trips generated by the new college, that the impact on the capacity of the Underground and bus network would be acceptable and was unlikely to have an adverse impact on public transport or the highway network in the area. Additionally, assurance was provided that the applicant would be required to monitor the school travel plan secured by s106 agreement for five years so the transport situation would be kept under review. 

The Chair moved the recommendation contained within the report and it was

RESOLVED

·        That the amendment proposed to condition 42 attached to planning permission HGY/2011/2350 to vary the second floor plan be approved subject to conditions and completion of a supplemental s106 agreement.

IMPLEMENTATION

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  ...  view the full minutes text for item 11.

Redevelopment of the site to provide a 4 screen cinema (1,956sqm) (Class D2 use) with ancillary cafe/bar (Class A3/A4 uses), roof top plant, associated infrastructure and other works including proposed hours of opening: 08:00 to 00:30 hours Sunday to Wednesday and Public Holidays and 08:00 to 01:30 hours Thursdays to Saturdays.

RECOMMENDATION: grant permission subject to conditions and the signing of a s106 legal agreement.

The Committee considered a report on the application to grant planning permission for the redevelopment of the site at 165 Tottenham Lane to provide a four screen cinema with ancillary café/bar, roof top plant and associated infrastructure and other works. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the signing of a s106 agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were updated that since the publication of the report, additional consultation responses had been received from Cllr Strang and Cllr Winskill. Although neither objected or supported the application, Cllr Winskill proposed the imposition of an additional condition requiring the applicant to undertake an acoustic survey and to implement any resulting sound proofing measures recommended. Officers confirmed that this condition would be added to any permission granted. A petition had also been received from the Fairfield Road Resident’s Association.

The Committee expressed concern over the potential impact of the application on existing traffic pressures in the town centre area and how any adverse effect on parking in the locality would be mitigated. Officers confirmed that a traffic assessment had been undertaken for the application, based on a three month traffic survey and traffic levels and patterns from similar Picturehouse cinemas. The assessment identified that, based on a worst case scenario of 100% cinema occupancy levels, there would be sufficient capacity within 400m of the site to accommodate forecast parking demand associated with the application. The Council’s transportation team would also review the existing parking arrangements in the local area as well as, in consultation with local residents, exploring the potential for extending the hours of the local Controlled Parking Zone. Additional transport surveys had also been undertaken utilising the TRAVL trip prediction database and also taking into account a worst case cumulative traffic scenario for the proposed Picturehouse cinema and the nearby Art House cinema. Based on this evidence, the transport team did not have any objections to the application subject to the inclusion of a number of additional conditions as set out within the report.

A number of objectors addressed the Committee and raised the following points:

·        Insufficient consideration had been given to the impact of the operation of two cinemas in close proximity in a town centre, particularly capacity problems at peak times.

·        The scale of the cinema was considered to be overbearing to properties on Fairfield Road and Gardens and would potentially cause overshadowing to nearby residential properties.

·        In terms of design, the proposed building was out of character with the Crouch End Conservation Area.

·        Concerns were expressed regarding the potential for noise and vibrations to be emitted from the cinema building, particularly from the external plant equipment and the potential impact on properties closest to the cinema on Fairfield Road.

·        Residents in the nearby residential streets would also potentially  ...  view the full minutes text for item 12.

Redevelopment of site to provide 12 self-contained flats within 2 residential

blocks together with 10 parking spaces and associated landscaping.

RECOMMENDATION: grant permission subject to conditions and s)106 agreement.

The Committee considered a report on the application to grant planning permission for the redevelopment of the site at 30 Muswell Hill to provide 12 self contained flats within two residential blocks. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the signing of a s106 agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised that extant planning permission had been granted for the site in 2001 and which remained live and capable of implementation. It was considered that the current application constituted an improved scheme in terms of design, access and layout.

