Agenda item

Application for a new planning permission to replace an extant planning permission HGY/2008/1484 for erection of new part four storey, part three storey and single storey office buildings (gross floor area 3,456sqm) with ancillary parking, secure cycle storage and circulation areas.

RECOMMENDATION: Grant permission to replace extant consent subject to conditions.

The Committee considered a report, previously circulated, which set out details of the application, the site and surroundings, planning history, relevant planning policy, consultation and responses and analysis. The report recommended that permission to replace the extant planning consent be granted, subject to conditions. The Planning Officer gave a presentation outlining key elements of the application and responded to questions from the Committee.

The Committee suggested that the mixed-use nature of the scheme should be retained in order to protect employment at the site, and requested that a condition be added to the effect that there should be no residential use permitted on the particular site in question. On a vote of 7 in favour of this condition and one abstention, it was agreed that such a condition should be added.

On the motion of the recommendations of the report and the additional condition as set out above it was:

RESOLVED

That application HGY/2011/1624 for a new planning permission to replace an extant planning permission HGY/2008/1484 be granted, subject to conditions and an additional condition preventing residential use of the site.

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 development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

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

4.                  A scheme for the treatment of the surroundings of the proposed development including the planting of trees and/or shrubs shall be submitted to, approved in writing by the Local Planning Authority, and implemented in accordance with the approved details.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity.

5.                  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.

CONSTRUCTION

6.                  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.

7.                  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

TRANSPORTAION

8.                  No development shall commence until the developer has entered into an agreement under s278 of the Highways Act 1980 with the Local Highway Authority for works towards an improvement scheme aimed at assisting pedestrians and cyclists, to the sites eastern periphery along Coppetts Road.

Reason: In the interests of highway and pedestrian safety.

9.                   Prior to the occupation the buildings hereby approved, a satisfactory Travel Plan, to comply with Transport for London Guidance, shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall then be implemented by the applicant in accordance with the timescales, targets and other details set out within the plan.

Reason: In the interest of ensuring sustainable travel patterns and to reduces reliance on private motor

OTHER

10.             The ground, first floor windows and dormer windows in the south-eastern elevation of the two L-shaped buildings as shown on the approved plans shall contain obscure glazing which shall be installed prior to occupation and retained as such thereafter unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking.

11.             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.

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

REASONS FOR APPROVAL:

This application for a new planning permission to replace an extant planning consent HGY/2008/1484 is considered acceptable on the grounds that since the approval of this application there has been no overriding change in the Council's policy position or no new material considerations, other than a need to secure a financial contributions towards improving the footway along the adjoining section of Coppetts Road. The proposal is considered to be consistent with policies UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD4 ‘Quality Design’, 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’, SPG8b ‘Materials’ and the Council’s ‘Housing’ Supplementary Planning Document (2008).

Section 106: No