Agenda item

Resolutions

Minutes:

Mr Dorfman summarised the issues covered earlier in the meeting:

S106 – there had been several concerns regarding how to ensure delivery of the stadium, and whether there were the possibility of any claw-back, were the stadium not delivered. It was reported that a new obligation required enabling development to invest in the stadium. In respect of the loss of the education contribution, the revised proposal was felt to have less impact on local education services and it was also acceptable to amend requirements on the basis of viability. With regards to affordable housing, the Council was committed to creating a mixed tenure, and Northumberland Park currently had a very high level of social housing.
Concerns raised by Northumberland Park school – the applicants had responded to the points raised and it was proposed that informatives be added in respect of the issues of the boundary wall, layout and shared use of the space adjoining Northumberland Park school, the co-planning with any other educational establishment on the site of arrangements for the management and control of pupils accessing, leaving and in the immediate vicinity of the educational establishments, that routes to and from any education provision be designed to minimise any adverse interaction between students and that the Highways Authority take pedestrian safety and routing management into account in their works.
Use of space – there was a need to be increasingly flexible in order to make the project viable. D1/D2 uses were felt to be appropriate in a town centre location such as this.
Concerns had been raised regarding obtaining best value, the concessions being sought and the issue of quid pro quo. The Committee was advised that issues relating to shares were not planning matters. There had been long and detailed negotiations leading up to the proposed revisions to the s106 agreement, and officers supported the current proposals as being compliant with Council policy.
Issues had been raised regarding terrorism, and the applicant had provided reassurance on this; questions raised regarding the use of space, the area management plan and quality of the streetscape had been addressed.
Design – the design panel had overall supported the scheme although had differing views regarding the relative merits of the crescent and finger designs. It had been agreed that the quality of the detailing and materials was of the utmost importance and that if these were of a high enough quality, the scheme would be successful.
Green issues – the Committee had looked at elements of the design such as the green wall and biomass boilers.
In conclusion, the recommendations remained unaltered apart from the addition of informatives relating to the representation by Northumberland Park School, and the issue of looking at directing surface water into the Moselle culvert.

The Committee asked about the reserved matters in respect of the Southern development application, and whether these would be brought back to the Committee due to their importance. Mr Dorfman advised that it would be most appropriate for these to be brought back to the design panel for consideration.

The Chair moved the recommendations in respect of the report on revising the s106 agreement to support a viable development scheme, taking into account the replacement appendix 1 to this report tabled at the meeting and it was unanimously:

RESOLVED

1) That the Sub Committee approve the heads of terms set out in the revised appendix 1 as tabled at the meeting for a new s106 legal agreement (to replace the s106 agreement dated 20 September 2011) between the Council, Tottenham Hotspur Football Club (and associated companies) and Transport for London related to the ‘Northumberland Development Project’;

2) That the Sub Committee authorise the Assistant Director Planning Regeneration and Economy, in consultation with the Chair of the Sub Committee, to approve the detailed wording of the new s106 agreement including agreeing minor changes to heads of terms as a result of continuing negotiations and/or detailed drafting;

3) That the Sub Committee agree that, subject to the Sub-Committee’s decisions in respect of the two THFC planning applications reported separately on this agenda, the revised s106 agreement approved in recommendation 1) above should relate to the original consented Northumberland Development Project scheme (granted planning permission on 20 September 2011) as well as the new planning applications (if approved by the Sub Committee) for the Phase 1 (Northern) and Phase 3 (Southern) Developments.

The Chair moved the recommendations of application HGY/2011/2350, subject to the additional condition 41, tabled at the meeting in respect of disabled access, and the addition of informatives relating to the issues of the boundary wall of Northumberland Park School, layout and shared use of the space adjoining Northumberland Park school, the co-planning between Northumberland Park school and any other educational establishment on the site of arrangements for the management and control of pupils accessing, leaving and in the immediate vicinity of the educational establishments, that routes to and from any education provision be designed to minimise any adverse interaction between students and those of Northumberland Park School, that the Highways Authority take pedestrian safety and routing management for those attending Northumberland Park school into account in their works, and relating to the issue of improving the water quality in the Moselle culvert by means of surface water from the site and it was unanimously:

RESOLVED

That planning application HGY/2011/2350 be granted subject to:

