Agenda item

Construction of rolling stock maintenance depot and associated works including main depot building, office and storage space; track and sidings; underframe cleaning facility and plant room; two train washers and plant rooms; waste compactors; partial rebuilding of Hornsey Station footbridge; two shunters cabins; bridge widenings over the New River and Turnpike Lane; associated works including engineering, signalling, electrification and other operational works and equipment for the railway; hard surfacing and new internal site access road; landscaping; fences; car, motorcycle and bicycle parking; construction of retaining walls; temporary construction haul bridge and use of land as a temporary construction compound.

 

RECOMMENDATION: Grant permission subject to conditions and subject to sec. 106 Legal Agreement.

The Committee considered a report on the planning application, previously circulated, which set out details of the proposal, planning designations, site and surroundings, planning history, relevant planning policy, consultation and  analysis of the application against relevant planning issues. The Planning Officer gave a presentation on the key aspects of the application, and advised that a number of objections had been received since the production of the report, from Cllr Stewart, P Monajemi, David Cameron, Scott Simpson, Robert Lyons, Paul Astwood and Nicolas Mattis, these objections expressing concerns regarding noise nuisance, the proximity of residential properties, the size and design of the development, the location and the detrimental effect of the scheme on the wellbeing and quality of life of local residents, as well as the negative impact on the proposed Heartlands development.

 

The Planning Officer reported on a number of changes to the conditions put forward in the Committee report, as requested by the applicants. These were minor changes to conditions numbered 12, 14, 15, 24, 32, 38 and 45 and also a change to condition 27 to provide clarity as to the nearest residential boundary. It was confirmed that changes would not be considered to conditions 4, 5, 25 or 37. It was also proposed that, were the application to be approved, wording be added to the recommendation regarding changes that might need to be made to the detail of the Section 106 Agreement, “for the Assistant Director of Planning and Regeneration in conjunction with the Head of Legal Services and in consultation with the Chair of the Planning Sub Committee to finalise the detail of the Section 106 and make such minor changes that become necessary during the negotiation of the agreement”. It was clarified that this would only apply to minor changes, and that any significant proposed alterations would need to come back before the Committee for consideration.

 

The Planning Officer clarified the nature of the Article 4 Direction in response to a question from the Committee. The Committee also asked about the report  undertaken by the independent consultant on site selection, in response to which it was confirmed that an independent consultant with expertise in railway systems had been appointed on behalf of the Council to assess the situation; this report was available on the website, but did not form part of the officer report. It was confirmed that the purpose of the consultant’s report was to assess whether the site selection process had been reasonable, and that it was for the Committee to decide whether the planning application was acceptable in planning terms on its own merits.

 

The Committee asked about how the application complemented the UDP, particularly in relation to the proposed Haringey Heartlands development, and also raised concerns regarding how graffiti would be dealt with and whether the issue of screening on land belonging to third parties, such as Thames Water, had been explored. In response, it was reported that there was no conflict with the Haringey Heartlands planning framework, as the site was included in the Haringey planning framework as operational development and this was clear to any developer. It was agreed that the issue regarding graffiti was a valid point and could be included as a condition, were the application to be granted. With regards to planting, it was reported that planting was proposed for the east and west ends of the site and negotiations were taking place with owners of adjacent land regarding screening issues.

 

The Committee asked why the Section 106 did not include contributions to make Hornsey station DDA compliant, in response to which it was reported that the Section 106 as proposed was felt to be reasonable, and that the scheme as proposed did not necessitate mitigation in respect of access at Hornsey station. In response to a question regarding the employment figures set out in the report, it was clarified that the number of posts at the depot had reduced as a result of the reduction in the size of the scheme, but that the Section 106 contributions included provision for training schemes in the local area. The Committee asked whether it would be possible to condition that the majority of jobs at the site should be taken by Haringey residents, in response to which it was confirmed that due to the nature of the posts it might not be possible for a majority to be guaranteed for borough residents, however a local employment agreement could be applied to ensure that all posts were advertised within the borough first, and there was a Section 106 contribution for local training, as mentioned previously. The Committee asked about how construction noise would be controlled, in response to which it was confirmed that a condition of any permission would be that the developer abide by good guidance regarding construction noise.

 

The Committee asked whether there were any safeguards against there being an increase in activity at the site from that set out in the report. It was reported that, were activity to intensify significantly, this would trigger a further planning application, however the Committee had to reach a decision on the basis of the anticipated site usage as reported.

 

Cllr Robert Gorrie, Councillor for Hornsey Ward, addressed the Committee in objection to the application. Cllr Gorrie disagreed with the statement made at page 3 of the report that “… the harm caused by proposed development is considered to be outweighed by the public benefits delivered…” and stated that Haringey would see little benefit from the development. Whilst supportive of the Thameslink upgrade, Cllr Gorrie noted that the independent consultant’s report demonstrated that there were a number of alternative sites for the depot, and stated that Coronation Sidings was not the appropriate site. It was noted that removal of the existing train wash was not proposed as part of the scheme, and that the application would restrict development at the Haringey Heartlands site. Whilst the width of the proposed train shed was reduced from the original plans, the length remained the same, and the height was considerable at 11m. Residents were particularly concerned about noise from activity at the depot, especially at particularly sensitive times throughout the night. Cllr Gorrie urged the Planning Sub Committee to reject the application.

 

Cllr James Stewart, Councillor for Noel Park Ward, addressed the Committee in objection to the application on behalf of local residents. It was felt that the size, scale, design and activity at the depot was inappropriate for the area. Visually, the development would be detrimental, and as a 24-hour facility the noise generated would negatively impact local residents. Concern was raised that this application was not being considered in conjunction with the Haringey Heartlands development, both in terms of final outcomes, and the impact of the respective construction schedules. The Committee was asked to take in account the views of local residents and the Council’s aspirations for the Heartlands site.

