Agenda item

Development comprising of construction of one industrial building accommodating 3,627 (39,047ft) of gross internal B8 and B1 employment floorspace with ancillary trade counter, together with revised site access and associated highway works, signage and sustainable urban drainage.

RECOMMENDATION: Grant permission subject to conditions and subject to sec.106 Legal Agreement or deed of variation to the current S106 Agreement.

The Committee considered the report of the Director of Place and Sustainability regarding the application for planning permission at 550 White Hate Lane, N17. The report set out the site and surroundings, proposal, planning history, relevant planning policy, consultation and responses and analysis of the application, and recommended that the application be granted, subject to conditions and subject to a section 106 Legal Agreement or deed of variation to the current s106 Agreement. The Planning Officer gave a presentation outlining key aspects of the report, and advised that an additional recommendation was proposed such that the Section 106 Agreement could provide for a £70k highways contribution for the works. The agreement would note the intention that only £70k in total be payable as a highways contribution between this and the scheme for the Bridisco site approved on 12 September 2011.

 

• In response to a question regarding whether the vehicle movement figures given in the report related to the entire site, or just the section covered by this proposal, it was confirmed that they related to the site as a whole. It was clarified that, while the applicant had referred to the morning peak as 9 to 10am, the council defined this as 8 to 9am, which accounted for any discrepancy in the figures regarding the morning peak.

 

• It was proposed that an additional condition be added regarding local employment.

 

The Chair moved the recommendations of the report including the additional recommendation that the Section 106 Agreement include a £70k highways contribution and the additional local employment condition and it was unanimously:

 

RESOLVED

 

1)       That planning permission be granted in accordance with planning application no. HGY/2011/1566, subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town & Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

 

1.1)           Highways Contribution – a sum of £70,000 (seventy thousand pounds) to be used by the Council towards the cost of highways works.

 

1.2)           ‘Haringey Guarantee Sum’ – a sum of £20,000 (twenty thousand pounds) to be used by the Council towards the cost of securing training and employment opportunities for residents of Haringey.

 

1.3)           ‘Community Benefits Sum’ – a sum of £10,700 (ten thousand seven hundred pounds) to be used by the Council towards the carrying out of environmental improvements in the vicinity of the Site.

 

1.4)           Monitoring Sum – a sum of £1000 (one thousand pounds) to be used by the Council in monitoring the performance of this Deed.

 

1.5)           Local labour – that jobs on the site during construction and after completion be first advertised in the local area before being advertised on a wider basis.

 

Or

 

Subject to a pre-condition that the owners of the application site shall first have entered into a deed of variation to the current S106 Agreement for the broader Bridisco site in connection with application reference HGY/2011/0814.

 

2)       That in the absence of the Agreement referred to in the resolution above being completed by 31^st January 2012, planning application reference number HGY/2011/1566 be refused for the following reason:

 

In the absence of a formal undertaking to secure a Section 106 Agreement for appropriate contribution for highway and access improvements to this site the proposal is contrary to Policy UD8 ‘Planning Obligations’ of the adopted Haringey Unitary Development Policy (2006) and Supplementary Planning Guidance SPG10a ‘The Negotiation, Management and Monitoring of Planning Obligations’.

 

3)       In the event that the Planning Application is refused for the reason set out above, the Assistant Director (PEPP) (in consultation with the Chair of Planning Committee) is hereby authorised to approve any further application for planning permission which duplicates the Planning Application provided that:

 

i)                    there has not been any material change in circumstances in the relevant planning considerations, and

ii)                  the further application for planning permission is submitted to and approved by the Assistant Director (PEPP) within a period of not more than 12 months from the date of the said refusal, and

iii)                the relevant parties shall have previously entered into the agreement contemplated in resolution 1) above to secure the obligations specified therein.

 

4)       That following completion of the Agreement referred to in 1) above, planning permission be granted in accordance with planning application no. HGY/2011/1566 and the Applicant’s drawing No.(s) B001, B002, D001, Yard Plan 4 (date 21.03.11) and subject to the following 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.

 

EXTERNAL APPEARANCE / SITE LAYOUT

 

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 new front boundary treatment, including landscaping, have been submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with such approved detail and prior to the occupation of the residential units hereby approved.

 

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

 

4. Notwithstanding the details shown on the approved drawings details of a scheme of hard and soft landscaping including details of the front boundary treatment shall be submitted to and agreed in writing by the Local Planning Authority before the development hereby permitted, is commenced.

 

Reason: To ensure a satisfactory appearance to the development.

 

5. Prior to the commencement of construction works on site full details of the all proposed external lighting have been submitted to and approved in writing by the Local Planning Authority. Details shall include appearance and technical details and specifications, intensity, orientation and screening of lamps, siting and the means of construction and layout of cabling. Lighting is to be restricted to those areas where it is necessary with additional shielding to minimise obtrusive effects. The approved scheme is to be fully completed and shall be permanently maintained thereafter.

 

Reason: In the interest of design quality, residential amenity and public and highway safety.