Conditions as below
A legal agreement under s106 of the Town and Country Planning Act 1990 (as amended)
The direction of the Mayor of London; and
The direction of the Secretary of State; and

In accordance with the approved plans and documents as follows:

DOCUMENTS

Title

Planning Statement Dec 2011

Design & Access Statement 21 Dec 2011

Statement of Community Involvement 21 Dec 2011

Transport Statement and Draft Travel Plan 20 Dec 2011

Environmental Statement 2010 and addendum Dec 2011

Water Strategy May 2010 and Addendum Dec 2011

Waste Strategy Dec 2011

Energy Strategy Aug 2010 and Addendum Dec 2011

Sustainability Statement May 2010 and Addendum Dec 2011

PLANS
Plan Number	Rev.	Plan Title
11580/001	P1	Planning Application Boundary
11580/002	P1	Planning Application Boundary
11580/005	P1	Proposed Site Plan
11580/100	P1	Ground Floor Plan
11580/101	P1	First Floor GA Plan
11580/102	P1	Second Floor GA Plan
11580/103	P1	Third Floor GA Plan
11580/104	P1	Fourth Floor GA Plan
11580/105	P1	Roof Plan

Conditions:

TIME LIMIT

1. The development hereby permitted shall commence within three years of the date of this planning permission

Reason: This condition is imposed by virtue of Section 92 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

ARCHAEOLOGY

2. No development shall take place until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation has been submitted by the applicant and approved by the Local Planning Authority.

Reason: To ensure the proper investigation and recording of archaeological sites within the Borough, in accordance with CSV8. Informative: The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines.

DRAWINGS

3. Prior to the opening of the supermarket, the applicant shall submit for approval to the Council as local planning authority detailed drawings at an appropriate scale (elevations 1:20, plans 1:50) of the rear boundary works to the northern terrace, showing materials, and access arrangements.

Reason: To preserve the setting and appearance of the listed buildings, and to ensure a high quality development to preserve and enhance the character and appearance of the North Tottenham Conservation Area in accordance with policies CSV1,CSV3, CSV4 CSV5 AND CSV7,UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

MATERIALS

4. Full details of the development, including samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”. Samples shall include sample panels, glazing and a roofing material sample combined with a schedule of the exact product references.

Reason: To ensure a comprehensive and sustainable development and to achieve good design throughout the development, in accordance with policies UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

5. All approved materials shall be erected in the form of a samples board to be retained on site throughout the works period for the development and the relevant parts of the works shall not be carried out otherwise than in accordance with the approved details.

CCTV

6. Prior to the commencement of the development hereby permitted with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, a scheme showing full details of a closed-circuit television surveillance system and security lighting shall be submitted to and approved in writing by the Local Planning Authority and the relevant works shall not be carried out otherwise than in accordance with the approved details.

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 in accordance with policy UD4 of the London Borough of Haringey Unitary Development Plan 2006.

LIGHTING

7. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, an external lighting strategy shall be submitted to and approved in writing by the Local Planning Authority. The details of the external lighting for each phase shall be in accordance with the approved strategy.

SIGNAGE

8. The applicant shall submit within 2 years of commencing the development hereby permitted a fully detailed design strategy for any signage to be displayed on any part of the development permitted under ref. no. HGY/2010/1000.

Reason: To achieve good design throughout the development, in accordance with policies UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

LANDSCAPE MAINTENANCE

9. Within 2 years of commencing the development hereby permitted, the applicant shall submit a landscape maintenance scheme for approval by the Local Planning Authority. Any trees or areas of planting which die, are removed or become seriously damaged or diseased within 5 years of completion of the landscaping scheme, shall be replaced as soon as is reasonably possible and, in any case, by not later than the end of the following planting season, with others of similar size and species, unless the local planning authority gives written consent to any variation.

Reason: To ensure a comprehensive and sustainable development, to ensure good design, to ensure that the landscaping is secured in accordance with the Environmental Impact Assessment, in accordance with policies UD3 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

REFUSE & RECYCLING

10. Prior to commencement of the development hereby permitted with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of the arrangements for storage and collection of refuse, including location, design, screening, operation and the provision of facilities for the storage of recyclable materials, shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out only in accordance with the details so approved and shall be permanently retained thereafter.

