Agenda item

Demolition of existing buildings (excluding No. 596 High Road), and erection of 3 storey buildings to provide 175 sqm of A1 / A2 / A3 floorspace and 39 residential units together with formation of vehicular access.

RECOMMENDATION: Grant permission subject to conditions and subject to s106 Legal Agreement.

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

 

The Planning Officer gave a summary of the report submitted and took questions from the Committee. The Committee was advised of revisions to the drawings, and an addendum sheet was circulated outlining two amendments proposed to the report as submitted, relating to the energy statement and the deletion of a covenant restricting the transfer or lease of any private market housing unit to Local Authority, registered social landlord, and the lease to persons claiming job seekers allowance or housing benefit.

 

The Committee asked where car club parking spaces would be located in relation to the site, in response to which it was reported that specific locations had not yet been identified, although possible locations were Scotland Green and Parkhurst Road. In response to questions from the Committee regarding making it clear to potential owners that the development was car free, it was reported that the design of the site itself meant that there was no opportunity to park on site, which would make the development self-policing. The Committee expressed concern that disabled residents in the development would not have access to dedicated parking spaces, although it was reported that the development would be accessible by car.

 

Cllr Bevan addressed the Committee in objection to the report. Cllr Bevan reported that the housing service objected to the scheme on the grounds that it was not a mixed development and would constitute 100% affordable housing units. It was suggested that the scheme should be mixed tenure, and that 45% should be used for Homebuy. Cllr Bevan also objected to the car free element of the scheme, as car free developments should only be in areas subject to a CPZ, which was not the case at this site, and the development would contribute to parking problems in surrounding streets. Cllr Bevan asked that use of 45% of the scheme for Homebuy be considered and that the parking restrictions be reconsidered.

 

On behalf of the applicants, Mr Kevin Goodwin and Mr Peter Smith addressed the Committee, and advised that they had addressed all of the points raised by the Planning Inspector when the case had previously gone to appeal. It was reported that the issues regarding parking had been debated at that time, and the Inspector had not raised concerns in this regard. It was reported that, although there had been difficulty in identifying a development partner for the scheme, it was still felt to be the preferable option and work was continuing in this regard. It was felt, however, that it would be unreasonable to impose a covenant restricting the transfer or lease of any private units at this time.

 

In response to questions from the Committee regarding the lack of any disabled spaces on the site, the applicants advised that they had been unable to incorporate parking due to highway safety concerns relating to the bus lane, and because satisfactory means of addressing fly-parking had not been identified.

 

The Committee requested that the applicant look at ways in which two disabled parking spaces could be provided as part of the site. The applicants confirmed that this would be possible, provided that the Council’s transport department could be flexible in considering how a gate system might be operated. The Council’s Transport Officer confirmed that they would work with the applicant to consider how this might be facilitated.

 

In response to questions from the Committee regarding possible access to the site via Collins Yard to the north and the ownership of the strip of land to the east of the site which was not included as part of the development, the applicants reported that the issue of access via Collins Yard had been considered but that it had been decided not to re-implement this access and that the area would be secured. It was confirmed that the strip of land at the rear of the site belonged to Parkhurst Infants School.

 

It was suggested that a condition be added requiring the applicants to produce a management regime to set out how issues such as noise, litter, waste, pets, parking, car-free use, management of common areas, disabled access and deliveries would be handled and requiring this document to be agreed with the Council. It was suggested that such a condition would address the concerns raised by the Committee.

 

RESOLVED

 

That, subject to the conditions set out below, including the condition for the applicants to produce a management regime setting out how issues such as noise, litter, waste, pets, parking, car-free use, management of common areas, disabled access and deliveries would be handled and for this document to be agreed with the Council, subject to a s106 Legal Agreement and with the deletion of the covenant restricting the transfer or lease of any private market housing unit to Local Authority, registered social landlord and the lease to persons claiming job seekers allowance or housing benefit, planning application reference HGY/2010/0201 be approved.

 

Conditions:

 

IMPLEMENTATION

 

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. 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.

 

MATERIALS

 

4. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings 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 sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.     

 

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity. 

 

EXTERNAL WORKS/LANDSCAPING

 

5. Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of: 

 

a.    those existing trees to be retained.

b.    those existing trees to be removed.

c.  those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be agreed with the Council's Arboriculturalist.

d.    Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area. 

 

6. Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated, a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority.   

 

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area. 

 

7. 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. 

 

GENERAL

 

8. Notwithstanding the provisions of Schedule 2, Part 1 of the Town & Country Planning General Permitted Development Order 1995, no enlargement, improvement or other alteration of any of the dwellings hereby approved in the form of development falling within Classes A to H shall be carried out without the submission of a particular planning application to the Local Planning Authority for its determination.         

 

Reason: To avoid overdevelopment of the site. 

 

9. 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.

 

10. Full details of the retail shopfronts shall be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of the development hereby approved.    

 

Reason: In order to safeguard the appearance of the shopping parade.

 

SUSTAINABILITY/ENVIRONMENTAL PERFORMANCE

 

11. Prior to the implementation of the consent hereby approved details of on-site equipment for the provision of renewable power generation for the building shall be submitted to and approved in writing by the Local Planning Authority, demonstrating a 20% reduction in predicated CO2 emission through use of renewable energy sources. Thereafter the renewable energy technology/ system shall be installed in accordance with the details approved and an independent post-installation review, or other verification process as agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building hereby approved.