 

Cllr Reid declared for the record that he was acquainted with one of the local residents who had registered to speak in objection to the application (although the resident in question later withdrew their registration to address the Committee).

 

Laura Leak, Chair of the New River Village Residents’ Association, and Colin Marr, Chair of the Alexandra Palace Conservation Area Advisory Committee, addressed the Committee in objection to the application. Mr Marr advised that, as an 11m high structure on top of a 9m embankment, the development would negatively impact on the views from Alexandra Palace. Mr Marr also commented on the independent consultant’s findings that alternative sites were available, and urged the Committee to reject this application, and encourage National Rail to use one of the other alternative sites. Ms Leak spoke on behalf of the residents of New River Village, and advised that the Haringey Heartlands development was central to the Core Strategy, and that such a depot as proposed did not belong in such a densely residential area. It was reported that the proposed use was significantly different from the existing use – 24-hour use was proposed, the site was industrial in design and was out of keeping in a residential area. It was reported that the application was contrary to a number of Council policies and would have an adverse impact on the area. Regarding benefits to the borough, it was reported that only 30% of the employees would be required to come from the impact zone, which could mean that as few as 6 jobs were available for Haringey residents. It was also reported that there was negligible benefit to Haringey businesses. Concern was also expressed that only 0.8% of the total budget had been allocated to Section 106 contributions. The borough would see all of the negative impacts of the development, but none of the benefits and the Committee was urged to reject the application.

 

In response to a question from the Committee, Ms Leak explained the method by which she had calculated the worst-case number of jobs that would be created, and advised that the number of jobs available would be spread across the 5 boroughs that made up the wider impact zone. As a key element of the Core Strategy, Ms Leak advised that the Haringey Heartlands development was more important than a rail depot.

 

John Stanford, trade union official, addressed the Committee in support of the application, and advised that the development would bring 130 jobs, which were vital to the local community. The jobs created would span the whole range of grades, in an area with significant unemployment, and would enhance the local area and businesses. Mr Stanford reported that many of his Members lived in the borough, and supported the proposal. It was important for the borough to increase the number of local jobs. The Committee was urged to consider the application within this bigger picture.

 

Simon Blanchflower and James Lough addressed the Committee on behalf of the applicants for the scheme. The applicants stated that the railway had been a key part of the Hornsey area for 150 years and was a significant benefit for the local area. The depot was proposed for existing operational land, and would create a better service from Finsbury Park, with a new generation of trains, and would increase capacity. The applicants acknowledged that the original proposal in 2009 was not well-received, as a result of which they had revisited the scheme from the beginning, taking into account all the consultation responses received. Issues regarding noise and other impacts were addressed in the report, but it was felt that all of these issues could be managed in an acceptable way, for example a condition had been agreed that any noise at the site must be below background level and there were other conditions applied and Section 106 contributions set out in the report to address those issues that it was not possible to mitigate entirely. It was reported that it was only possible at this stage to provide an indicative lighting report, but it was confirmed that there would be no light spillage onto the West side of the track. The applicants wanted to maximise the number of jobs at the site, particularly for the local community, and were happy to support the Haringey Guarantee and to make a Section 106 contribution to support apprenticeships. It was felt that the scheme was well-designed, had come about as a result of many meetings with local residents and officers, and had addressed all the issues raised as far as possible, whilst keeping the site operational.

 

The Committee asked how many apprenticeships might be offered on the site, and the applicants advised that there would be two types of apprenticeships available, and these would number around 4 posts in construction and 2 posts in operational work at the depot. This would be in addition to the other employment measures proposed. In response to a question from the Committee regarding the height of the depot, it was reported that this was an operational necessity to accommodate work to lift trains and to meet safe working distance requirements.

 

The Committee asked what safeguards could be put in place to ensure that there was no significant increase in train movements at the site in future, in response to which it was reported that the scheme proposed had no additional capacity built in, and it would therefore not be physically possible to accommodate increased train movements. In response to a question regarding environmental improvements and how these would be maintained, the applicants advised that a number of measures were imposed and that there would be no tolerance of issues such as graffiti and that action to address such issues would be enshrined in service-level agreements. With regarding to soft landscaping and issues such as dumping and how the applicants could ensure that the surrounding environment was protected, it was reported that, due to the elevated nature of much of the site, dumping should be less of an issue, and it was hoped that an arrangement would be reached with the developers for Clarendon Square for them to take on such maintenance issues and given them an obligation to remove any fly-tipping that occurred. It was reported that Network Rail took issues such as fly-tipping very seriously and would respond swiftly to any occurrences reported.

 

In response to a question from the Committee regarding the selection of Hornsey as a site, it was reported that there was need for depots both north and south of the river, and that the Hornsey site was the only one to offer the length needed to accommodate 12-car trains. The Committee asked about the costings for the alternative sites considered, and why these did not form part of the report, in response to which it was reported that the costings were not relevant, as they were not the determining factor regarding the site. The Committee asked the applicants about the Section 106 contributions, and why these did not cover accessibility at Hornsey station, in response to which it was reported that some upgrades to Hornsey station were included as part of the Section 106, but that making the station fully accessible was a difficult project due to the station’s layout, and was an issue being considered under the Government’s Access for All programme. It was felt that such measures were not related to this particular application, which was specifically for the depot. It was confirmed that the applicants had not sought specific legal advice regarding this point, in response to a question from the Committee, and the Council’s Legal Officer clarified the Section 106 planning obligation tests, as set out in paragraph 6.19.2.

