Agenda and minutes

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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 Cllrs J. Mann and Waters. Apologies for lateness were submitted by Cllr Bevan.

Cllr Beacham declared a prejudicial interest as a member of the Homes for Haringey Board and therefore identified that he would absent himself from the Committee for the determination of item 7, Broadwater Lodge N17 6NN.

Cllr Mallett identified that she had expressed a prior opinion regarding item 7, Broadwater Lodge N17 6NN and had decided therefore to absent herself from the Committee for the determination of that application.

Demolition of existing car repair/servicing garage and construction of a part 2 and part 4 storey building to provide 12 residential units with 7 car parking spaces and ancillary servicing accommodation.

RECOMMENDATION: grant permission subject to conditions and subject to a S106 Legal Agreement

The Committee considered a report on an application to grant planning permission for the demolition of existing car repair/servicing garage and construction of a part 2 and part 4 storey building to provide 12 residential units with 7 car parking spaces and ancillary servicing accommodation. 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:

·         Assurances were sought over the close proximity of the site to the adjacent railway line and how any associated noise and vibration issues would be managed. Officers advised that Network Rail had been consulted and had raised no objections to the application. The applicant confirmed that the scheme complied with Network Rail’s guidelines in terms of the distance of the building from the track and overhead cables. Design measures to reduce any noise impact would include attenuated windows and careful layout plans such as facing units away from the railway line. Any vibration issues would be mitigated through the structural design of the foundations. 

·         An explanation was sought as to why the scheme exceeded London Plan density guidelines. Officers identified that the current Public Transport Accessibility Level (PTAL) score did not take into account the shorter public right of way access route via Ashley Road. Security improvements to this route under the scheme would increase the PTAL rating to 4 rendering it able to support a slightly higher density scheme. 

·         Clarification was sought on the final CIL contribution, with a variation in figures provided within the officer report. Officers advised that the calculation set out in section 7 of the report was the correct amount.

·         The Committee questioned whether improvements would be made to the subway underpass which had limited headroom and suffered from poor drainage. The transport officer advised that structural changes to the underpass would constitute a significant and challenging engineering project and as such very expensive. Under this application, improvements would be made to both approaches to the underpass and to its drainage. Further improvements were planned to the footpath and underpass within the wider Tottenham regeneration masterplan and which would be coming forward in due time. 

·         Clarification was sought on allocation of the 5 parking spaces planned onsite. The applicant advised that priority would be given to the wheelchair accessible units followed by the larger family units.

The Chair moved the recommendation of the report and it was

RESOLVED

• That planning application HGY/2015/3398 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  ...  view the full minutes text for item 32.

Change of use of from Residential Institution (C2) to a Hostel (C1) comprising temporary accommodation for homeless households (50 rooms) for a temporary period of five years.

RECOMMENDATION: grant permission subject to conditions.

[Cllrs Beacham and Mallett stood down from the Committee for the determination of this item].

The Committee considered a report on the application to grant planning permission for the change of use from Residential Institution (C2) to a Hostel (C1) comprising temporary accommodation for homeless households (50 rooms) for a temporary period of five years. 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 Committee raised the following points in discussion of the application:

·         Clarification was sought on whether improvements were planned to the run down appearance of the gates and railings to the perimeter of the site. A representative for the applicant advised that as the change of use for the site was only sought for a temporary 5 year period, the funding envelope for the project was fairly restricted. Depending on costs, potential improvements to the boundary treatment could be considered under the construction contract.

·         In response to a question, it was confirmed that the building was a former residential care home that had been deemed surplus to requirements and as such vacant since 2013.

·         Further details were sought on the proposed future occupants of the hostel. Officers advised that the hostel would provide temporary accommodation primarily to homeless Haringey families.

The Committee proposed that an informative be added to encourage the applicant to explore, funding permitting, improvements to the exterior of the site including boundary treatment.

The Chair moved the recommendation of the report and it was

RESOLVED

• That planning application HGY/2016/1521 be approved subject to conditions.

1.  This permission shall be for a limited period expiring 5 years from the date of this decision when the site should be reinstated to the previous residential care centre use.

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

2.  Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans: 

FCG-BP-XX-DR-B-1002-S4-PL1, FCG-MB-00-DR-B-2001-S4-PL1, FCG-MB-01-DR-B-2002-S4-PL1, FCG-MB-02-DR-B-2003-S4-PL1, FCG-MB-LG-DR-B-2000-S4-PL1,  FCG-ST-XX-DR-B-1001-S4-PL1, FCG-ST-XX-DR-B-1001-S4-PL2, and Planning Statement for Broadwater Lodge received 04/05/16 and FCG-MB-00-DR-B-2006-S2-PL2, FCG-MB-01-DR-B-2007-S2-PL2, and FCG-MB-LG-DR-B-2005-S2-PL2 received 13/06/16

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

3.  The development shall not be occupied until a minimum of 2 long term secure and sheltered cycle parking spaces and 1 short term cycle space for users of the development, have been installed. Such spaces shall be retained thereafter for this use only.

