Agenda and minutes

Please note this meeting may be filmed or recorded by the Council for live or subsequent broadcast via the Council’s internet site or by anyone attending the meeting using any communication method.  Although we ask members of the public recording, filming or reporting on the meeting not to include the public seating areas, members of the public attending the meeting should be aware that we cannot guarantee that they will not be filmed or recorded by others attending the meeting.  Members of the public participating in the meeting (e.g. making deputations, asking questions, making oral protests) should be aware that they are likely to be filmed, recorded or reported on.  By entering the meeting room and using the public seating area, you are consenting to being filmed and to the possible use of those images and sound recordings.

The Chair of the meeting has the discretion to terminate or suspend filming or recording, if in his or her opinion continuation of the filming, recording or reporting would disrupt or prejudice the proceedings, infringe the rights of any individual, or may lead to the breach of a legal obligation by the Council.

RESOLVED

·         That the Chair’s announcement regarding the filming of the meeting for live or subsequent broadcast be noted.

Apologies for absence were received from Cllr Doron and lateness for Cllrs Ryan and Weston.

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 11 below.

The Clerk advised of the admission of a new item of urgent business, the consideration of the minutes from the Planning Committee on 16 December 2015. The reasons for late submission were due to the length and complexity of the 16 December Planning Committee, the subsequent level of detail required within the minutes and the time taken to gain their appropriate clearance. The current legal advisor to the Committee was also leaving the Council this month and as such would not be available to respond to any legal questions Members might have on the minutes, it being the last ordinary meeting of the month. The minutes required consideration at this ordinary meeting to avoid consideration at a Committee during the Purdah period.

The Chair agreed to take the new item of urgent business under item 11 and adjourned the meeting for 15 minutes to allow the Committee time to read through the minutes.

[7.10pm – 7.25pm – meeting adjourned. During this time, Cllrs Carroll and Weston arrived and joined the Committee].

Cllr Patterson identified in relation to item 9, Alexandra Palace and Park, that he was a member of the Alexandra Palace Statutory Advisory Committee and as such had received a presentation on the Go Ape proposal.

The Chair elected to use her discretion to vary the order of the agenda in order to take the Alexandra Palace and Park item as the first application.

To confirm and sign the minutes of the Planning Sub Committee held on 16 February.

RESOLVED

·         That the minutes of the Planning Committee held on 16 February be approved.

Construction and operation of a Go Ape high ropes course

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the construction and operation of a Go Ape high ropes course. 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 attention of the Committee was drawn to a tabled addendum setting out four further objections received since the publication of the agenda as well as further information from the National Planning Policy Framework regarding the consideration of ecological impacts.

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

·         Plans to develop the lower field were solely due to profitability and at a time when the Park was already experiencing a record number of visitors and events. This was having a negative impact on wildlife as well as neighbouring properties including from parking pressures and an increase in litter and antisocial behaviour in the Park.

·         The scheme would have a negative impact on biodiversity linked to the destruction of habitats as identified within the objection from the London Wildlife Trust.

·         The application would reduce the amount of free recreational space available for the use of local people and which played an important role in their wellbeing.

·         Claims used to justify the removal of the deer park to allow the scheme were not true.

·         Overlooking would occur from the 12m high course platforms into the windows of neighbouring properties infringing of their unalienable right to private enjoyment of their homes. 

·         The research undertaken by Go Ape had not been related specifically to Alexandra Park as it was focussed on current out of town locations.

·         Concerns were expressed that the operator would seek to extend their service offer to include the running of forest Segway tours and which would add to noise levels.

·         The operation of the course would cause noise disturbance to local residents especially considering the 8am-9pm opening hours, 7 days a week, at a rate of 60 visitors per hour. No controls or redress appeared to be planned to control or manage noise. Doubts were expressed on the impartiality of the noise report carried out on behalf of the applicant.

·         The historic Park was grade 2 listed and a designated Site of Importance for Nature Conservation and as such development that would permanently change its character should not be allowed. 

·         Veteran trees would be damaged by the platforms.

·         Plans did not include provision for waste storage or toilets.

·         The Park already had insufficient capacity to cater for the additional parking demand generated at the weekends illustrated by having to use a local school for parking for visitors to the farmer’s market.

·         A large number of objections had been submitted in response to the scheme and there had been no direct consultation with local residents.

·         It was commented that it was hoped  ...  view the full minutes text for item 23.

Temporary change of use until 31st December 2019 from office (Class B1) to education use (Class D1) together with the development of a new primary entrance, a new second (mezzanine) floor for education use (Class D1) and 5 No. new roof lights.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the temporary change of use until 31st December 2019 from office (Class B1) to education use (Class D1) together with the development of a new primary entrance, a new second (mezzanine) floor for education use (Class D1) and 5 No. new roof lights. 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 attention of the Committee was drawn to a tabled addendum setting out details of an additional condition and additional representations received since the publication of the agenda.

The Cabinet Member for Economic Development, Social Inclusion and Sustainability addressed the Committee and raised the following comments regarding the application:

·         The scheme sat within the wider context of the regeneration of Tottenham Hale, fundamental to which was strong economic and job growth as well as new housing.

·         The application was an opportunity for Tottenham and the borough to host a national specialist college to establish a centre of excellence in digital skills and secure the investment of a new campus.

·         The site was currently employment land so the change of use to education was appropriate. This was also supported by the good transport links in the area.

The Committee sought clarification on the construction of the entrance way. The applicant confirmed that this would be built out of a hard plastic lit from behind and which would be visually appealing.