 

Reason: To ensure the development incorporates on-site renewable energy generation to contribute to a reduction in the carbon dioxide emissions generated by the development, in line with national London and local planning policy.

 

SERVICING/ACCESS

 

12. That the accommodation for loading and unloading facilities be specifically submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority before the occupation of the building and commencement of the use; that accommodation to be permanently retained for the accommodation of vehicles of the occupiers, users of, or persons calling at the premises and shall not be used for any other purposes.       

 

Reason: In order to ensure that the proposed development does not prejudice the free flow of traffic or the conditions of general safety along the neighbouring highway. 

 

13. Full details of the proposed access gates, including method of operation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby approved.        

 

Reason: In order to ensure the safe movement of pedestrians on the footpath and vehicular traffic on the highway.

 

WASTE/REFUSE

 

14. 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.

 

WORKS TO No. 596 TOTTENHAM HIGH ROAD

 

15. The contractor on site shall ensure that all due care is taken to secure and protect the historic fabric of No 596, the locally listed building, from damage during the course of the works, including any sound materials or elements of structure, that may be temporarily taken down and put to one side, will afterwards re-erected as part of the repair and reinstatement works. 

 

Reason: To secure the proper repair and reinstatement of the locally listed building, No 596, and to ensure that the overall development is of a high quality standard to preserve the character and appearance of Scotland Green Conservation Area 

 

16. All new external and internal works and finishes and works of repair and making good to the retained fabric of No 596, shall match the existing adjacent work with regard to the methods used and to material, colour, texture and profile, unless shown otherwise on the drawings or other documentation hereby approved or required by any condition(s) attached to this consent. 

 

Reason: To secure the proper repair and reinstatement of the locally listed building, No 596, and to ensure that the overall development is of a high quality standard to preserve the character and appearance of Scotland Green Conservation Area 

 

17. Notwithstanding the application drawings fully annotated and dimensioned front elevation and cross section through No.596 High Road, at a scale of 1:20, illustrating all primary structural repairs to the building, all necessary repairs to architectural features and facing materials, including design details of ground floor shopfront, upper floors timber windows and their brickwork surrounds and semi circular arches, parapet wall, dormer window and natural slate roofing, and reinstated chimney stacks shall be submitted to and approved in writing by the Planning Authority prior to the commencement of work.            

 

Reason: To secure the proper repair and reinstatement of the locally listed building, No 596, and to ensure that the overall development is of a high quality standard to preserve the character and appearance of Scotland Green Conservation Area 

 

ARCHAEOLOGY

 

18. No development shall take place until the applicant has secured the implementation of a programme of archaeological works in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority.  The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority.          

 

Reason: To ensure proper archaeological investigation of the site. 

 

19. Prior to the occupation of the residential units hereby approved, a management plan setting out the arrangements for the management of:

 

•           noise

•           litter

•           waste

•           management of common external areas

•           parking

•           car free use

•           disabled access, and

•           deliveries

 

within the development be submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: to ensure the proper management of the development.

 

 

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.  Prior approval may be required from Thames Water who may be contacted on 0845 850 2777. 

 

INFORMATIVE: The development of the site is likely to damage archaeological remains.  The applicant should therefore submit detailed proposals in the form of an archaeological project design.  The design should be in accordance with the appropriate English Heritage guidelines. 

 

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: The applicant is advised that separate applications will be required for either the installation of a new shopfront or the display of any illuminated signs. 

 

INFORMATIVE: Prior to the commencement of the development hereby approved, the applicant is advised to contact the Environment Agency with regard to any potential effects to the Moselle Brook that runs along the eastern edge of the site, and to carry out any risk assessment or other investigation as required under the relevant legislation by the Environment Agency.  They may be contacted at: Environment Agency, Eastbury House, 9th Floor, 30-34 Albert Embankment, London, SE1 7TL, tel: 08708 506506, email: enquiries@environment-agency.gov.uk.   

 

 

REASONS FOR APPROVAL 

 

A previous similar proposal was refused by the Council in 2008, (HGY2007/2583 & 2584), and was dismissed on appeal in 2008.  The Inspector considered that the scheme resulted in harm to the conservation area due to  

 

i) poor design of the street elevation of Block A to Tottenham High Road and 

 

ii) the scheme being visible over the roofs of the buildings in Scotland Green.  This scheme incorporates revisions to overcome the Inspectors objections. 

 

It is considered that the principle of the uses proposed is acceptable and meets the requirements of Policies AC3'Totteham High Road Regeneration Corridor', UD6 'Mixed Use Development', HSG1 'New Housing Developments' and HSG2 'Change of Use to Residential' of the Unitary Development Plan 2006.  The density of this scheme is within the range set out in the London Plan.  The dwelling mix accords with the mix set out in SPG3a.  The scheme will provide at least 50% affordable housing as required by Policy HSG4 and the tenure mix meets the requirements set out in the Housing SPD 2008.  The scheme is now considered to meet the requirements of Policy CSV1 'Development in Conservation Areas' as the elevations to Block A have been improved and the building heights reduced throughout.

 

 

Section 106: Yes