Reason: To promote sustainable modes of transport in accordance with Policies 6.1 and 6.9 of the London Plan 2015 and Policy SP7 of the Haringey Local Plan 2013.

4.  The development shall not be occupied until 1 accessible parking space has been provided close to the main entrance of the proposed development for people with disabilities.

Reason: In order to ensure that people with disabilities  ...  view the full minutes text for item 33.

The following items are pre-application presentations to the Planning Sub-

Committee and discussion of proposals.

Notwithstanding that this is a formal meeting of the Sub-Committee, no

decisions will be taken on the following items and any subsequent

applications will be the subject of a report to a future meeting of the Sub-

Committee in accordance with standard procedures.

The provisions of the Localism Act 2011 specifically provide that a councillor

should not be regarded as having a closed mind simply because they

previously did or said something that, directly or indirectly, indicated what view

they might take in relation to any particular matter. Pre-application briefings

provide the opportunity for Members to raise queries and identify any

concerns about proposals.

The Members’ Code of Conduct and the Planning Protocol 2016 continue to

apply for pre-application meeting proposals even though Members will not be

exercising the statutory function of determining an application. Members

should nevertheless ensure that they are not seen to pre-determine or close

their mind to any such proposal otherwise they will be precluded from

participating in determining the application or leave any decision in which they

have subsequently participated open to challenge.

The following items were pre-application presentations to the Planning Sub-Committee and discussion of proposals related thereto.

Notwithstanding that this was a formal meeting of the Sub-Committee, no decisions were taken on these items, and any subsequent applications would be the subject of a report to a future meeting of the Sub-Committee in accordance with standard procedures.

[Cllrs Beacham and Mallett rejoined the Committee for the remainder of the meeting].

The Chair agreed to vary the order of the pre-application briefings in light of the geographical proximity of the Ashley Road and Station Square schemes.

The planning officer and representatives for the applicant gave short presentations on early plans for the scheme. Officers advised that the application was on an accelerated programme to avoid the uncertainty around ‘Starter Homes’ which might come into force in September. Initial proposals had been considered by the Quality Review Panel (QRP).

The Committee sought an early steer from the applicant on the likely level of affordable housing contribution to be put forward for the scheme. In response, it was advised that at this early stage an approximate 30% affordable housing units contribution had been estimated across the whole masterplanning area which incorporated parcels of land in different landownership.

RESOLVED

·         That the briefing be noted.

The planning officer and representatives for the applicant gave short presentations on early plans for the scheme. Officers advised that the application was on an accelerated programme to avoid the uncertainty around ‘Starter Homes’ which might come into force in September. Initial proposals had been considered by the QRP but feedback was yet to be provided.

The Committee sought clarification on early proposals for the scheme to be 100% Shared Ownership. Representatives for the applicant advised that this position was currently under review as the applicant was working on a portfolio based approach to affordable housing across all of the applicant’s schemes in the area. The aspiration remained however for provision of a high proportional of shared ownership onsite.

In response to a question, the applicant advised that the scheme was proposed to be car free.

RESOLVED

·         That the briefing be noted.

The planning officer and representatives for the applicant gave short presentations on early plans for the scheme.

The Committee sought clarification on the width of the proposed green space which would separate the site from Monument Way. The applicant advised that the site was constrained in terms of space through the need to incorporate provision for parking, private gardens etc but that the green space between the pavement on Monument Way and Fairbanks Road would be approximately 3.5m.

RESOLVED

·         That the briefing be noted.

The planning officer and representatives for the applicant gave short presentations on early plans for the scheme. Initial plans had been before the QRP to broad support.

The Committee sought clarification on the factors that would determine which of the two options for the site the applicant would bring forward. Representatives for the applicant advised that currently option 1 for the demolition of all buildings on site and total redevelopment was the preferred option.

RESOLVED

·         That the briefing be noted.

The planning officer and representatives for the applicant gave short presentations on early plans for the scheme.

The Committee sought clarification from the applicant on the intended use for the commercial space to be provided onsite and whether demand existed for such units in the area. The applicant advised that initial proposals would result in a reduction in commercial floorspace to the current. The units would be B1 office use, proposed to be offered to SME start ups at affordable rent.

Further details were sought on how the commercial units would be serviced and accessed. The applicant advised that primary access to the commercial units would be directly onto Lawrence Road, with secondary access also available to the rear. A low level of servicing was however anticipated for the units under office use. Vehicular access would be from the south and via the undercroft.

RESOLVED

·         That the briefing be noted.

11 July.

11 July.