Agenda item

Refurbishment and conversion of the Town Hall Building comprising alterations, extension and change of use from B1 (Business) and Sui Generis to a mixed use scheme incorporating: D1 (Non-Residential Institutions), A3 & A4 uses (Restaurants, Cafes and drinking establishment), D2 (Assembly and Leisure) and retaining existing B1 and Sui Generis (Theatre and performance venue) use. Alterations, extensions and change of use of Link Block and East Wing from B1 (office) to C3 dwellinghouses. Extension, alteration, refurbishment and change of use of the Broadway Annexe East Part from B1 office to A1 retail and B1 office (West part to be C3 residential). New residential development comprising 123 No. units in total (35 x 1 bed flats, 61 x 2 bed flats, 20 x 3 bed flats, 3 x 4 bed flats and 4 x 4 bed houses) and associated car parking at basement level, including residential accommodation in the existing Town hall (East Wing and Link Building), the Broadway Annexe (West Part) and Mews. Erection of sub-stations. Alterations and landscape improvements including to the Town Hall Square, and use of the square for both public events and markets / small festival uses.

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 consultation, the site and its environment, planning history and all the relevant planning factors and policies.

The Planning Officer gave a summary of the report outlining the key points and took questions from the Committee. A list of revised drawings was also provided to Committee Members. In response to a question from the Committee regarding how the application would be processed fairly, given that the Council was the applicant, the Assistant Director, Planning and Regeneration, reported that the application would be handled and assessed on the same basis as any other. It was reported in response to a question from the Committee that alternative facilities to the public toilets proposed for demolition would be provided within the Town Hall building. In response to concerns expressed by the Committee that the facilitating development might be completed and used for income generation before the works of public benefit to the Town Hall were completed, it was reported that the Section 106 agreement would be worded to ensure that this was not a possibility.

The Chair permitted three local residents to speak in objection to the scheme: Mr Ibbotson, Chair of the Conservation Area Advisory Committee, Mr Hales and Dr Toyne. Local residents raised concerns pertaining to the sustainability of the scheme, funding for the development, public transport links, the limited amount of parking proposed, landscaping and lack of consultation. Residents were supportive of the refurbishment of the Town Hall in principle, but expressed concerns regarding the scale of the development and the impact this would have on the Conservation area and local properties, particularly in respect of loss of light. It was requested that further thought be given to the design of the square and the public realm. Dr Toyne challenged the daylight surveys that had been provided to the Council.

Cllr Lyn Weber, Ward Councillor for Crouch End, addressed the Committee in support of the refurbishment of the Town Hall buildings but echoed the concerns expressed by residents and also suggested that the proposal should incorporate more sustainable technologies, protection for neighbouring tree roots, additional tree planting as screening and that contact details for the developer be displayed clearly on the site to enable local residents to contact them directly regarding any issues during construction. Cllr Weber also expressed concerns over the amount of housing that would be provided and the lack of affordable housing.

Ann Wilks, Chair of the Hornsey Town Hall Creative Trust, addressed the Committee in support of the application. Ms Wilks explained that the Trust aimed to revive the Town Hall, making it accessible to the community, and that after years of considering the options available, the Trust was satisfied that the current proposal achieved a balance of all the different requirements for the site. In respect of the anticipated shortfall in funding, Ms Wilks confirmed that the Trust was committed to raising funds to meet this shortfall. Graeme Jennings from the Trust echoed the comments of Ms Wilks, and advised that feedback had been sought from the community via a range of means and that, in general, the feedback had been supportive of the plans. Mr Jennings advised that the plans would enable the revitalisation of the Town Hall, to become a cultural hub of enormous public benefit. It was reported that the plans were a once-in-a-lifetime opportunity. The Committee was also addressed by the architect, who responded to concerns regarding overdevelopment by reporting that the density of the proposal was in line with the planning brief, and that there had been significant work to reduce the scale as far as possible. In response to concerns expressed regarding viability of the scheme, David Williamson, Project Officer, reported that the Council would not proceed with any arrangements without undertaking due diligence first. David Williamson responded to concerns about the daylight assessment and advised that the daylight report had been validated and that they were confident it was accurate. He was happy for any concerns in this regard to be dealt with by condition. He also addressed concerns over the design for the central green.

The Committee asked about the phasing of the work, and it was reported that this would be established by the framework of the section 106 agreement. It was confirmed that funding was available to enable the first phase of essential works to be carried out.

The Committee examined the plans on display in relation to the application.

The Committee asked about the landscaping around the new electricity substation, in response to which it was confirmed that this issue would be addressed under the landscaping conditions. The Committee also asked for information on car club use in the borough, in response to which it was reported that there was a very good take-up, and that each car club space took approximately 23 cars off the road. In response to a question regarding the CAAC’s recommendation that the café be relocated, it was agreed that this was an option that could be looked into further. The Committee suggested that vehicular access to the square be restricted until after 8am daily to minimise disturbance to residents and it was confirmed that this would be addressed under the event management plan.

In response to points the Committee asked to be addressed, it was confirmed that the existing conditions included root protection for neighbouring trees and tree planting to provide screening, and it was also confirmed that contact details for the developer would be available on site, under the Considerate Contractor scheme, would be included as part of the s106 agreement. It was confirmed that the design of the square in front of the Town Hall would be reviewed within the existing conditions, taking into account the representations made by local residents regarding retaining a unified space, and it was agreed that a condition would be added for a Public Realm Analysis to be undertaken. It was also agreed that conditions would be added that a review of renewable energy options would be undertaken, that the development did not commence until the developer had entered into a section 106 agreement directly with the Council and that the daylight analysis for properties on Weston Park be re-examined for accuracy, with more detailed research being carried out on those houses affected to make sure that the guidelines were not breached.

It was agreed that the position of the café be reviewed in accordance with the suggestion of the CAAC, but that this would remain a commercial decision. It was also agreed that an assessment of the impact of increasing the number of car club parking spaces be undertaken by the applicant, with an aspiration of a minimum of 5 being introduced, up to a maximum of 10, if this did not have a significant impact on viability.

RESOLVED

That, subject to the conditions set out in the report, additional conditions relating to a Public Realm Analysis of the square, a review of renewable energy options, the pre-condition for the developer to enter into a s106 agreement and the re-examination of the daylight assessment for houses on Weston Park, and a Section 106 agreement, planning application HGY/2010/0500 be approved.