Following the completion of a viability assessment for the scheme, the applicant was proposing a £125k commuted sum be paid in lieu of the non provision of affordable housing units on site. Officers confirmed that no affordable housing provision/contribution was provided for under the extant planning permission currently in place. In response to concerns from the Committee over the seemingly low affordable housing contribution proposed, officers confirmed that the applicant’s viability assessment had been rigorously tested and that a clause would be included within the s106 agreement to capture value should the sale prices of the units exceed those set out within the viability assessment.

An informative was requested for addition to provide members of the Committee with the opportunity to view the proposed materials for the external surfaces of the development and also to encourage the applicant to avoid the use of untreated wood and bare metalwork and support the provision of obscured balconies. An informative was also requested to ask the applicant to consult Members in the naming of the scheme.

The Committee requested that the wording be tightened up within the s106 agreement to clarify the definition of ‘local residents’ as part of the commitment for 20% of the onsite workforce employed during construction to be local residents.

The Chair moved the recommendation contained within the report including the additional informatives listed above, and it was

RESOLVED

·        That planning permission HGY/2011/1846 be approved subject to conditions and the signing of a s106 agreement.

IMPLEMENTATION

1. The development hereby authorised must be begun not later than the

expiration of three years from the date of this permission, failing which the

permission shall be of no effect.

Reason: This condition is imposed by virtue of Section 91 of the Town &

Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2. Notwithstanding the information submitted with the application, the

development hereby permitted shall only be built in accordance with the

following approved plans: 3655/P09, P10, P11, P12, P15. P19, P19, P20, P25, P26, P27, P28, P29, P100

Reason: To avoid doubt and in the interests of good planning.

PRE-COMMENCEMENT CONDITIONS

Materials

3. Samples of all materials to be used in conjunction with the proposed

development for  ...  view the full minutes text for item 13.

Demolition of a derelict commercial building (B2) and a vacant land parcel, to

provide 18 residential dwellings, associated landscaping, refuse and recycling facilities and 2 disabled car parking spaces.

RECOMMENDATION: grant permission subject to conditions and a s)106 agreement.

The Committee considered a report on the application to grant planning permission for the demolition of a derelict commercial building to the land rear of 318-320 High Road N15 4BN to provide 18 residential dwellings. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the signing of a s106 agreement.

The planning officer gave a short presentation highlighting the key aspects of the reports. The Committee were advised that in the interests of flexibility, the s106 agreement for the scheme would provide for a minimum 50% affordable housing provision on site although the applicant, Sanctuary Housing was proposing 100% affordable housing on site consisting of a mix of social rent, intermediate rent and shared ownership.

The Committee raised the following points in the discussion of the application:

·        The car restricted designation of the scheme was noted. Members emphasised the importance of future residents being made fully aware of this designation before committing to living there. Officers confirmed that standard wording could be added to the s106 agreement to require the applicant to provide the Council with evidence that new residents were informed of the car restricted designation of the scheme.

·        Clarification was requested on the proposed £500 per annum maintenance contribution to be made by the applicant to allow future residents of the scheme to use the playground in nearby Saltram Close estate. Officers would ensure that the contribution was inflation linked if provided in instalments as opposed to a one off up front lump sum covering the agreed 25 year contribution period.

·        Members expressed concern regarding the narrow nature of the main access entrance to the site located on the High Road and the lack of pedestrian and vehicular separation. Officers advised that this access would only serve the two disabled parking bays on the site thereby with a limited number of vehicle movements, with refuse collections and access for servicing provided through Saltram Close. Officers acknowledged that although the access route was not ideal, it was established and located on private land thereby limiting the opportunity for the Council to object to its use.

Cllr Bevan addressed the Committee in objection to the application in regards to the lack of consultation with residents of Saltram Close over residents of the scheme having access to the estate’s playground. It was considered that the maintenance contribution to be secured under s106 agreement for this access was insufficient. 

The applicant’s representative addressed the Committee and raised the following points:

·        The scheme had a high quality design and the applicant as a registered housing association aimed to improve the local area and community.

·        Confirmation was provided that the amount of the maintenance contribution for access to the Saltram Close play area had been proposed by the Council’s Housing Enablement Team.

·        With regards to the materials proposed for the external surfaces of the scheme, the applicant  ...  view the full minutes text for item 14.