 

The Committee asked the applicants what the benefits of the scheme would be for Hornsey residents, in response to which it was reported that the scheme would provide additional capacity for passengers getting on trains at stations within Haringey, as a result of more people using the Thameslink trains instead. Regarding the existing train wash which was not being removed, it was confirmed that this was to meet the operational needs of  different train operator.

 

The Committee examined the plans and asked further questions of officers. In response to a question regarding whether the Section 106 element regarding employment benefits could be worded so as to be specific to Haringey, rather than North London more generally, it was confirmed that this was possible and that wording of the Section 106 Agreement would be amended accordingly. With regards to the issue of landscaping on land owned by third parties to mitigate the impact of the scheme, it was confirmed that this was addressed in the Section 106 Agreement, which was the appropriate place for it. It was confirmed that as a fallback position within the Section 106, if it was not possible to reach agreement with third party land-owners on this issue, Network Rail would contribute the equivalent sum to the Council, for them to undertake appropriate landscaping improvements, in consultation with local residents, to mitigate the impact of the scheme.

 

Marc Dorfman, Assistant Director, Planning and Regeneration, addressed the Committee summarising the key issues covered as being:

• Site selection – it  was officers’ decision that this had been determined of a reasonable basis.
• Regeneration and Haringey Heartlands – it was felt that the development would not have an undue impact and would support the regeneration of the area. No objection had been received from the applicants associated with Clarendon Square, and it was clear from the outset that this land was operational in nature.
• Design – views had been considered from Alexandra Palace and the Conservation Area, and it was clear that the development would not break the horizon within the Conservation Area. The height was less than that of the existing nearby gas-holders.
• Lighting – had been analysed and no light pollution had been identified, other than that affecting some gardens at the west end of Wightman Road. The Council was minded to further consider this issue to increase the protection for those Wightman Road gardens.
• Noise – this would be reduced as trains moved from diesel to electric.
• Screening – in the event an agreement could not be reached with third parties,  a fallback position existed as outlined previously.
• Section 106 – the Agreement proposed is felt by officers to be fair and appropriate.

 

It was suggested that, in addition to the minor amendments to the wording of conditions as set out by the Planning Officer at the start of the item, additional conditions be added in respect of:

 

·        Scheme expansion – a condition be added to ensure that further planning permission was required if there were to be further intensification of use at the site.

·        Monitoring – a condition be added that monitoring be undertaken to ensure that environmental impacts were being addressed.

·        Construction – a condition be added to ensure that the applicant abided by the Considerate Contractor guidelines.

·        Graffiti and fly-tipping – the Assistant Director, Planning and Regeneration, is to negotiate a condition with the applicant that any fly-tipping or graffiti be removed within an agreed period. If a sufficiently short period cannot be agreed, this issue to be brought back before Committee for resolution.

 

The Chair moved the recommendations, with the additional conditions regarding scheme expansion, monitoring, construction, graffiti and fly-tipping as set out above, and the minor amendments to the wording of the conditions and the variation of the wording of the Section 106 Agreement to make the contributions relating to employment more specific to Haringey and, on a vote of 6 in favour and 3 against, it was:

 

RESOLVED

 

1.       That planning permission be granted in accordance with planning application reference HGY/2011/0612 subject to a pre-condition that the applicant shall first have entered into an agreement or agreements with the London Borough of Haringey (under Section 106 of the Town and Country Planning Act (as amended) 1990) in order to secure the Heads of Terms in Appendix 5 of the report, covering the following general items:

·        Sustainability

·        Transport and access improvements

·        Environmental improvements

·        Employment skills training, local labour and apprenticeships

·        Reinstatement and maintenance of landscaping and open space

·        Site management

·        Area planning and improvements

 

Monitoring

 

To ensure that the s106 obligations are honoured in a full and timely manner, implementation of the s106 obligations will be subject to regular monitoring and target dates will be set where appropriate.

 

For the Assistant Director of Planning and Regeneration in conjunction with the Head of Legal Services and in consultation with the Chair of the Planning Sub Committee to finalise the detail of the Section 106 and make such minor changes that become necessary during the negotiation of the agreement

 

2.       Grant permission, subject to conditions and subject to section 106 Legal Agreement in accordance with the approved plans and documentation as follows:

 

DOCUMENTS
Title	Document Reference
Planning Statement	REP-PL-HOR-001A
Design and Access Statement	REP-PL-HOR-002A
Environmental Statement Appendix 5.1 – Transport Assessment	REP-PL-HOR-003A
Travel Plan	REP-PL-HOR-004A
Environmental Statement Vol 1: Main Report	REP-PL-HOR-005A
Environmental Statement Vol 3: Technical Appendices Part 2 – Flood Risk Assessment	REP-PL-HOR-006A
External Lighting Strategy	REP-PL-HOR-007A
Energy Statement	REP-PL-HOR-008A
Environmental Statement Vol 4: Non Technical Summary	REP-PL-HOR-009A
Environmental Statement Vol 2: Technical Appendices	REP-PL-HOR-010A
Sustainability Statement	REP-PL-HOR-011A
Assessment of Visual Effects on Views from One Additional Viewpoint (Reissue Aug 11)	REP-PL-HOR-012A
Additional Lighting Details (Reissue Aug 11)	REP-PL-HOR-013A
Environmental Statement Volume 3: Appendices Part 2 – Appendix 13.1 FRA	REP/143/1/0_A3May 2011

 

 