Reason: To ensure good design, to safeguard the amenity of the area and ensure that the development is sustainable and has adequate facilities, in accordance with the Environmental Impact Assessment, in accordance with policies UD3, UD4 and ENV13 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

PARKING

11. Unless otherwise agreed in writing by the Local Planning Authority, the car parking provision within the development shall not exceed 401 spaces for the food store and 23 spaces (outside the site) for the upper floor uses.

Reason: In order to ensure the appropriate level of car parking in the scheme are not exceeded in accordance with policies M3, and M5 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

CYCLE PARKING

12. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, a detailed cycle parking layout shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out only in accordance with the details so approved.

Reason: In order to ensure that well designed safe and appropriate levels of cycle parking in the scheme are provided in accordance with policies M3, M5 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

DISABLED PARKING

13. A minimum of 23 disabled car parking spaces shall be provided in the supermarket car park.

Reason: In order to ensure well designed and adequate parking for disabled and mobility impaired in accordance with policies UD3, M3 and M5 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

14. No staff, with the exception of Blue Badge holders, are permitted to use the supermarket car park between the hours of 8:00am and 19:00pm Monday to Saturday.

Reason: In order to ensure the appropriate levels of car parking in the scheme are not exceeded in accordance with policies M3, and M5 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

GROUND CONTAMINATION

15. Unless otherwise agreed in writing by the Local Planning Authority, no development shall commence until a Ground Contamination, Soil Remediation and Disposal Strategy supported by site history has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a comprehensive and sustainable development in accordance with the Environmental Impact Assessment, and in accordance with policies ENV7 and ENV11 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

SITE DRAINAGE

16. Unless otherwise agreed in writing by the Local Planning Authority, no development shall commence, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, until details of site drainage works including an impact study of existing sewerage infrastructure, suitable connection point of foul water drainage system and details of surface water discharge for that part of the site have been submitted to and approved by, the Local Planning Authority in consultation with the sewerage undertaker.

Reason: To ensure a comprehensive and sustainable development and to enhance and protect the water environment in accordance with the Environmental Impact Assessment, and policies ENV2, ENV4, ENV5 and ENV7 of the London Borough of Haringey Unitary Development Plan 2006.

WATER SUPPLY

17. Unless otherwise agreed in writing by the Local Planning Authority, no development shall be commenced, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, until a Water Supply Impact Study, including full details of anticipated water flow rates, and detailed site plans have been submitted to, and approved in writing by the Local Planning Authority (in consultation with Thames Water).

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the additional demand in accordance with policy ENV3 of the London Borough of Haringey Unitary Development Plan 2006.

HOURS OF DEMOLITION & CONSTRUCTION

18. No demolition, construction or building works shall be carried out except between the hours of 0800 and 1800 hours (Monday to Friday) and 0800 and 1200 hours (Saturday) and not at all on Sundays or bank holidays unless written approval from the Local Planning Authority has been obtained prior to works taking place.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.

CONSTRUCTION VEHICLES

19. Lorries delivering plant or materials during the construction phase of the development will only use designated routes agreed in writing in advance with the Local Planning Authority.

Reason: To minimise the impact of lorry traffic in local residential roads in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.

20. Vehicles may arrive, depart, be loaded or unloaded during the construction phase of the development within the general area of the application site only between 0700 hours and 1800 hours Monday to Friday and 0800 hours and 1200 hours on Saturday and not at all on Sunday or Bank Holidays except with the prior written approval of the Local Planning Authority.

Reason: In order to ensure that the proposed development does not prejudice the free flow of traffic or the conditions of general safety along the neighbouring highway or effect the amenity of local residents in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.

CONSTRUCTION IMPACT MITIGATION

21. Prior to the commencement of the development hereby permitted, details of a scheme for monitoring and mitigating noise and dust emissions for all plant and processes shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policies ENV6 and ENV7 of the London Borough of Haringey Unitary Development Plan 2006.

22. No development shall be commenced unless a Construction and Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of the arrangements for the temporary use and/or management (as appropriate) of those parts of the sites awaiting redevelopment. The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to protect the amenities of the locality and to ensure the efficient use of resources and reduce the impact of the proposed development on the environment in accordance with the Environmental Impact Assessment and policies G1, ENV6 and ENV7 of the London Borough of Haringey Unitary Development Plan 2006.

