Agenda item

Erection of 4 storey building over 2 basement levels comprising gym / storage at sub-basement, car parking in basement, retail unit or D1 (class XV) at ground floor level, offices at first floor level, 3 x two bed and 6 x three bed flats from first to third floor mezzanine.

RECOMMENDATION: Grant permission subject to conditions and a Section 106 agreement.

 

The Committee were advised that the application site was a former petrol station (now cleared) situated on the south eastern side of Tottenham Lane opposite Elmfield Avenue.  The principle of mixed use development on the site had been agreed through the granting of planning permission for a mixed use scheme on 30 August 2005.

 

The proposal involved the following changed from the previous scheme refused in April 2008.  The density would be 240 habitable rooms per hectare based on 33 habitable rooms which was considered to be appropriate for this location.   The proposal would provide 6 x 3 bedroom units and 3 x 2 bedroom units as this mix was encouraged as larger family units were proposed.

 

It was considered that the mix of private terraces and communal area was considered to be sufficient to provide adequate amenity space for the flats and provide some play space for children.  The scheme was below the 10 unit threshold and as such did not generate affordable units.  It was further considered that the roots from the trees in the rear gardens would have established, therefore the proposed development would have no impact of their future life expectancy.

 

The proposal included servicing and a fully accessible basement area for parking and twenty cycle racks.  The plan demonstrated that delivery vehicles would enter and leave the site in forward gear.  The scheme proposed a number of sustainability elements.  Adequate bin storage/recycling had been allocated for the scheme that was easily accessible. 

 

Two objectors addressed the Committee and confirmed that residents would have preferred a smaller building, however the architects had taken account of their previous concerns.  There was now a significant improvement on the previous two applications.  Concern had been raised about the mezzanine floor, however this was now set back and had a covered roof which was considered acceptable.  The vehicle access was further considered to be inconvenient to pedestrians.

 

The applicant responded by stating that they had worked on the project since 2006 and taken on board previous concerns and comments from local residents.   Meetings had taken place with residents to develop a scheme which was now considered satisfactory and the height and bulk of the building had now been reduced. There was now broad agreement reached on many of the issues raised and the site currently had two vehicle accesses.  The use of the rear yard was not intended for parking but to be used for vehicles to turn and included in the travel plan.

 

The Committee discussed the application and requested that further conditions be included:

 

1. Retention of the 4 metre high wall at the rear of the site.
2. Natural ventilation provided for the scheme.
3. That the yard would not be used for noisy activity.
4. That the roots of existing trees would not be damaged during construction work.

 

The applicant stated he was happy for a condition to be added for landscaping.

 

The Chair moved a motion to grant the application subject to conditions, the extra conditions above and a Section 106 Legal Agreement.

 

RESOLVED

 

That the application be granted subject to conditions and a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1412

FOR PLANNING COMMITTEE DATED 08/09/2008

 

Location: 159 Tottenham Lane N8 9BT

 

Proposal: Erection of 4 storey building over 2 basement levels comprising gym / storage at sub-basement, car parking in basement, retail unit or D1 (class XV) at ground floor level, offices at first floor level, 3 x two bed and 6 x three bed flats from first to third floor mezzanine.

 

Recommendation: GTD

 

Decision: GTD

 

Drawing No’s: 0814-98-001, 98-101, 0814-00-101, 102, 103, 004a, 105a, 106a, 107, 108, 109, 201, 110, 111a, 112, 113, 114a, 115 & 120.

 

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 complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

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

 

3.       Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

4.       Surface water drainage works and source control measures shall be carried out in accordance with details which have been submitted to and approved in writing by the local planning authority before development commences.

Reason: To prevent the increased risk of flooding.

 

5.       The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

6.       An enclosure for dustbins in accordance with guidance issued by the Local Planning Authority shall be provided prior to the occupation of the building as flats. Details of design, materials and location of the dustbin enclosure shall be agreed in writing prior to the occupation of the building.

Reason: In order to ensure a satisfactory appearance to the building and to safeguard the enjoyment by neighbouring occupiers of their properties and the appearance of the locality.