PLANS
Plan Number	Rev.	Plan Title
HOR-GX-200	04	Hornsey Location Plan
HOR-GX-201	07	Hornsey Site Plan
HOR-GX-202	05	Hornsey Revised Scheme Principle Changes
HOR-CB-001	05	Hornsey Depot Retaining Walls General Arrangements
HOR-CB-101	05	Hornsey Station Footbridge Existing Layout
HOR-CB-102	05	Hornsey Station Footbridge Proposed Layout
HOR-CB-201	04	New River Under Bridge Proposed Widening
HOR-CB-301	05	Turnpike Lane Under Bridge Proposed Widening
HOR-PL-004	03	Hornsey Main Depot Building Ground Level Plan
HOR-PL-005	03	Hornsey Main Depot Building First Level Plan
HOR-PL-012	00	Hornsey UFC Facility; Plan, Elevations & Sections
HOR-PL-013	00	Hornsey Train Wash Facility: Plan, Elevations & Sections
HOR-SE-007	03	Hornsey Sections BB, CC
HOR-SE-008	03	Hornsey Roof Plan, Section AA, Elevation E
HOR-SE-009	03	Hornsey Elevations N, S, E
HOR-CH-210	05	Hornsey Fire Tender: Track Runs Around Main Depot
HOR-CH-211	05	Hornsey Max Legal Articulated Vehicle: Track Runs
HOR-CH-212	05	Hornsey Skip & Large Refuse Vehicle: Track Runs Main Depot
HOR-CH-216	01	Max Articulated Lorry Track Runs for Existing Road
HOR-CX-001	05	Hornsey Demolition/Diversion Requirements
HOR-CX-200	05	Hornsey Proposed Fencing
HOR-LA-001	02	Hornsey Landscape Plan 1/3
HOR-LA-002	02	Hornsey Landscape Plan 2/3
HOR-LA-003	01	Hornsey Landscape Plan 3/3
HOR-CU-210	04	Hornsey Depot External Lighting Strategy
HOR-CR-210	03	Standard Details Sheet 1 of 2
HOR-CR-211	01	Standard Details Sheet 2 of 2
HOR-CE-001	06	Hornsey Detailed Cross Sections: Sections A-A, B-A, C-C
HOR-CE-002	06	Hornsey Detailed Cross Sections: Sections D-D, E-E and F-F
HOR-CE-003	05	Hornsey Detailed Cross Sections: Sections G-G, H-H and I-I
HOR-CE-004	06	Hornsey Detailed Cross Section Location Plan
HOR-GX-003	04	Photo Survey – Structures
HOR-GX-004	04	Photo Survey – Utilities/Drainage
HOR-GX-005	04	Photo Survey – Rail
HOR-GX-006	04	Photo Survey – Geo-Technics
HOR-GX-007	04	Photo Survey – Transport
CB-HOR-SK-001	01	Temporary Vehicle Access Bridge to Contractor Compound
HOR-E-001– 008	01	External Lighting / Layout Drawings
HOR-E-101– 108	01	Lux Level Plans

 

Subject to the following conditions:

 

COMMENCEMENT OF  DEVELOPMENT

 

1.         The development to which this permission relates must be commenced 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 Section 91 of the Town and Country Planning Act 1990 and the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

DEVELOPMENT IN ACCORDANCE WITH APPROVED PLANS

 

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.

 

DETAILS OF MATERIALS

 

3.         Notwithstanding the description of the materials in the application, no construction shall be commenced until precise details and samples of the facing materials and roofing materials to be used for the external construction of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority.

 

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.

 

CONTROL OF EXTERNAL NOISE

 

4.         The design and installation of new items of fixed plant shall be such that, when in operation, the cumulative noise level LAeq Tr arising from the proposed plant, measured or predicted at 1m from the facade of the nearest noise sensitive premises (as well as the western building boundary of Blocks 1, 2 and 7 as detailed within the Clarendon Square Planning Application Ref: HGY/2009/0503), shall be a rating level of at least 5dB(A) below the background noise level LAF90 Tbg. The measurement and/or prediction of the noise should be carried out in accordance with the methodology contained within BS 4142: 1997. A noise report shall be produced by a competent person(s) to demonstrate compliance with the above criteria, and shall be submitted to and approved by the local planning authority.

 

Reason: In order to protect the amenity of nearby residential occupiers.

 

NOISE CONTROL

 

5.         The development shall not be brought into use until a report has been submitted to and approved by the Council that demonstrates that the operational noise from all moving sources on the depot shall not exceed the levels in the table below at specific receptors around the site.

 

Receptor	Daytime dBLAeq, 0600-0000	Night-time dBLAeq, 0000-0600
1 to 25 Fyfe,  Chadwell Lane	56	54
120 Turnpike Lane	64	56
165 Wightman Road	55	48
329 Wightman Road	55	48
WestpointApartments	58	50
Western Boundary Edge of Blocks 1, 2,and 7 of the proposedClarendon SquareDevelopment(HGY/2009/0503)	56	54

 

Reason: To ensure that the development does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

LIGHTING PLAN

 

6.                  Notwithstanding the details of lighting referred to in the submitted External Lighting Strategy (Document Ref: REP-PL-HOR-007A) and Additional Lighting Details (Document Ref: REP-PL-HOR-013A), a detailed Lighting Plan, including light scatter diagrams and full details of measures to minimise light pollution to adjoining residential properties, will be submitted to and approved in writing by the Local Planning Authority before the development is brought into use. The external lighting shall be installed in accordance with the approved details and thereby retained as such unless a variation is subsequently submitted to and approved in writing by the Local Planning Authority. The Lighting Plan shall be produced by a competent person(s) and specify: a) the lamps, luminaries and columns; b) design, height and angle/positioning of lamps; c) screening, vegetation to contain light spill d) future maintenance and post-installation checks to ensure compliance; e) modelling of the light levels and light spill upon nearby receptors. 

