Agenda and minutes

Apologies for absence were received from Cllrs Demirci and Solomon for whom Cllrs Christophides and Scott substituted.

Cllr Reith identified that she had submitted an objection in response to the consultation on the Tottenham Hale Station planning application and would therefore take no part in discussions for this item.

Cllr Strang identified that he was an employee of Transport for London, the applicant for the Tottenham Hale Station application and would therefore take no part in discussions for this item.

To confirm and sign the minutes of the Special Planning Sub Committee held on 20 January and Planning Committee on 3 February.

RESOLVED

·        That the minutes of the Special Planning Committee on 20 January and Planning Committee on 3 February be agreed and signed by the Chair.

Works to extend the operational railway station at Tottenham Hale. Creation of a new station entrance, enlarged station concourse, improved access and a new access for all bridge. Extension of the existing footbridge to form a new station entrance from Hale Village, relocation of the station vent shaft and provision of a new station control facility, provision of retail units and associated works. Development involves the closure of the existing Ferry Lane subway.

RECOMMENDATION: grant permission subject to referral to the Mayor of London and subject to conditions

[Cllrs Reith and Strang took no part in discussions on this item]

The Committee considered a report on the application to grant planning permission for works to extend the operational railway station at Tottenham Hale including the creation of a new station entrance, enlarged station concourse and improved access. 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 referral to the Mayor of London and subject to conditions. The planning officer gave a short presentation highlighting the key aspects of the report.

The Committee raised concern over the proposed removal of the existing Ferry Lane subway providing access to the station. Officers advised that unfortunately the subway was incompatible with the proposed scheme due to the positioning of the exit within the station but that two alternative access routes for local residents would be available to the east and west of the subway.

A local resident addressed the Committee in objection to the application and raised the following points:

·        Serious concern that the footbridge to Hale Village would not be Disability Discrimination Act compliant due to the absence of a lift.

·        Priority should be given to residents living within the immediate area when applying for jobs generated as a result of the scheme.

·        Although it was recognised that the scheme would contribute to the regeneration of the area, concerns were expressed that the consultation on the scheme had been limited and that the views of local people needed to be taken into account.

Cllr Reith addressed the Committee as a local ward Councillor and raised the following points about the application:

·        The potential for considerable delay in the installation of lift access to the Hale Village footbridge arising from the dependency on completion of the STAR project. It was considered that a time limit for installation of the lift should be imposed. Disappointment was expressed that ensuring the accessibility of the footbridge had not been factored into the scheme from the beginning particularly as the Hale Village development contained residential units adapted for wheelchair access.

·        The overriding focus of the scheme appeared to be transit passengers at the expense of accessibility considerations for local people.

·        The potential needed to be explored of facilitating access to the underground station from the Ferry Lane estate via Hale Village.

·        A liaison group should be established by the applicant to enable local residents and businesses to be kept informed during the course of the works.

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

·        The scheme would provided a new landmark for the area as well as significant improvements to access arrangements.

·        Three consultation events had been held for local people on plans for the scheme.

·        Consideration had been given to retention of the Ferry Lane subway but it was incompatible with the design of the scheme in that the exit would emerge in the centre of  ...  view the full minutes text for item 11.

Partial demolition of Units 1, 2 and 3 to facilitate roof replacement and

installation of first floor mezzanine and facade alterations. Landscaping works to front of Unit 1 to include formation of new retaining wall and hardstanding area for deliveries and delivery parking area.

RECOMMENDATION: grant permission subject to conditions.

[Cllrs Reith and Strang rejoined the meeting].

The Committee considered a report on the application to grant planning permission for the partial demolition of units 1, 2 and 3 at Tealedown Works to facilitate roof replacement and installation of first floor mezzanine and façade improvements. 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. The planning officer gave a short presentation highlighting the key aspects of the report.

The feasibility was questioned of imposing a condition to secure the painting of the external boundary fencing to avoid a bare metal finish. Officers proposed an amendment to condition 3 to require details of the boundary fencing to be submitted to and approved in writing by the Local Planning Authority. 

The Chair moved the recommendation of the report including the proposed amendment to condition 3 detailed above and it was

RESOLVED

·        That planning application HGY/2014/0054 be approved subject to 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 accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

3. Notwithstanding the information submitted with this application, no development shall take place until precise details of the external materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4. The development hereby authorised shall not be occupied until the applicant has entered into a S.278 agreement for the reconstruction of the vehicular crossover to access the site before development commences on site.

Reason: In order to facilitate access and egress to and from the site and protect pedestrian amenity.

5. The development hereby authorised shall not be occupied until the applicant has provided the secure sheltered cycle parking spaces shown on plan number 13/09/05(A)

Reason: In order to promote travel by sustainable modes of transport to and from the site, and to comply with the 2011 London Plan

6. The applicant is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the authority's approval prior to construction work commences on site. The  ...  view the full minutes text for item 12.