SUSTAINABLE URBAN DRAINAGE SYSTEM

23. Prior to commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of a scheme for surface water drainage works (including the provision of a Sustainable Urban Drainage System and the provision of petrol/oil interceptors in all car parking/washing/repair facilities) shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to ensure the satisfactory surface water drainage of the site and to prevent pollution of the surface water drainage system in accordance with the Environmental Impact Assessment and policies UD4, ENV1, ENV2 and ENV 7 of the London Borough of Haringey Unitary Development Plan 2006.

NOISE

24. At 1 metre outside the windows of any neighbouring habitable rooms the level of noise from plant and machinery shall be at all times at least 5 decibels below the existing background noise levels, expressed in dB(A) at such locations. Where the noise from plant and machinery is tonal in character the differences in these levels shall be at least 10dB(A).

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.

MECHANICAL PLANT

25. Technical specification details of the mechanical plant to be installed within the plant areas shown on the approved floor plans, together with an accompanying acoustic report, shall be submitted to and approved by the Local Planning Authority prior to installation of this plant. The plant shall not be operated other than in complete accordance with such measures as may be approved.

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006. 15. Amenity Conditions

26. Unless otherwise agreed in writing by the Local Planning Authority, no roof top facilities shall be in use between the hours of 2300 - 0700 hours any day of the week.

FLOOD RISK ASSESSMENT

27. The development hereby permitted shall only be carried out in accordance with the approved Flood Risk Assessment (FRA). Ref: BDRP0001, Version 6, Final, May 2010 and the following mitigation measures detailed within the FRA:

i. Reducing the surface water runoff from the site by at least 50% for all storm events up to and including the 1 in 100 year critical storm, taking into account the effects of climate change. The peak discharge must not exceed 150/l/s/ha.

ii. Provision of storage on site to attenuate all flood events up to and including the 1 in 100 year event, taking into account the effects of climate change.

iii. Identification and provision of safe route(s) into and out of the site to an appropriate safe haven.

Reason: To prevent flooding by ensuring the satisfactory storage and disposal of the surface water from the site, to ensure safe access and egress from and to the site and to reduce the impact of flooding on the proposed development and future occupants and site users.

SITE INVESTIGATION & CONTAMINATION

28. Prior to commencement of the development hereby permitted (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

1. a preliminary risk assessment which has identified:

· all previous uses

· potential contaminants associated with those uses

· a conceptual model of the site indicating sources, pathways and receptors

· potentially unacceptable risks arising from contamination at the site;

2. a site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site;

3. the site investigation results and detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken;

4. a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Reason: To ensure that the risks to the health and welfare of future occupiers and to the environment are mitigated or eliminated to acceptable standards.

29. If, during development, contamination not previously identified is found to be present at the site then no further development (unless agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

Reason: To ensure protection of controlled waters.

FOUNDATIONS

30. Piling or any other foundation designs using penetrative methods shall not 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 groundwater. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

Reason: To ensure protection of controlled waters.

SERVICING AND DELIVERIES

31. Deliveries to the supermarket shall only take place between the hours of 5.00am and 11.00pm on any day. In addition to implementing the noise mitigation measures described in the approved Environmental Statement, Servicing Route A via the junction of Tottenham High Road (A1010) and Northumberland Park (as identified in Figure 4.1, Volume 8 of the approved Transport Assessment) shall be utilised unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect residential amenity.

LOCAL SHOPPING

32. The Supermarket hereby approved must encourage the use of local shopping facilities by allowing local shoppers to stay in the car park for up to 3 hours.

Reason: In order to sustain the regeneration of Tottenham High Road and protect the viability of local shops in accordance with policies M3 and M4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

BRAND CENTRE

33. The use as a ‘brand centre’ of part of the upper floors of the development hereby permiitted shall be used only in conjunction with events in the nearby Stadium for the display of goods and not for general retail or wholesale sale of goods (unless otherwose agreed in writing by the local planning authority).

Reason: To enable proper control of the use of this space in the interest of the amenity of surrounding residents and the impact on the local area.

ELECTRIC VEHICLES

34. Details of the provision of electric vehicle charging points within the parking areas shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to ensure adequate provision of electric vehicle infrastructure within the development.