 

Reason: To safeguard the amenities of the occupiers of adjoining properties.

 

DEPOT SHADING SYSTEM

 

7.         The development shall not be brought into use until details of the internal shading system proposed to control external light glare from the maintenance depot building have been submitted to and approved in writing by the Local Planning Authority. The shading control system shall be installed in accordance with the approved details and thereby operated and maintained as such unless a variation is subsequently submitted to and approved in writing by the Local Planning Authority. 

 

Reason: To safeguard the amenities of the occupiers of adjoining properties.

 

LANDSCAPING – LANDSCAPING SCHEME

 

8.         Notwithstanding the details of landscaping referred to in the application and shown on drawings HOR-LA-001, HOR-LA-002 and HOR-LA-003, the development shall not be brought into use until there has been submitted to and approved in writing by the Local Planning Authority a scheme for landscaping, which shall include a) those existing trees to be retained; b) those existing trees to be removed; c) those new trees and shrubs to be planted together with a schedule of species d) hard surfacing, means of enclosure and any acoustic fencing required.

 

Reason: To enhance the appearance of the development and in the interest of safeguarding the amenities of residents in the area.

 

LANDSCAPING – IMPLEMENTATION/MAINTENANCE

 

9.                  All landscaping and ecological enhancement works, including planting, seeding or turfing comprised in the approved scheme of landscaping shall be completed no later than the first planting and seeding seasons following the occupation of the building or the completion of the development, whichever is the sooner. Any trees or plants which within a period of FIVE years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority. All hard landscaping and means of enclosure shall be completed before the development is occupied.

 

Reason: To enhance the appearance of the development in the interest of the visual amenities of the area.

 

LANDSCAPING – PROTECTION OF EXISTING TREES 

 

10.       No development shall commence until an Arboricultural method statement, including a tree protection plan, has been prepared in accordance with BS5837:2005 Trees in Relation to Construction”, and approved by the Local Planning Authority. A pre-commencement site meeting must be specified and attended by all interested parties, (Site manager, Consultant Arboriculturalist, Council Arboriculturalist and Contractors) to confirm all the protection measures to be installed for trees. Robust protective fencing / ground protection must be installed prior to commencement of construction activities on site and retained until completion. It must be designed and installed as recommended in the method statement. The protective fencing must be inspected by the Council Arboriculturalist, prior to any works commencing on site and remain in place until works are complete.

 

Reason: To protect the trees which are to be retained and in the interest of the visual amenities of the area.

 

JAPANESE KNOTWEED

 

11.    Prior to the commencement of development, a detailed method statement for the removal or long-term management/eradication of Japanese knotweed on the site shall be submitted to and approved in writing by the local planning authority. The method statement shall include proposed measures to prevent the spread of Japanese knotweed during any operations such as mowing, trimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant covered under the Wildlife and Countryside Act 1981. Development shall proceed in accordance with the approved method statement. Please note that if any of the Japanese knotweed plants are close to water, including watercourses, ditches or standing water, then Environment Agency consent is required if it is to be treated with a herbicide. 

 

Reason: In order to ensure the eradication of Japanese Knotweed which is an invasive plant and the spread of which is prohibited under the Wildlife and Countryside Act 1981.

 

BOUNDARY TREATMENT

 

12.             Notwithstanding the details contained within the plans hereby approved, full details of boundary treatments, including fencing and gates, to the entire site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.

 

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

 

RETAINING STRUCTURES

 

13.       Before any construction work commences, details of the retaining structures shown on drawing HOR-CB-001, including materials to be used, shall be submitted to and approved in writing by the Local Planning Authority. The works shall then be carried out in accordance with the approved details.

 

Reason: To ensure the external appearance of the retaining structures is not detrimental to the character of the locality.

 

ECOLOGICAL MANAGEMENT

 

14.       Prior to the commencement of the demolition and construction an updated bat survey and invertebrate survey shall be undertaken and submitted to and approved in writing by the local planning authority. The development hereby approved shall not commence until full details of a site wide Ecology Management Strategy has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure that the proposed development maximises the ecological potential of the site

 

POLLUTION PREVENTION

 

15.       The development hereby approved shall not commence until full details of a site wide Pollution Prevention Strategy has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure that the proposed development prevents pollution of the environment.

 

CONTAMINATED LAND – REMEDIATION STRATEGY

 

16. The development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Local Planning Authority:

 

                        (a)       A desk top study documenting all the previous and existing land uses of the site and adjacent land, potential contaminants that might be expected, given those uses, and other relevant information in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2001 - Investigation of Potentially Contaminated Sites - Code of Practice. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced. The desktop study and Conceptual Model shall be submitted to and approved by the Local Planning Authority.

 

(b)       A site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk top study and conceptual model, in accordance with BS10175:2001; and, unless otherwise agreed in writing by the Local Planning Authority,

 

(c)        A detailed scheme for undertaking the remedial works and measures to be undertaken to avoid risk from contaminants and/or gases when the site is developed and proposals for future maintenance and monitoring.  Such scheme shall include the nomination of a competent person to oversee the implementation of the works and a process for monitoring the works and reporting any variations from the agreed scheme.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

CONTAMINATED LAND – VERIFICATION REPORT

 

17.       The development hereby permitted shall not be occupied or brought into use until there has been submitted to the Local Planning Authority verification by a competent person. Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise: (a) as built drawings of the implemented scheme; (b) photographs of the remediation works in progress; and (c) certificates demonstrating that imported and/or material left in situ is free from contamination. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under Condition 16.