 

CONTROL ON USE/ ACTIVITIES WITHIN THE SITE

 

6. Any noise generated by virtue of this development shall not cause an increase in the pre-existing background noise level or more than 5db (A) when measured and corrected in accordance with BS 4142:1967, as amended, titled 'Method of Rating Industrial Noise Affecting Mixed Residential & Industrial Areas'. In this context, the background level is construed as measuring the level of noise which is exceeded for 90% of the time.  

 

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

 

7. No deliveries shall be loaded or unloaded within the site between the hours of 2100 and 0600 Monday to Saturday or after 1800 hours Saturday until 0600 hours the following Monday.           

 

Reason: In order to ensure that the proposed development does not prejudice the enjoyment by neighbouring occupiers of their property.

 

8. There shall be no external storage of materials, or construction or placing of racks and bins or other storage containers outside the building on site, other than that shown on the approved drawing (Yard Plan 4 - Date 21.03.11), without the prior written approval of the Local Planning Authority.     

 

Reason: In order to safeguard the visual amenity of the area.

 

9. No additional floorspace other than as stated within the application shall be created inside the buildings approved without the prior written consent of the Local Planning Authority.

 

Reason: To ensure that the car parking provided meets the needs of the buildings approved and that traffic generation does not exceed the allocated capacity.

 

10. No satellite antenna, apparatus or plant of any sort (including structures or plant in connection with the use of telecommunication systems or any electronic communications apparatus) shall be erected on the roof of any building.

 

Reason: In order to safeguard the visual amenity of the area.

 

11. No external lighting shall be installed on the site without the prior written consent of the local Planning Authority.

 

Reason: In order to safeguard the visual amenity of the area.

 

PARKING / TRANSPORTATION

 

12. The designated Site Travel Plan Co-ordinator shall implement the measures as detailed in the Travel Plan submitted as part of the application. 

Reason: To minimise the traffic impact of this development on the adjoining highway network and promote sustainable travel to and from the site.

 

13. Before the development hereby permitted is occupied the parking spaces shown on the approved plans shall be provided and shall not thereafter be used for any purpose other than the parking of vehicles in connection with the approved development.         

 

Reason: To ensure that parking is provided in accordance wit the Local Planning Authority's standards.

 

SUSTAINABILITY / RENEWABLE ENERGY

 

14. Development shall not begin until a surface water drainage scheme 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 subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include:

 

"           The greatest reduction in surface water runoff rates that is practicably possible, with greenfield rates being the target.

 

"           The maximisation of Sustainable Drainage Systems (SUDS) on site.

 

Reason: To minimise the risk of flooding, and to improve and protect water quality.

 

15. Prior to the commencement of development, details of energy efficient design and the potential for the use of renewable energy sources shall be submitted to and approved by the Local Planning Authority and shall be implemented prior to the commencement of the use hereby permitted and maintained thereafter for the life of the 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.

 

16. Prior to the commencement of development in terms of any unit / building hereby approved, the developer shall provide a copy of the final Building Research Establishment (BRE) certificate confirming that the building design achieves a minimum BREEAM rating of Very Good. The BREEAM Post Construction Assessment shall be carried out on a sample of the development in accordance with an agreed methodology to ensure that the required minimum rating has been achieved.

 

Reason: In the interests of energy efficiency and sustainability.

 

CONSTRUCTION

 

17. 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.

 

18. 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.

 

19. Prior to the commencement of the development a Construction Logistics Plan (CLP) should be submitted for the approval of the LPA. The CLP should show the routeing of traffic around the immediate road network and reasonable endeavours ensure that freight and waste deliveries are timed to avoid the peak traffic hours.           

 

Reason: To minimise vehicular conflict at this location.

 

INFORMATIVE: The issue of water supply within the site has been considered and in order to provide an adequate water supply for fire fighting, the London Fire Brigade (LFB) recommends the instillation of 2 Private Fire Hydrants in the position indicated in red on the enclosed map. The hydrants should be numbered P100119 and P109079 respectively.

 

INFORMATIVE: At the present time the London Fire Brigade has a policy of free annual inspections. If you would like your premises to be included in the test programme then please notify the London Fire Brigade, 169 Union Street, London SE1 0LLTel 0208 555 1200.

 

REASON FOR APPROVAL

 

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

 

(a.)      The proposal is considered to be consistent with existing national strategic, London Plan and local planning policy, namely policies UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', EMP3 'Defined Employment Area', EMP5 Promoting Employment Uses' and M10 'Parking for Development' of the adopted Haringey Unitary Development Plan (2006) and the Councils SPG1a 'Design Guidance', SPG7a 'Vehicle and Pedestrian Movement', and SPG8b 'Materials' of the Haringey Supplementary Planning Guidance (October 2006).

 

(b.)      The proposal is acceptable for the following reasons:

 

I.          The siting, built form, design and appearance of this proposed industrial unit and its associated access point are considered acceptable;

 

II.          The proposal would also be compatible with adjoining land-use activities and would not detract from current levels of amenity as enjoyed by neighbouring residents.

 

 

Section 106: Yes