Agenda item

Demolition of existing buildings and erection of part 3 / part 4 storey buildings to provide 186 sqm of A1 / A2 / A3 floorspace and 48 residential units together with formation of new vehicle access to Tottenham High Road. RECOMMENDATION: Refuse permission.                       

The Officer presented his report and informed the Committee that the application site fell within Bruce Grove Conservation Area and was within an area of archaeological importance. 

The development proposed an overall density of 410-430hrh taking into consideration the mixed use nature of the scheme.  The buildings were located at various positions throughout the site which were regarded as relating poorly to the surrounding pattern of development.  It was also considered that the proposed development failed to complement the character of the surrounding conservation area and was of a scale that was not sensitive to the area.

The Council’s Principle Transportation Officer objected to the proposed access to the site for anything other than emergency vehicle, refuse collection access as service access was not acceptable.   The scheme further failed to provide adequate amenity space within the development.  Waste management had identified that part of the development exceeded the maximum distance from the storage areas proposed.  It was considered that a car free development was regarded as appropriate.

Further to Members comments as to the application not being acceptable whether there were to be amendments, Cllr Bevan requested that a further reason for refusal be included that according to the UDP the application site was not in a CPZ therefore the proposed development would not be car free.

The officer responded that it was not appropriate to accept this as a further reason for refusal.  One of the reasons for refusal was that cars would not be able to access the site and centred around vehicle servicing and delivery.  The Transport Officer confirmed that the Committee could not use the lack of car parking provision as a reason for refusal as the site was sustainable and transport available.

Cllr Bevan advised that he was not in agreement with the Transport Officer’s advice and moved a motion to add a condition that a further reason for refusal be included to the according to the UDP the application site was not in a CPZ therefore the proposed development would not be care free.  On a vote there being 1 for and 7 against the motion was lost.

RESOLVED

That the application be refused planning permission for the reasons stated in the report.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2583

FOR PLANNING COMMITTEE DATED 03/03/2008

Location: 596 - 606 High Road N17

Proposal: Demolition of existing buildings and erection of part 3 / part 4 storey buildings to provide 186 sqm of A1 / A2 / A3 floorspace and 48 residential units together with formation of new vehicle access to Tottenham High Road.

Recommendation: Refuse Permission

Decision: Refuse Permission

Drawing No’s: 0557(PL)001, 002, 009A, 010A, 011A, 012A, 110A, 111A, 112A, 113A, 114A, 115A, 116A, 200A, 300A, 301A, 302A, 303A, 304A, 305A, 306A, 400, 401 & 402.

Reasons:

1.       The proposed development lies in an area of sensitive and special character worthy of retention within the Scotland Green Conservation Area.  The proposal, if approved, would seriously detract from the important character to the detriment of the vicinity contrary to Policy CSV1 'Development in Conservation Areas' of the Unitary Development Plan 2006.

2.       The proposal fails to relate to the character and appearance of the surrounding area in terms of urban grain and layout, the historic heritage context, designing out crime and makes inadequate provision for amenity space  for the benefit of future occupiers of the development contrary to Policy UD4 'Quality Design' of the Haringey Unitary Development Plan 2006.

3.       The proposal will result in the permanent loss of No. 598 High Road, a locally listed building demolished without consent, resulting in an adverse impact on the character and appearance of the Bruce Grove Conservation Area contrary to Policy CSV7 'Demolition in Conservation Areas' of the Unitary Development Plan 2006.

4.       That the vehicle servicing and delivery arrangements are unsatisfactory and will prejudice the free flow of pedestrians and vehicles in Tottenham High Road contrary to Policy M10 'Parking for Development' of the Unitary Development Plan 2006.

5.       In the absence of a formal undertaking to secure a Section 106 Agreement to secure appropriate contributions towards education provision and environmental and highway improvements arising from this development and an agreement to secure the provision of affordable housing on site, the proposal is considered contrary to Policies UD10 'Planning Obligations' and HSG4 'Affordable Housing' of the adopted Haringey Unitary Development Plan (2006) and Supplementary Planning Guidance SPG10 'The Negotiation, Management and Monitoring of Planning Obligations' and SPG12 'Educational Needs Generated by New Housing Development'.

Section 106: No