 

Reason: To safeguard the health of future residents or occupiers of the site.

 

USE OF CLEAN UNCONTAMINATED MATERIAL

 

18.             No soils or infill materials shall be imported onto the site until it has been satisfactorily demonstrated that they present no risk to human health, planning and the environment. Documentary evidence to confirm the origin of all imported soils and infill materials, supported by appropriate chemical analysis, test results, shall be submitted to and approved by the Local Planning Authority prior to that import. The import on site of material classified as ‘waste; is only acceptable with the prior written approval of the Local Planning Authority.

 

Reason: To ensure that no contaminated land is brought on site.

 

METHOD OF PILING

 

19.       The development hereby approved shall not commence until the method of piling foundations for the development has been submitted to and approved in writing by the Local Planning Authority prior to any development commencing. Piling or any other foundation designs using penetrative methods shall not be permitted except for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

Reason: To prevent the contamination of the underlying aquifer.

 

ARCHAEOLOGICAL WATCHING BRIEF

 

20.       No development shall take place within the application site until the applicant has secured the implementation of an archaeological watching brief and a programme for the recording of built heritage structures, in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure that archaeological remains on the site shall be adequately investigated and recorded during the course of the development and the findings of such investigation and recording reported 

 

WASTE MANAGMENT

 

21.       A detailed scheme for the provision of refuse, waste storage and recycling within the site, including location, design, screening, and operation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme shall be carried out in strict accordance with the approved details.

 

Reason: To ensure good design, to safeguard the amenity of the area and ensure that the development is sustainable and has adequate facilities.

 

STORAGE OF OILS, FUELS AND CHEMICALS

 

22.       Any facilities above ground for the storage of oils, fuels or chemicals shall be sited on an impervious base and surrounded by impervious walls. The volume of the bunded compound shall be at least equivalent to the capacity of the tank plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work must be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets must be detailed to discharge into the bund. All works and facilities as referred to above shall be constructed and completed in accordance with plans submitted to and approved in writing by the Local Planning Authority. 

                         

                        Reason: To prevent pollution of the water environment.

 

HOARDINGS

 

23.       Prior to the commencement of development full details of a scheme for the provision of hoardings to be erected around the site from the commencement of works and to be retained during the construction period including details of design, height, materials and lighting shall be submitted to and approved in writing by the Local Planning Authority  The development shall be carried out only in accordance with the scheme as approved unless otherwise agreed in writing by the local planning authority.

 

Reason: In order to have regard to the visual amenity of the locality and the amenity of local residents, businesses and visitors during construction works.

 

CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

 

24.    The development hereby approved shall not commence until a Construction Environmental Management Plan, including Site Waste Management Plan and a Site Management Plan, has been submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include but not be limited to the following: a) Public Safety, Amenity and Site Security; b) Operating Hours, Noise and Vibration Controls; c) Air and Dust Management; d) Storm water and Sediment Control and e) Waste and Materials Re-use. The Site Waste Management Plan will demonstrate compliance with an appropriate Demolition Protocol. The development shall be carried out in accordance with the approved details.

 

Reason: In order to have regard to the amenities of local residents, businesses, visitors and construction sites in the area during construction works.

 

CONSTRUCTION DUST MITIGATION 

 

25.       No development shall commence until the appropriate mitigation measures to minimise dust and emissions are incorporated into the site specific Construction Management Plan based on the Mayor’s Best Practice Guidance (The control of dust and emissions from construction and demolition).  This should include an inventory and timetable of dust generating activities, emission control methods and where appropriate air quality monitoring). This must be submitted to and approved in writing by the LPA prior to any works being carried out on the site. Additionally the site or Contractor Company must be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA prior to any works being carried out on the site. 

 

Reason: To protect the environment and amenities of the locality.

 

CONSTRUCTION PHASE TRAFFIC MANAGEMENT PLAN

 

26.       The development hereby permitted shall not be commenced until a Construction Phase Traffic Management Plan (incorporating Travel Plan), including a construction logistics plan and a construction vehicle routing plan, have been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved details shall be implemented at all times during the construction of the development, to the satisfaction of the Local Planning Authority. 

 

Reason: In the interest of residential amenity and highway safety and to promote sustainable transport.

 

CONSTRUCTION HOURS

 

27.       Operations in relation to construction for which noise is greater than 50dBLAeq, 1hour at the nearest residential boundary shall be restricted to the hours of 0800 and 1800 on Mondays to Fridays and between 0800 and 1300 on Saturdays and at no time on Sundays or Statutory holidays without the prior written approval of the Local Planning Authority under Section 61 of the Control of Pollution Act 1974.

The following enabling activities may be required to take place within a period one hour before and one hour after normal working hours:

•           Arrival and departure of workforce on site;

•           Deliveries and unloading;

•           Check and examinations of plant and machinery (including test running) and the carrying out of essential repairs / maintenance to plant and machinery;

•           Site inspections and safety checks; and

•           Site clean-up

 

Reason: To ensure that the development does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

CONSTRUCTION – ON-SITE CONTACT

 

28.       At the time of the commencement of works, an on site contact shall be provided on a 24hour per day basis for residents to report any disturbances or issues arising from the construction of the site.

 

Reason: To ensure that any disruption to neighbouring residents can be reported immediately.

 

CONSTRUCTION BRIDGE

 

29. The proposed temporary vehicle access bridge, as shown on approved drawing CB-HOR-SK-001, shall be removed prior to the completion of the development. The access bridge shall only be used in connection with the construction and commissioning of the development.