The Committee raised concerns regarding the impact of the scheme on parking in the area. Officers advised that the applicant had produced a transport survey to support the application and which identified that there would be reduction in the number of vehicular trips and impact on the road network compared to the current use. Officers considered that the retention of the existing allocated 28 car parking spaces for teachers and visitor use was too high considering the high public transport accessibility of the site but could not object to their use as existing spaces. The applicant would be required to submit a parking management plan as part of the travel plan to seek to maximise the use of public transport by users of the college.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2016/0425 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 following approved plans and specifications:

0180(L)200; 0180(L)201; 0180(L)202; 0180(L)205; 0180(L)206; 0180(L)210;  ...  view the full minutes text for item 24.

Change of use of property from hotel (C1) to residential (C3), to provide 8 x 1 bed, 8 x 2 bed and 2 x 3 bed flats, with basement car park and external alterations.

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement

The Committee considered a report on the application to grant planning permission for the change of use of property from hotel (C1) to residential (C3), to provide 8 x 1 bed, 8 x 2 bed and 2 x 3 bed flats, with basement car park and external 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 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 raised the following points in discussion of the application:

·         Clarification was sought on cycle storage arrangements. It was confirmed that 28 spaces would be provided within the basement which was considered acceptable.

·         In response to a question, confirmation was provided that the access ramp to the car parking in the basement would be lit and would also provide pedestrian access to the area. In response to a follow on question regarding the allocation of parking spaces, the applicant advised that priority would be given to the larger family units plus one space designated for disabled parking.

·         The Committee sought assurances on the affordable housing contribution proposed. Officers advised that the viability assessment had been independently assessed and which supported that the level proposed was the maximum reasonable for the scheme.

It was requested that an additional condition be added to the permission to restrict the future installation of satellite dishes to the scheme.

The Chair moved the recommendation of the report, including the additional condition covering satellite dishes, and it was

RESOLVED

·         That planning application HGY/2015/3730 be approved subject to conditions and subject to a s106 Legal Agreement.

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 following approved plans and specifications:

RH-0813-001, RH-0813-001 Rev R1, RH-0813-002 Rev R2, QA-AS01, QA-AG00, QA-AG01C, QA-AG0C,  QA-AG03D, QA-AG04C, QA-AS04, QA-AS05, QA-AS06 Transport Statement dated 16 November 2015 prepared by Safeland plc Transport, Planning Statement dated December 2015 prepared by GL Hearn, Design and Access Statement Revision A prepared by Awards Projects Ltd, Raglan Hall Accommodation Schedule, Consultation Statement dated 6 December 2015 prepared by GL Hearn

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

3.         Samples of all materials to be used in conjunction with the proposed development for all the external surfaces hereby approved, areas of hard landscaping and boundary walls shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Samples should include, window frames and balcony frames, combined with a schedule  ...  view the full minutes text for item 25.

Minor Material amendment to planning permission HGY/2009/1532 for (42 mixed tenure residential units and 1 commercial unit) for reconfiguration of the proposed units; changes to mix and tenure; reconfigured and relocated entrance arrangement; design changes to the frontage; relocated refuse storage; omission of green roof and revised energy strategy; increased top floor terraces and removal of planter; window pattern, entrance canopy and rear stone surround amendments.

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement

The Committee considered a report on the application to grant permission for the minor material amendment to planning permission HGY/2009/1532 for (42 mixed tenure residential units and 1 commercial unit) for reconfiguration of the proposed units; changes to mix and tenure; reconfigured and relocated entrance arrangement; design changes to the frontage; relocated refuse storage; omission of green roof and revised energy strategy; increased top floor terraces and removal of planter; window pattern, entrance canopy and rear stone surround amendments. 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 sec. 106 Legal Agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum circulated which contained additional information for consideration.

The Head of Development Management provided further clarification to the Committee on the application. It was advised that the scheme had been substantially built by a previous developer who had gone bankrupt but not in accordance with approved plans. Officers had therefore taken a pragmatic approach in working with the new developer to make the scheme acceptable and bring forward the occupation of the residential units already constructed. A reduction in the number of affordable housing units on site had been agreed as a variation application in 2012, primarily due to the loss of grant funding. The current application sought a revision to the affordable housing mix to intermediate shared ownership units at the steer of the Council’s housing team as there was high demand for these units in the area. Assurance was provided that a review mechanism would be contained within the s106 Legal Agreement should there be an uplift in sale price of the open market units. 

The legal advisor to the Committee outlined to the Committee that the s73 variation application constituted a new planning permission and as such would require a new s106 Legal Agreement.

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

·         Clarification was sought on the offset carbon reduction contribution and how this would be used. Officers advised that it was not possible to secure the currently required 35% reduction as the scheme was approved and implemented under 2010 Building Regulations which set out a 25% carbon reduction requirement in conjunction with the limitations of the building. The offset contribution provided would go into a fund to be used by the Council with proposals for application currently being developed including potentially contributing to energy upgrades to Council housing stock, bringing forward district energy systems etc. 

·         Concerns were raised over the proposed extensive use of render to the building and the potential for this to discolour and deteriorate due to poor maintenance and quality of material used over time. Assurances were provided by officers that the level of render had been reduced as far as possible and that details  ...  view the full minutes text for item 26.

The consideration of the minutes from the Planning Committee on 16 December 2015 had been added as an item of urgent business under item 3 of the agenda.

RESOLVED

·         That the minutes of the Planning Committee held on 16 December 2015 be approved.

Special Planning Committee 16 March.

16 March - pre-application briefings.