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.

The Chair identified that item 7, 590-598 Green Lanes would be deferred to the next meeting on 3 November in light of concerns raised by a number of objectors that they had not received notification of the meeting.

The order of the agenda was varied to take item 9, White Hart Lane station first, followed by land to the rear of 3 New Road and 86 Victoria Road.

Cllr Bevan identified that he had submitted a number of comments and observations on proposals for White Hart Lane station as a local ward councillor but confirmed that he still retained an open mind in determining the application.

Cllr Carroll stated that he had an interest with regards to item 10, 86 Victoria Road and as such would stand down from the Committee for the determination of that item.

To confirm and sign the minutes of the Planning Sub Committee held on 5 September.

RESOLVED

·         That the minutes of the Planning Committee held on 5 September be approved.

Demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road.

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

This item was deferred to the meeting on 3 November.

Works to extend the operational railway station at White Hart Lane. Creation of a new station entrance, ticket hall, station facilities and station forecourt. Provision of a new pedestrian entrance from Penshurst Road. Improved access and lift access from street level to platforms, including the erection of new platform canopies. Demolition of the existing station entrance and 33 local authority owned garages. Enhanced public realm and cycle parking facilities. Improvements to the former station building. Plus associated works.

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

The Committee considered a report on the application to grant planning permission for works to extend the operational railway station at White Hart Lane, the creation of a new station entrance, ticket hall, station facilities and station forecourt, provision of a new pedestrian entrance from Penshurst Road, improved access and lift access from street level to platforms, including the erection of new platform canopies, the demolition of the existing station entrance and 33 local authority owned garages, enhanced public realm and cycle parking facilities, improvements to the former station building plus associated 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 subject to a s106 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 setting out a number of amendments to proposed conditions and informatives.

An objector to the application addressed the Committee and outlined his concerns regarding the impact of the closure of two existing staircases within the station, resulting in a detour for passengers entering from the west side and to the detriment of local businesses operating near the stairs. These consequences were contrary to Network Rail’s guidelines on station planning. A petition on this issue signed by 450 objectors had been submitted in 2014 as part of the High Road West consultation and had not been fully taken into account by the applicant, contrary to requirements in the Localism Act.

Representatives for the applicant addressed the Committee and outlined the benefits of the station reconfiguration including the significant investment in both transport and public realm improvements, creating greater footfall on Love Lane to reduce current anti-social behaviour issues, improved east-west permeability and step free platform access. On match day, the platform access changes would help reduce congestion and improve crowd management through the temporary closure of the Penshurst Road entrance, thereby funnelling passengers through one entrance and reducing queuing.

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

·         Clarification was sought on the new roof construction. The applicant advised that the structure would have a 5% pitch to the middle with a central gutter but would appear flat from street view.

·         Clarification was sought on the crowd modelling undertaken for match days particularly access routes for passengers entering from the north of the station. The applicant advised that the Penshurst Road entrance would be closed on match days to avoid crowds of pedestrian traffic on this road impacting on local residents. 

·         It was questioned whether refurbishment works would be undertaken to White Hart Lane road bridge as part of the project. Officers advised that improvements would be made under a Local Implementation Plan (LIP) public realm project running in parallel to the station project. The scoping of this project was being developed and details would be forwarded to Cllr  ...  view the full minutes text for item 32.

Demolition of the existing buildings and construction of 9 new residential homes (4 x houses and 5 x flats) and 446sq.m of office (Use Class B1a) floorspace in a building extending to between 2 and 4 storeys in height and associated car parking, landscaping and infrastructure works

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

The Committee considered a report on the application to grant planning permission for the demolition of the existing buildings on site and construction of 9 new residential homes (4 x houses and 5 x flats) and 446sq.m of office (Use Class B1a) floorspace in a building extending to between 2 and 4 storeys in height and associated car parking, landscaping and infrastructure 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 subject to a s106 Legal Agreement.

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

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

·         Vehicular access would be via the car park to Coulsden Court which would become a busy access road and likely suffer from unauthorised parking as onsite parking provision for the scheme was insufficient at only 4 spaces and in consideration that surrounding roads were already heavily parked. The car park also had a restrictive covenant in place prohibiting access for vehicles over 16 tonnes.

·         Representatives from Metropolitan housing association which managed Coulsden Court proposed a number of additional conditions be imposed on the scheme including restrictions on unauthorised parking in Coulsden Court spaces, on deliveries etc.

·         Concerns were raised over the waste management strategy for the scheme, with the current arrangements in place only being of an informal nature.

·         Restrictions on noise and hours of operation of the commercial unit were requested and that local residents be consulted in the drafting of the Construction Management Plan.