 

Reason: To ensure the long term planning of the locality is not prejudiced.

 

TEMPORARY PEDESTRIAN ACCESS 

 

30.       Details of the temporary measures to provide pedestrian access between Hampden Road, Tottenham Lane, and Hornsey Rail Station shall be submitted to and agreed in writing by the Local Planning Authority prior to the closure of the existing pedestrian footbridge for construction purposes. These temporary measures shall remain in place until the extended pedestrian footbridge is made available for public use.

 

Reason: To ensure pedestrian safety and access.

 

CCTV AND SECURITY LIGHTING

 

31.       Prior to occupation of the development a scheme showing full details for the following shall be submitted to and approved in writing by the Local Planning Authority.

a) CCTV;
b) Security lighting

Reason: In order to ensure that the proposed development achieves the safer places attributes as detailed by Planning Policy Statement 1: Safer Places: The Planning System & Crime Prevention and to prevent crime and create safer, sustainable communities and in order to ensure the location of CCTV protects the privacy of neighbouring residential properties.

 

SIGNAGE

 

32.       Prior to occupation of the development, precise details of any signage proposed as part of the development shall be submitted to and approved in writing by the local planning authority.

 

Reason: To achieve good design throughout the development and to protect the visual amenity of the locality.

 

BREEAM – DESIGN STAGE ASSESSMENT

 

33.       The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Notwithstanding the BREEAM pre-assessment referred to in the submitted Sustainability Statement (Document Ref: REP-PL-HOR-011A), a BREEAM design stage assessment will be submitted to the Local Planning Authority prior to the commencement of construction. The BREEAM design stage assessment will be carried out by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

BREEAM CERTIFICATE

 

34. The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Within three months of the occupation of the completed development, a copy of the Post Construction Completion Certificate for the relevant building verifying that the “Very Good” BREEAM rating has been achieved shall be submitted to the Local Planning Authority. The Certificate shall be completed by a licensed assessor. 

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

TRANSPORTATION - ELECTRIC VEHICLE CHARGING POINTS

 

35.       Prior to occupation of the development, an electric vehicle charging point shall be provided within the car parking area.

 

Reason: To encourage the use of sustainable modes of transport.

 

TRANSPORTATION - DELIVERY AND SERVICING PLAN

 

36.       Prior to the commencement of the development a Delivery & Servicing Plan (DSP) should be submitted for the approval of the LPA. It is also recommended that the DSP explore the use of rail as an option for minimising the use of HGV’s for servicing the site.

 

Reason: In order to minimise and confine delivery and servicing traffic to permitted routes so as not to prejudice the free flow of traffic or pose any potential highway and safety hazards for all other road users.

 

TRANSPORTATION - CONSTRUCTION LOGISTICS PLAN

 

37.       Prior to the commencement of the development a Construction Logistics Plan (CLP) should be submitted for the approval of the LPA.  It is also recommended that the transportation of construction materials by rail should be explored. This is to minimise the level of construction vehicle trips to/ from the site; hence reduce highway and traffic impact to the local highway network.

 

Reason: In order to confine construction traffic to permitted routes so as not to prejudice the free flow of traffic or pose any potential highway and safety hazards for all other road users.

 

TRAVEL PLAN

 

38.       Prior to occupation of the development, a Travel Plan in compliance with Transport for London Guidance shall be submitted to and approved by the Local Planning Authority.

 

Reason: In order to encourage the use of sustainable modes of transport for journeys to/from the site.

 

ENVIRONMENT AGENCY – FLOOD RISK ASSESSMENT 

 

39.             The development hereby approved shall only be carried out in accordance with the approved Flood Risk Assessment (FRA), REP 143-10_A1, REP-143-10_A3, May 2011 and the following mitigation measures detailed within the FRA:

 

•           limiting the surface water run-off generated by the 1 in 100 chance in any year critical storm event, taking the effects of climate change into account, to green field run-off rates to minimise the risk of flooding off-site;

•           provision of on site storage to attenuate all storm events up to and including the 1 in 100 chance in any year event, taking the effects of climate change into account;

 

Reason: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site.

 

ENVIRONMENT AGENCY - SURFACE WATER DRAINAGE

 

40.             The development hereby approved shall not commence until a scheme for the provision of Surface Water Drainage works for the site, based on sustainable drainage principles, and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented in accordance with the approved details. The drainage works shall be completed in accordance with an agreed timetable.

 

Reason: To prevent increased risk of flooding & to prevent pollution of controlled waters by ensuring provision of satisfactory means of surface water disposal.

 

ENVIRONMENT AGENCY – INFILTRATION OF SURFACE WATER DRAINAGE

 

41.       No infiltration of surface water drainage into the ground shall be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details. Permeable paving is proposed for part of the site. This would need to be a sealed system which passes through the appropriate interceptors prior to discharging through the drainage system.

 

Reason: In order to prevent the infiltration of surface water to ground which could provide a potential pathway for contamination to migrate off-site. 

 

ENVIRONMENT AGENCY – SUSPENDED SOLIDS

 

42.       The development hereby permitted shall not be commenced until such time as a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the local

planning authority. The scheme shall be implemented as approved.

 

Reason: To prevent pollution to watercourse and improve water quality

 

ENVIRONMENT AGENCY – DISPOSAL OF FOUL AND SURFACE WATER

 

43.       The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved.

 

Reason: To protect controlled waters. All cleaning and washing operations should be carried out in designated areas isolated from the surface water system and draining to the foul sewer (with the approval of the sewerage undertaker).