DELIVERY AND SERVICE PLAN

35. The developer provides a delivery and servicing plan for each aspect of development at least 2 months before they are occupied. The servicing and delivery plan should include:

a) Programme deliveries outside the AM and PM peak periods in order to reduce congestion on the highway network.

b) Details of refuse collection to be provided as part of the service and deliver plan.

c) Spaces for Taxis to drop off and pick up

Reason: In order to minimise the impact of servicing and deliveries on local traffic and highway conditions.

TRAVEL PLANS

36, The applicant/developer shall provide a Travel Plan for each element of the development at least 3 months before the development is occupied. The travel plans should include:

a) The developer or occupier of the development must provide showers and lockers as part of their Travel Plan.

b) The developer/ occupier to provide financial incentives to increase cycle modal share.

c) The developer/occupier to use reasonable endeavours to start a bicycle user group (BUG).

Reason: In order to minimise residential parking demand on the local highway network and encourage the use of sustainable modes of transport for journeys to/from the site.

PARKING STEWARDS

37. The applicant/developer shall commit to providing stewards inside the food store car park.

Reason: In order to maximise the capacity of the food store carpark.

GREEN WALL & GREEN/BROWN ROOFS

38. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of the green/brown roof(s) and ‘green wall’ shall be submitted and approved in writing by the Local Planning Authority.

Reason: In order to secure a comprehensive and sustainable development and to achieve good design.

PILING METHOD

39. 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.

SUSTAINABILITY

40. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, a Environmental Sustainability Plan shall be submitted and approved in writing by the Local Planning Authority. The Environmental Sustainability Plan shall demonstrate:

(a) how the proposed building design(s) realise(s) opportunities to include design and technology energy efficiency measures;

(b) the reduction in carbon emissions achieved through these building design and technology energy efficiency measures, compared with the emissions permitted under the national Building Regulations prevailing at the time the application(s)for approval of reserved matters are submitted;

c) the specification for any green and/or brown roofs;

(d) how energy shall be supplied to the building(s), highlighting;

i. how the building(s) relate(s) to the site-wide strategy for district heating incorporating tri-generation from distributed combined heat and power;

ii. how the building(s) relate(s) to the strategy for using biofuel boilers to supplement the energy supplied through district heating systems;

iii. the assessment of the cost-effectiveness and reliability of the supply chain for biofuels;

iv. any other measures to incorporate renewables.

v. the floor area of the energy centre

vi. details of appropriate air quality abatement measures including consideration alternative energy technologies

(e) The incorporation of bird boxes, bat roosts and other wildlife features on buildings.

Reason: To ensure a comprehensive and sustainable development and to achieve good design through the development in accordance with the Environmental Impact Assessment, in accordance with policies G1, UD1, UD2, and ENV2, of the London Borough of Haringey Unitary Development

Plan (UDP) 2006.

41. INCLUSIVE ACCESS

Prior to commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, full details of disabled access shall be submitted to, approved in writing by, and implemented in accordance with the requirements of the Local Planning Authority.

REASON: In order to ensure full disabled access to the development.

INFORMATIVES:

A: All design details shall be prepared and submitted by the architects who prepared the applications or other such architects of comparable skill and experience as the Council may agree

B: In addition it is essential that a scheme implementation working group is created to deliver the highways works. This should include the following stakeholders: developer representative, DTO coordinator and Senior Borough engineer. The developer must use their best endeavour to ensure DTO joins the project delivery group. The Council cannot be held liable for any implications due to delays to scheme resulting from DTO actions (or lack of them).

C: The applicant is advised to agree a scheme with Northumberland Park School for the rebuilding of the entire length of the school’s boundary wall. The cost of such a scheme should be borne by the applicant.

D: The applicant is advised to allow the use of the shared space around the north-east quadrant of the stadium site as a supervised informal play area for students of Northumberland Park School during non-match days.

E: The applicant is advised to ensure, through conditions on letting agreements or other appropriate means, that the operator of any future educational facility occupying the site jointly agree a plan with Northumberland Park School for the management and control of pupils accessing, leaving and being within the immediate vicinity of these facilities. Routes to and from these facilities must be designed to minimise any adverse interaction between students.

F: The Highways Authority is advised to take into consideration pedestrian safety and routing management for those attending Northumberland Park School during the planning and undertaking of highway works.

G: The applicant is advised to consider diverting surface water into the Moselle culvert in order to improve its water quality.

