Agenda and minutes

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.

The Committee’s attention was drawn to a tabled addendum setting out amendments to the reports covering item 8, 11 and 12.

To confirm and sign the minutes of the Planning Sub Committee held on 10 February and 10 March.

RESOLVED

·        That the minutes of the Planning Committees held on 10 February and 10 March be approved and signed by the Chair.

Demolition of unit 10 (B&Q) and adjacent garden centre, to provide new retail floorspace (Use Class A1) and reconfiguration of part of the existing car park

RECOMMENDATION: grant permission subject to conditions and subject to a section. 106 Legal Agreement

The Committee considered a report on the application to grant planning permission for the demolition of Unit 10 (B&Q) and adjacent garden centre to provide new retail floorspace and reconfiguration of part of the existing car park. 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 subject to a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report.

Officers confirmed that the applicant had demonstrated that there would be sufficient parking capacity onsite during peak operational periods and that the application would not have an impact on the surrounding highways network.

An amendment was agreed to condition 3 to provide the opportunity for the Committee to view samples of materials to be used for the external surfaces of the development prior to final approval being given.

The Chair moved the recommendation of the report including the change to the wording of condition 3 and it was

RESOLVED

·         That planning application HGY/2013/1897 be approved subject to conditions and subject to a s106 legal 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 and Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

DRAWINGS

2. The development hereby permitted shall only be built in accordance with the following approved plans:  9202_PL 200 - 207 including 203 P1, 9202_PL1, 9202_PL2, HPA-786-RD-556, HPA-786-RD-553

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

SAMPLES OF MATERIALS

3. Samples of materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any construction is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

RETAIL

4. The total net sales area of the retail floorspace hereby permitted shall not exceed 5,264sqm.

Reason: To ensure that the development would not have a harmful effect on the vitality and viability of any nearby centres and to comply with London Plan Policy 4.7, Local Plan Policy SP10 and Saved UDP Policy TCR2.

5. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any Order revoking or re-enacting that Order with or without modification),  ...  view the full minutes text for item 24.

A 96 bed hotel (Class C1) including a 146 sq.m. restaurant/bar, 3 disabled car parking spaces and 6 dedicated cycle spaces.

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

The Committee considered a report on the application to grant planning permission for a 96 bed hotel (Class C1) including a restaurant/bar, 3 disabled car parking spaces and 6 dedicated cycle spaces. 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 subject to a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were referred to the tabled addendum report setting out details of a representation received from Transport for London, a letter of support from a local resident and a number of minor amendments to proposed conditions and informatives. The Committee’s attention was also drawn to an error within the report regarding the transportation comments, with the correct version set out within the addendum report.

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

·         The degree of flexibility in terms of the selection of final materials was queried in consideration of restrictions due to Premier Inn branding. Officers advised that the high quality design submitted went beyond the standard design commonly utilised by the hotel chain and that the application had gone through the Council’s Design Panel process through which amendments had been made. In addition, officers would have final approval under condition of the samples of materials for the exterior in conjunction with input from the Committee.

·         A concern was raised regarding the 9 storey height of the proposed hotel. Confirmation was provided that the height was in accordance with the refreshed Tottenham Hale masterplan and was considered to be acceptable for the site.

·         The allocation of the £30k community facilities and environmental improvements s106 contribution between public realm improvements such as the Green Link, and improvements to Down Lane Park was questioned. It was advised that provisionally £20k of funding would go towards the Green Link, with the remainder to the Park. Members requested an amendment to the wording for this Heads of Terms so that the entire £30k was allocated to improvements to Down Lane Park unless all the money was not required. 

A local resident addressed the Committee in support of the application and raised the following points:

·         The design of the development was high quality and sympathetic to the local area.

·         The hotel should be encouraged to recognise Haringey’s designation as a Fairtrade borough and ensure supplies where possible were compliant with this.

·         The employment opportunities generated in the local area were welcome.

Representatives for the applicant and Premier Inn addressed the Committee and raised the following points:

·         The development would be a catalyst for the ongoing regeneration of the area.