·         Intensification of the use of the site including a fourfold increase in the number of people currently located there would cause disturbance to neighbouring properties including from increased noise levels. 

·         A four storey building onsite would result in overlooking from the windows and balconies facing onto the car park as well as reduced privacy and light to neighbouring properties.

·         The scale of the scheme was out of proportion to the current single storey building and for such a small site, with the applicant trying to cram in the maximum number of units. 

·         Traffic pressures in the area would increase.

·         Current views to Alexandra Palace would be lost.

·         Site security, health and safety and increased footfall were also identified as concerns.

Cllr Connor addressed the Committee as a local ward councillor and raised the following points:

·         The scheme would have a detrimental impact on the Conservation Area and greater regard should have been given to the conservation officer’s reservations about the scheme in this regard.

·         The density of the scheme was too high and would result in poor living standards for future residents.

·         There would be a reduction in light received to neighbouring properties and the communal gardens.

·         The application did not address the issue of the restricted covenant on Coulsden Court car park.

·         The four parking spaces proposed was insufficient for the number  ...  view the full minutes text for item 33.

Demolition of the existing buildings and redevelopment to provide 9 residential units (Class C3) with associated access, parking and amenity space provision. 

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

 [Cllr Carroll stood down from the Committee for the determination of this item and took no part in discussions].

The Committee considered a report on the application to grant planning permission for the demolition of the existing buildings and redevelopment to provide 9 residential units (Class C3) with associated access, parking and amenity space provision. 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 s106 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 setting out a number of new and amended conditions.

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

·         Over 60 objections to the scheme had been submitted by local residents

·         The site was only vacant as the current tenants had been evicted.

·         The scheme would compromise the amenity of nearby residents including from overlooking and a loss of privacy. An independent architect commissioned had identified that the development would result in overlooking and breached 20m separation distances to neighbouring properties. The proposed reduction to the height of the car park wall would further exacerbate the overlooking issue as well as creating a hazardous drop.

·         The scheme would cause noise and light pollution including from the proposed balconies and basement light wells.

·         The application contained 38 breaches of planning policy and would set a dangerous precedent for future developments in the area.

·         The building would constitute a significant increase in massing, height and scale compared to the primarily single storey building currently onsite and would be overbearing, particularly to residents of Mount Pleasant Crescent. The scheme was similar in terms of bulk and height to a previous application rejected in 2008 on the grounds of its harmful impact on amenity.

·         The scheme was bulky as a consequence of the applicant squeezing in too many units and was out of proportion to the local area which consisted predominantly of smaller scale buildings. 

·         The scheme would cause conservation harm due to its proximity to two locally listed terraces of houses. Concerns were raised that the conservation officer had not visited the site and her conclusions too brief for example in making no reference to nearby heritage assets such as Grade 2 Listed Stapleton Hall. Housing need and the PTAL of the site appeared to have been the drivers of the development to the detriment of the heritage impact and as such the application was contrary to policy DM7.

·         The application was out of line with an objective under the Council’s development management charter to confidently address feedback from local consultation.

Cllrs Gallagher and Hearn addressed the Committee in their capacity as local ward councillors and raised the following points:

·         The development would cause harm to residential amenity and the Stroud Green Conservation Area

·         Too many units would be crammed onsite  ...  view the full minutes text for item 34.

To advise of major proposals in the pipeline including those awaiting the issue

of the decision notice following a committee resolution and subsequent

signature of the section 106 agreement; applications submitted and awaiting

determination; and proposals being discussed at the pre-application stage.

The Committee considered an update on major planning proposals in the pipeline.

The Committee raised the following points:

500 White Hart Lane

Officers agreed to check whether the pepperpotting of the affordable housing cores and access routes to the site from surrounding Council estates could be dealt with at reserved matters stage [action: EW]

Highgate train depot

Concerns were raised about the appearance of the prominent industrial fencing. Officers advised that boundary treatments on railway operational land were usually completed under permitted development rights but agreed to look into this issue [action: EW]

St Ann’s hospital development

In response to a request for an update, officers advised that at the current time the Trust had not put the site on the market or discharged pre-commencement conditions.

Hale Wharf

Officers agreed to review the disparate descriptions provided within the chart [action: EW].

To advise the Planning Committee of decisions on planning applications

taken under delegated powers for the period 22 August to 23 September  2016.

The Committee considered a report setting out decisions on planning applications taken under delegated powers for the period 22 August to 23 September  2016.

Cllr Carter gave officers advanced warning that he would be asking a question at the next meeting once the 22 Sheldon Avenue air conditioning units application decision was reported.

RESOLVED

·         That the report be noted.  

Special Planning Cttee 1 November.

Special Planning Committee 1 November.