The Chair moved the recommendations of Planning Application HGY/2011/2351, subject to the additional condition 46, tabled at the meeting in respect of disabled access, and the addition of informatives relating to the issues of the boundary wall of Northumberland Park School, layout and shared use of the space adjoining Northumberland Park school, the co-planning between Northumberland Park school and any other educational establishment on the site of arrangements for the management and control of pupils accessing, leaving and in the immediate vicinity of the educational establishments, that routes to and from any education provision be designed to minimise any adverse interaction between students and those of Northumberland Park School, that the Highways Authority take pedestrian safety and routing management for those attending Northumberland Park school into account in their works, and relating to the issue of improving the water quality in the Moselle culvert by means of surface water from the site and it was unanimously:

RESOLVED

That outline permission be granted in respect of planning application HGY/2011/2351, subject to:

Conditions as below
A legal agreement under s106 of the Town and Country Planning Act 1990 (as amended)
The direction of the Mayor of London; and
In accordance with the approved plans and documents as follows:

DOCUMENTS

Title

Planning Statement Dec 2011

Design & Access Statement 21 Dec 2011

Statement of Community Involvement 21 Dec 2011

Transport Statement and Draft Travel Plan 20 Dec 2011

Environmental Statement 2010 and addendum Dec 2011

Water Strategy May 2010 and Addendum Dec 2011

Waste Strategy Dec 2011

Energy Strategy Aug 2010 and Addendum Dec 2011

Sustainability Statement May 2010 and Addendum Dec 2011

PLANS
Plan Number	Rev.	Plan Title
11581/400	P1	Planning Boundary
11581/401	P1	Building Footprints
11581/402	P1	Maximum & Minimum Building Heights
11581/403	P1	Use Plan – CP1/Ground Floor
11581/404	P1	Use Plan – CP2
11581/405	P1	Use Plan – Level 1
11581/406	P1	Use Plan – Level 2
11581/407	P1	Use Plan – Typical Upper Floor
11581/408	P1	Site Access
11581/409	P1	Maximum Parameter Elevation – Park Lane

Conditions:

RESERVED MATTERS

1. The permission is granted in OUTLINE, in accordance with the provisions of Regulations 3 & 4 of the Town & Country Planning (General Development Procedure) 1995 and before any development is commenced, the approval of the Local Planning Authority shall be obtained to the following reserved matters, namely: a) appearance, b) scale and c) landscaping .

Reason: This condition is imposed by virtue of Section 92 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

TIME LIMIT

2. An application for the first reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this planning permission. That part of the development hereby permitted shall be begun either before the expiration of seven years from the date of this planning permission, or before the expiration of two years from the date of the approval of the last reserved matters application, whichever is the later.

Reason: This condition is imposed by virtue of Section 92 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

ARCHAEOLOGY

3. No development shall take place until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation submitted by the applicant and approved by the Local Planning Authority.

RESIDENTIAL DEVELOPMENT

4. The residential development hereby permitted shall not exceed 285 separate dwelling units, whether flats or houses.

Reason: To ensure a comprehensive and sustainable development in order to control the overall density levels within the development in accordance with the London Borough of Haringey’s Housing SPD adopted October 2008.

DWELLING MIX

5. Prior to the start of development the bedroom size mix of the proposed dwellings shall be submitted to and approved in writing by the local planning authority.

Reason: To ensure an acceptable mix of dwelling sizes

LIFETIME HOMES

6. At least 10% of the dwellings shall be capable of being converted for wheelchair access and 100% of the dwellings shall be built to meet Lifetime Homes standards, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to ensure adequate accessibility for disabled and mobility impaired throughout their lifetime in accordance with policy HSG1 of London Borough of Haringey’s Unitary Development Plan 2006.

SUSTAINABILITY

7. Applications for the Reserved Matters approval in respect of the development shall be accompanied by an Environmental Sustainability Plan. The Environmental Sustainability Plan shall demonstrate:

(a). how the proposed building design(s) realise(s) opportunities to include design and technology energy efficiency measures;

(d) how energy shall be supplied to the building(s), highlighting;

i. how the building(s) relate(s) to the site-wide strategy for district heating incorporating tri-generation from distributed combined heat and power;

ii. how the building(s) relate(s) to the strategy for using biofuel boilers to supplement the energy supplied through district heating systems;

iii. the assessment of the cost-effectiveness and reliability of the supply chain for biofuels;

iv. any other measures to incorporate renewables.

v. the floor area of the energy centre

vi. details of appropriate air quality abatement measures including consideration alternative energy technologies

(e) how the proposed building(s) have been designed to achieve a BREEAM and/or Eco homes rating of “very good” (or an equivalent assessment method and rating) or better;

(f) The incorporation of bird boxes, bat roosts and other wildlife features on buildings.