Variation of conditions to existing planning permission HGY/2009/0503 is now being sought as follows "Site Preparation Works" to include

demolition of (including the removal of the gas holders and remediation works but excluding the Olympia Trading Estate), surveys, site clearance, works of archaeological or ground investigations or remediation, the erection of fencing or hoardings, the provision of security measures or lighting, the erection of temporary buildings or structures associated with the Development, the laying, removal or diversion of services, construction of temporary access, temporary highway works, temporary estate roads and

erection of the "Pressure Reduction Stations" and variation of conditions to allow for such works to be carried out prior to the submission of detailed reserved matters applications and for phased submission of these reserved matters applications.

RECOMMENDATION: grant variation of conditions subject to referral to Mayor of London and conditions and s106 Legal Agreement

The Committee considered a report on the application to grant permission for variation of conditions to existing outline planning permission HGY/2009/0503 granted in March 2012 to allow a defined set of works known as ‘site preparation works’ to take place without triggering the requirement to submit all reserved details and completion of all s106 contributions. 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 variation of conditions subject to referral to the Mayor of London and subject to conditions and a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. It was emphasised that the details of the original scheme remained the same and that the merits of the proposal including the demolition of the gas holders could not be revisited at this stage. The Committee’s attention was drawn to a tabled addendum to the report setting out a number of proposed amendments to conditions and informatives and details of additional consultation responses received.

Members sought clarification on the reasons for the current application and concern over the risk in granting permission for site clearance to go ahead whilst full plans for the redevelopment of the site remained outstanding and in the absence of a confirmed developer. Officers confirmed that a guarantee could not be provided that the redevelopment scheme would go ahead but that allowing the site preparation works to go ahead would be pragmatic due to the complexity of the works required to clear the site and which in turn would make it more saleable. 

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

·        Concerns were expressed that the impact of the site preparation works on businesses located in the Olympia Trading Estate would be significant and that the applicant had not sufficiently assessed or shared appropriate details of the works with local businesses to allow for the consideration of mitigation measures. The potential health and safety risks to employees was of particular concern.

·        It was considered that the applicant should be required to establish a liaison group to facilitate the sharing of information with local businesses and residents.

·        There was a lack of reference in general within the application to businesses on the Olympia Trading Estate and Brook Road, with a number closest to the site appearing to have been omitted from the scope of the monitoring.

·        It was considered that the historical and architectural merit of the gas cylinders located on the site had not been sufficiently recognised as a heritage asset and that instead of removal, a developer should be sought with the ability to integrate the holders within the future redevelopment scheme.

Officers reiterated that the decision regarding the removal of the gas holders could not be revisited under the current application and advised that a condition of the original permission was the historical documentation of the gas holders  ...  view the full minutes text for item 13.

Alterations, extension and improvement to the existing grandstand, to the existing old pavilion, erection of an air dome structure (accommodating 4 No. tennis courts) resurfacing of the existing multi use games area (MUGA), new 5-a-side 3G pitch complex (accommodating 10 x 5-a-side 3G pitches), new 3G mini football pitch. Refurbishment of the existing 400m athletics track, new 3G pitch located on athletics track infield area, introduction of a new 'Trim Trail' and boundary improvements.

RECOMMENDATION: grant permission subject to conditions and referral of the application to the Secretary of State and subject to the removal of the objection from the Environment Agency.

The Committee considered a report on the application to grant planning permission for the alteration, extension and improvement of the existing grandstand and Old Pavilion, erection of air dome structure, resurfacing of existing multi use games area and new 5 a-side and 3G pitches. 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 referral to the Secretary of State and subject to the removal of the objection from the Environment Agency.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised that written confirmation was outstanding from the Environment Agency confirming the withdrawal of their objection despite verbal confirmation following the provision of additional information from the applicant. Any approval would therefore be subject to this confirmation being received.

Concerns were expressed regarding the potential ecological impact of the removal of the existing grassland to make way for the installation of artificial pitches. The applicant confirmed that an amendment had been submitted to one of the appendices to the approved plans setting out an area of wild grass to the northern boundary of the site to be retained. Officers identified that condition 15 could be amended to include reference to this appendix of the approved plans to ensure compliance.

Confirmation was provided that a cricket crease was provided to the grass pitch situated on the south side of White Hart Lane.

Members asked the applicant to consider the repositioning of the parking metres within the car park to within sight of the reception to discourage the vandalism which currently occurred.

The Chair moved the recommendation of the report including the proposed amendment to condition 15 and it was

RESOLVED

·         That planning application HGY/2014/0053 be approved subject to conditions and referral to the Secretary of State and subject to the removal of the objection from the Environment Agency.

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.

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

Reason: In order to avoid doubt and in the interests of good planning.

3. The development hereby permitted shall not be operated before 06:30 hours or after 22:30 hours Monday to Friday, before 07:00 hours or after 22:00 hours Saturdays, and before 07:00 hours or after 18:00 hours Sunday and Bank Holidays.

Reason: To facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished.

4. Notwithstanding the description of the materials in the application, no development  ...  view the full minutes text for item 14.

A Special Planning Committee is scheduled for 31 March. The next scheduled meeting will be on 10 April.

A Special Planning Committee was scheduled for 31 March.