 

7.       The proposed development  shall have a central dish/aerial system for receiving all broadcasts for all the residential units created, details of such a scheme shall be submitted to and approved  by the Local Planning Authority prior to the occupation of the property and the approved scheme shall be implemented and permanently retained thereafter.

Reason: In order to protect the visual amenities of the neighbourhood.

 

8.       No development shall commence until 2) and 3) below are carried out to the approval of London Borough of Haringey. 1. The Applicant will submit a site-wide energy strategy for the proposed development. This strategy must meet the following criteria:2. (a) Inclusion of a site-wide energy use assessment showing projected annual demands for thermal (including heating and cooling) and electrical energy, based on contemporaneous building regulations minimum standards. The assessment must show the carbon emissions resulting from the projected energy consumption.

(b) The assessment should demonstrate that the proposed heating and cooling systems have been selected in accordance with the following order of preference: passive design; solar water heating; combined heat and power for heating and cooling, preferably fuelled by renewables; community heating for heating and cooling; heat pumps; gas condensing boilers and gas central heating.  The strategy should examine the potential use of CHP to supply thermal and electrical energy to the site. Resulting carbon savings to be calculated.(c) Inclusion of onsite renewable energy generation to reduce the remaining carbon emissions (i.e. after (a) is accounted for) by 10% subject to feasibility studies carried out to the approval of LB Haringey. 3. All reserved matters applications must contain an energy statement demonstrating consistency with the site wide energy strategy developed in 2). Consistency to be approved by LB Haringey prior to the commencement of development.

Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in Carbon Dioxide Emissions generated by the development in line with national and local policy guidance.Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in Carbon Dioxide Emissions generated by the development in line with national and local policy guidance.

 

9.       That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved  shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.       

Reason: In order to protect the amenities of the locality.

 

10.     No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

 

11.     That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority.

Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

12.     That the 4 metre high wall at the rear of the site be maintained and permanently retained to the satisfaction of the Local Planning Authority and a 2 metre high perimeter wall at the rear of the properties on Ferme Park Road be erected before the occupation of the property and permanantly retained to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the adjoining properties.

 

13.     That the basement car park shall be nayurally ventilated and that there shall be no mechanical vents or ventilation.

Reason: In order to protect the amenities of the adjoining properties.

 

14.     That the rear yard shall not be used for the parking of vehicles but should be used for manoeuvering only and shall not be used for storing or manoeuvering of supermarket trolleys or other similar noisy activities.

Reason: In order to protect the amenities of adjoining properties

 

INFORMATIVE: The applicant is advised that in the interests of the security of the development hereby  authorised that all works should comply with BS 8220 (1986), Part 1 - 'Security Of Residential Buildings'.

 

INFORMATIVE: The new development will require naming / numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE: - In regards to surface water drainage Thames Water point out that it is the responsibility of the developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. Thames Water recognises the environmental and economic benefits of surface water source control and encourages its appropriate application where it is to the overall benefit of our customers. Hence, in the disposal of surface water, Thames Water will recommend that the Applicant:a) Looks to ensure that new connections to the public sewerage system do not pose an unacceptable threat of surcharge, flooding or pollution,b) check the proposals are in line with advice from the DETR which encourages, wherever practicable, disposal on site without recourse to the public sewerage system - for example in the form of soakaways or infiltration areas on free draining soils and c) looks to ensure the separation of foul and surface water sewerage on all new developments.

 

REASONS FOR APPROVAL:

 

The proposed development for complies with Policies, UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', UD8 'Planning Obligations', HSG1 'New Housing Developments', HSG2 'Change of Use to Residential', HSG9 'Density Standards', HSG10 'Dwelling Mix', EMP5 'Promoting Employment Uses' and M10 'Parking for Development' of the Haringey Unitary Development Plan (2006) and Supplementary Planning Guidance SPG1a 'Design Guidance', SPG3a 'Density, Dwelling Mix, Floor space Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy/Overlooking, Aspect/Outlook, Daylight/Sunlight', SPG7a 'Parking Standards', SPG8a 'Waste and Recycling', SPG10a 'The Negotiation, Management and Monitoring of Planning Obligations', SPG10c 'Educational Needs Generated by New Housing Development' and SPG10e 'Improvements to Public Transport Infrastructure and Services'.

 

Section 106 Yes.