Plan (UDP) 2006.

MATERIALS

8. Full details of the development, including samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced except site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”. Samples shall include sample panels, glazing and a roofing material sample combined with a schedule of the exact product references.

9. All approved materials shall be erected in the form of a samples board to be retained on site throughout the works period for the development and the relevant parts of the works shall not be carried out other than in accordance with the approved details.

CCTV

10. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, a scheme showing full details of a closed-circuit television surveillance system and security lighting shall be submitted to and approved in writing by the Local Planning Authority and the relevant works shall not be carried out other than in accordance with the approved details.

LIGHTING

11. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, an external lighting strategy shall be submitted to and approved in writing by the Local Planning Authority. The relevant works shall be carried out only in accordance with the approved strategy.

SIGNAGE

12. The applicant shall submit within 2 years of commencing the development hereby permitted a fully detailed design strategy for any signage to be displayed on any part of the development.

Reason: To achieve good design throughout the development, in accordance with policies UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

HOARDINGS

13. Prior to the commencement of development full details of a scheme for the provision of hoardings around the site 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 prior to the commencement of the works (unless otherwise agreed in writing by the Local Planning Authority). The development shall be carried out only in accordance with the scheme as approved.

Reason: In order to protect the amenity of the locality and to ensure a comprehensive and sustainable development and to achieve good design throughout the development, in accordance with policy UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006.

PLANTING AND LANDSCAPING

14. The applicant shall submit within 1 year of commencing the development hereby permitted, a programme for commencing and completing the planting and laying out of the approved landscaping scheme and the detailed scheme(s) shall be carried out only in accordance with the approved programme.

Reason: To ensure a comprehensive and sustainable development, to ensure good design and to ensure that the landscaping is carried out within a reasonable period in accordance with the Environmental Impact Assessment, and in accordance with policies UD3 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006

LANDSCAPE MAINTENANCE

15. Within 1 year of commencing the development hereby permitted, the applicant shall submit a landscape maintenance scheme for approval by the Local Planning Authority. Any trees or areas of planting which die, are removed or become seriously damaged or diseased within 5 years of completion of the landscaping scheme, shall be replaced as soon as is reasonably possible and, in any case, by not later than the end of the following planting season, with others of similar size and species, unless the local planning authority gives written consent to any variation.

REFUSE & RECYCLING

16. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of the arrangements for storage and collection of refuse, including location, design, screening, operation and the provision of facilities for the storage of recyclable materials, shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out only in accordance with the details so approved and shall be permanently retained thereafter.

PARKING

17. Unless otherwise agreed in writing by the Local Planning Authority, the car parking provision within the development shall not exceed 200 spaces.

CYCLE PARKING

18. Prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, a detailed cycle parking layout shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out only in accordance with the details so approved.

SITE INVESTIGATION & CONTAMINATION

19. Prior to commencement of the development hereby permitted (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

1. a preliminary risk assessment which has identified:

· all previous uses

· potential contaminants associated with those uses

· a conceptual model of the site indicating sources, pathways and receptors

· potentially unacceptable risks arising from contamination at the site;

2. a site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site;

Reason: To ensure that the risks to the health and welfare of future occupiers and to the environment are mitigated or eliminated to acceptable standards.

20. Unless otherwise agreed in writing by the Local Planning Authority, no development, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation” shall commence, until a Ground Contamination, Soil Remediation and Disposal Strategy supported by site history has been submitted to and approved in writing by the Local Planning Authority.

SITE DRAINAGE

21. Unless otherwise agreed in writing by the Local Planning Authority, no development, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation” shall commence, until details of site drainage works including an impact study of existing sewerage infrastructure, suitable connection point of foul water drainage system and details of surface water discharge for that part of the site have been submitted to and approved by, the Local Planning Authority in consultation with the sewerage undertaker.

WATER SUPPLY

22. Unless otherwise agreed in writing by the Local Planning Authority, no development, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation” shall commence, until a Water Supply Impact Study, including full details of anticipated water flow rates, and detailed site plans have been submitted to, and approved in writing by the Local Planning Authority (in consultation with Thames Water).