·         Premier Inn had been secured as a tenant on site for a 25 year period.

·         Significant work had gone into creating a high quality design with full input provided by the Planning Service and Design Panel.

·         The applicant was committed to local employment  ...  view the full minutes text for item 25.

Variation of condition 2 (approved drawings) attached to planning application HGY/2012/2210 for minor alterations consisting of shifting of building footprints by 50cm, increase in height by 15cm and alterations to internal layout, elevations, materials and landscaping.

RECOMMENDATION: grant variation subject to conditions

The Committee considered a report on the application to grant a variation of condition 2 (approved drawings) attached to planning application HGY/2012/2210 for minor alterations consisting of shifting the building footprint by 50cm, an increase in height by 15cm and alterations to internal layout, elevations, materials and landscaping. 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 variation subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report.

Members requested that for future variation application, in the interest of clarity, the Committee be provided with more detailed CGI images clearly illustrating the variations sought to the design compared to that originally approved.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That the variation sought under planning application HGY/2014/0565 be approved subject to conditions.

TIME LIMIT

1.        The development hereby permitted shall commence within two years of the date of the original reserved matters permission ref: HGY/2012/2210.

 Reason: This condition is imposed by virtue of Section 92 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:

1145_0010 Rev B, 1145_0100 Rev C, 3461-PL(02)301, 1362/001A, 1362/002A, 3461-PL(03)201, 3461-PL(03)202, 3461-PL(03)210, 3461-PL(03)211, 3461-PL(03)212, 3461-PL(09)100, 3461-PL(09)101 and Energy Statement  October 2012.

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

MATERIALS

3.        Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved in pursuant to condition 1 of planning permission HGY/2012/1897 shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.  All approved materials shall be erected in the form of a samples board to be retained on site throughout the works period for the development and the relevant parts of the works shall not be carried out other than in accordance with the approved details.

Reason: To ensure a comprehensive and sustainable development and to achieve good design throughout the development, in accordance with policies UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

INFORMATIVES:

The new development will require naming.  The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

The applicant is reminded of the other obligations of the grant of outline planning permission including an obligation to conduct a travel plan.

The applicant is recommended to ensure that materials are from sustainable sources. e.g. the hardwood planters should  ...  view the full minutes text for item 26.

Demolition of existing garage and erection of 7 x two storey, three bedroom dwellings

RECOMMENDATION: grant permission subject to conditions and the signing of a Section 106 Agreement

The Committee considered a report on the application to grant planning permission for the demolition of existing garages and erection of 7 x two storey, three bedroom 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 subject to a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. It was updated that following the Member site visit, an additional condition had been added to require the applicant to undertake an acoustic survey for the site covering the nearby London Underground ventilation shaft structure and to implement any mitigation measures identified.

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

·         It was queried whether granting the application would establish a precedent in the area for front facing dormer window designs. Officers advised that this feature was acceptable under the current application as the site was located opposite a health centre and not residential units.  

·         Further assurances were sought regarding the potential issue of noise nuisance caused by the ventilation shaft. Officers confirmed that no complaints had been recorded from residents in the vicinity identifying this as an issue and that the additional condition would be sufficient to mitigate any noise issues identified such as through the provision of triple glazing etc.

·         The loss of employment from the closure of the garage operation onsite was questioned. Officers advised that the applicant had failed to provide any details in this regard but that on balance, the benefits of the application outweighed the small potential loss of employment due to the residential nature of the site, an oversupply of workshops in the east of the borough and the provision of new family size housing.

The applicant addressed the Committee and raised the following points:

·         The existing car garage operation on site, possibly operating illegally, caused nuisance to the local area. In relation to the potential loss of employment from the demolition of the garage, it was advised that garage units were available locally on the Markfield Estate for relocation purposes.

·         A number of properties were located directly opposite the ventilation stack and had, as far as known, not reported any issues regarding noise.

·         There was a degree of flexibility with regards to the selection of final materials for the development in discussion with the Planning Service.