 

THAMES WATER – IMPACT PILING

 

44.       No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement. 

 

Reason: The proposed works will be in close proximity to underground water and sewerage utility infrastructure. Piling has the potential to impact on local underground water and sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement. Thames Water would advise that with regard to sewerage infrastructure we would not have any objection to the above planning application.

 

MOTOR CYCLE PARKING

 

45.       Prior to the commencement of the development a scheme for the provision of motorcycle parking to be submitted and approved in writing by the Local Planning Authority prior to the occupation of the scheme.

 

Reason: To ensure a range of parking options are provided within the scheme.

 

LONDON FIRE BRIGADE – FIRE HYDRANTS

 

46. The applicant shall install 5 Private Fire Hydrants in the positions indicated by the red X’s on the plans enclosed in the LFB response. The hydrants should be number P43436, P39357, P44234, P39341 and P39785 respectively.

 

Reason: In order to comply with the London Fire Brigade requirements.

 

INFORMATIVE - ENVIRONMENT AGENCY – CONTAMINATED SOILS

The treatment and disposal of contaminated soils and groundwater is regulated by waste legislation and requires an Environmental Permit. Excavated materials that are recovered via a treatment operation can be re-used on-site under the CL:AIRE Definition of Waste: Development Industry Code of Practice. This voluntary Code of Practice provides a framework for determining whether or not excavated material arising from site during remediation and/or land development works are waste. The applicant should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the permitting status of any proposed on site operations are clear. If in doubt, the applicant should contact the Environment Agency for advice at an early stage. The Environment Agency recommends that the applicant refer to EA position statement on the Definition of Waste: Development Industry Code of Practice. Contaminated soil that is excavated, recovered or disposed of, is controlled waste. 

 

INFORMATIVE-ENVIRONMENT AGENCY-WATER RESOURCES ACT 1991

Under the terms of the Water Resources Act 1991 Environment Agency prior written consent is required for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of the Moselle Brook, designated a ‘main river’.

 

INFORMATIVE – PROTECTION OF SPECIES

The protection afforded to species under UK and EU legislation is irrespective of the planning system and the applicant should ensure that any activity they undertake on the application site (regardless of the need for planning consent) must comply with appropriate wildlife legislation. Failure to do so may result in fines and potentially, a custodial sentence.

 

INFORMATIVE – REMOVAL OR VARIATION OF CONDITIONS

The applicant is advised that Section 73 of the Town and Country Planning Act 1990 (Determination of applications to develop land without compliance with conditions previously attached) requires formal permission to be granted by the Local Planning Authority for the removal or variation of a condition following grant of planning permission.

 

INFORMATIVE – THAMES WATER

Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

 

Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

 

A Trade Effluent Consent will be required for any Effluent discharge other than a 'Domestic Discharge'. Any discharge without this consent is illegal and may result in prosecution. (Domestic usage for example includes -toilets, showers, washbasins, baths and canteens). Typical Trade Effluent processes include: -Laundrette/Laundry, PCB manufacture, photographic/printing, food preparation, abattoir, farm wastes, vehicle washing, metal plating/finishing, cattle market wash down, chemical manufacture, treated cooling water and any other process which produce s contaminated water. Pre-treatment, separate metering, sampling access etc, may be required before the Company can give its consent. Applications should be made to Waste Water Quality, Crossness STW, Belvedere Road, Abbeywood, London SE2 9AQ. Telephone: 020 8507 4321.

 

Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharge entering local watercourses.

 

Water Comments

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

Supplementary Comments

The New River aqueduct is adjacent to this proposed development and special precautions will be required to avoid any damage or pollution that may occur as a result of the proposed development. Please contact Developer Services, Contact Centre on Telephone No: 0845 850 2777 for further information.

 

 

11.0         REASONS FOR APPROVAL

 

The reasons for the grant of planning permission are as follows:

 

a)         It is considered that the principle of this development is supported by National, Regional and Local Planning policies which seek to promote regionally important strategic transport infrastructure projects and economic growth. 

 

b)         The Maintenance Depot and its associated facilities are considered to be suitably located in respect of the surroundings, impact on neighbouring properties and environmental site constraints. The Environmental Impact (accompanying Environmental Statements and related Documents and Addendums provided) of the proposed development have been assessed and it is considered there would be no significant adverse impacts or impacts which cannot be adequately mitigated.

 

c)         The Planning Application has been assessed against and is considered to be in general accordance with the intent of National, Regional and Local Planning Policies requirements including London Borough of Haringey Unitary Development Plan (UDP) 2006, policy G2 ‘Development and Urban Design’, G6 Strategic Transport Links, AC1 Heartlands/Wood Green, UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD4 ‘Quality Design’, UD7 Waste Storage, UD8 Planning Obligations, M2 ‘Public Transport Network’, M3 ‘New Development Location and Accessibility’, M10 ‘Parking for Development’, M11 Rail and Waterborne Transport ENV2 ‘Surface Water Runoff’, ENV4 ‘Enhancing and Protecting the Water Environment’ ENV5 ‘Works Affecting Watercourses’, ENV6 ‘Noise Pollution’, ENV7 Air, Water and Light Pollution’, ENV11 ‘Contaminated Land’, ENV13 ‘Sustainable Waste Management’ OS5 Development Adjacent to Open Spaces, OS6 Ecologically Valuable Sites and Their Corridors, OS2 Metropolitan Open Land, OS7 Historic Parks, Gardens and Landscapes, OS12 Biodiversity, OS16 Green Chains and CSV8 Archaeology.  

 

 

 

Section 106: Yes