Cllr McNamara proposed a motion, seconded by the Chair, to defer the application on the grounds that improvements could be made to the design. The legal officer provided advice on the ramifications of this course of action. At a vote, the motion was lost.

An amendment was agreed to condition 3 to provide the opportunity for the Committee to view samples of materials to be used for the external surfaces of the development prior to final approval.

The Committee asked for an amendment to condition 4 to include reference to landscaping  ...  view the full minutes text for item 27.

Improvement to path network, resurfacing Network Rail access road, installation of new trees and plants, installation of new fence and gates to Campsbourne Nursery playground, installation of new railings along boundary to Newland Road

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the improvement of path network, resurfacing Network Rail access road, installation of new trees and plants, installation of new fence and gates and new railings. 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. The Committee’s attention was drawn to the tabled addendum detailing an amendment to the officer recommendation to include the granting of listed building consent as well as planning permission and making any permission conditional on receiving confirmation from the Garden History Society that they had no objection to the application.

The planning officer gave a short presentation highlighting the key aspects of the report.

Clarification was requested on a number of the points raised in the letter submitted by a local resident in response to the application. Officers confirmed that the bridge and benches referenced would be retained and at the Campsbourne nursery area, the removal was proposed of 8 trees to improve safety but replacement planting of 12 mature trees and meadow planting would be undertaken.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning permission and Listed Building Consent be granted for planning applications HGY/2014/0559 and HGY/2014/0560 subject to no objection being received from the Garden History Society. 

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.         Prior to the commencement of any development hereby approved and before any equipment, machinery or materials are brought onto the site for the purposes of the development hereby approved, a Tree Protection method statement incorporating a solid barrier protecting the stem of the trees and hand dug excavations shall be submitted to and approved in writing by the Local Planning Authority. The works shall be carried out as approved and the protection shall  ...  view the full minutes text for item 28.

Erection of a four storey block comprising 2 x 3 bed flats and 6 x 2 bed flats

RECOMMENDATION: grant permission subject to conditions and subject to section 106 Legal agreement.

The Committee considered a report on the application to grant planning permission for the erection of a four storey block comprising 2 x 3 bed flats and 6 x 2 bed flats. 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 subject to a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised of a number of amendments and additional conditions contained within the addendum report.

The Committee sought clarification regarding the submission of a previous planning application for a development to the rear of the site. Confirmation was provided that an application had been granted in 2012 for the land to the rear of 6-8 Brownlow Road for the erection of two bungalows. The applicant clarified that the site was large, with the two plots held in separate ownership. Both applications had been developed to respect the other, with screen planting to be provided between the two plots, although the bungalow had yet to be constructed.

The applicant confirmed that a certified Japanese knotweed company would be commissioned to survey and treat any of the plant found on the site, with works covered by a 10 year guarantee. Confirmation was provided that landscaping to the front garden would be secured by condition.

The Committee suggested that in determining the final palate of materials for the development, the scheme built on the junction of Maidstone and Brownlow Roads should be referenced as an exemplar in terms of design.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2013/2511 be approved subject to conditions and subject to a s106 legal agreement.

(1) That planning permission be granted subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town & Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

(1.  A contribution of £11,317.77 towards educational facilities within the Borough (£5,450.93 for primary and £5,,866.84 for secondary) according to the formula set out in Policy UD8 and Supplementary Planning Guidance 10c of the Haringey Unitary Development Plan July 2006;

(1.2) A sum of £1,000.00 towards the amendment of the relevant Traffic Management Order(s) (TMO) controlling on-street parking in the vicinity of the site to reflect that 8 of the new residential units (Flat No’s 1, 2, 3, 4, 5, 6, 7, & 8) shall be designated 'car free' and therefore no residents therein will be entitled to apply for a residents parking permit under the terms of this Traffic Management Order(s) (TMO);

(1.3) The S106 to include the provision of two years free membership to a “Car club scheme” for residents of the new development (‘car free’ units)  ...  view the full minutes text for item 29.