HOURS OF DEMOLITION & CONSTRUCTION

23. No demolition, construction or building works shall be carried out except between the hours of 0800 and 1800 hours (Monday to Friday) and 0800 and 1200 hours (Saturday) and not at all on Sundays or bank holidays unless written approval from the Local Planning Authority has been obtained prior to works taking place.

CONSTRUCTION VEHICLES

24. Lorries delivering plant or materials during the construction phase of the development will only use designated routes agreed in writing in advance with the Local Planning Authority.

25. Vehicles may arrive, depart, be loaded or unloaded during the construction phase of the development within the general area of the application site only between 0700 hours and 1800 hours Monday to Friday and 0800 hours and 1200 hours on Saturday and not at all on Sunday or Bank Holidays except with the prior written approval of the Local Planning Authority.

CONSTRUCTION IMPACT MITIGATION

26. Prior to the commencement of the development hereby permitted, details of a scheme for monitoring and mitigating noise and dust emissions for all plant and processes shall be submitted to and approved in writing by the Local Planning Authority.

27. No development, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, shall be commenced unless a Construction and Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of the arrangements for the temporary use and/or management (as appropriate) of those parts of the sites awaiting redevelopment. The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the Local Planning Authority. This plan shall include a Considerate Constructor Plan.

SUSTAINABLE URBAN DRAINAGE SYSTEM

28. Prior to commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of a scheme for surface water drainage works (including the provision of a Sustainable Urban Drainage System and the provision of petrol/oil interceptors in all car parking/washing/repair facilities) and an assessment of the hydrological and hydrogeological context of the developmentshall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the Local Planning Authority.

ECOLOGY

29. Unless otherwise agreed in writing by the Local Planning Authority, full details of a site wide ecology management strategy and associated pollution prevention strategy shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the LPA the definition and details of “site investigations and site preparation”,.

Reason: In order to ensure that the proposed development maximise the ecological potential of the site and prevents pollution of the environment prior to the commencement of development in accordance with the Environmental Impact Assessment and policies ENV7 and OS11 of the London Borough of Haringey Unitary Development Plan 2006.

NOISE

30. At 1 metre outside the windows of any neighbouring habitable rooms the level of noise from plant and machinery shall be at all times at least 5 decibels below the existing background noise levels, expressed in dB(A) at such locations. Where the noise from plant and machinery is tonal in character the differences in these levels shall be at least 10dB(A).

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.

MECHANICAL PLANT

31. Technical specification details of the mechanical plant to be installed within the plant areas shown on the approved floor plans, together with an accompanying acoustic report, shall be submitted to and approved by the Local Planning Authority prior to installation of this plant. The plant shall not be operated other than in complete accordance with such measures as may be approved.

32. Unless otherwise agreed in writing by the Local Planning Authority, no roof top facilities shall be in use between the hours of 2300 - 0700 hours any day of the week.

FLOOD RISK ASSESSMENT

33. The development hereby permitted shall only be carried out in accordance with the approved Flood Risk Assessment (FRA). Ref: BDRP0001, Version 6, Final, May 2010 and the following mitigation measures detailed within the FRA:

ii. Provision of storage on site to attenuate all flood events up to and including the 1 in 100 year event, taking into account the effects of climate change.

iii. Identification and provision of safe route(s) into and out of the site to an appropriate safe haven.

CONTAMINATION

34. If, during development, contamination not previously identified is found to be present at the site then no further development (unless agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

Reason: To ensure protection of controlled waters.

36. Piling or any other foundation designs using penetrative methods shall not 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 groundwater. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.

Reason: To ensure protection of controlled waters.

PARKING PERMITS

37. The residential units shall not be entitled to apply for a residents parking permit.

Reason: In order to minimise residential parking demand on the local highway network and encourage the use of sustainable modes of transport for journeys to/from the site.

CAR CLUB

38. The developer shall provide a car club scheme as part of the travel plan to be secured as part of the S.106 agreement. The developer must ensure that the car club is in operation before the completion of development.

Reason: In order to minimise residential parking demand on the local highway network and encourage the use of sustainable modes of transport for journeys to/from the site.

PILING METHOD

40. 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.

41. Details of the provision of electric vehicle charging points within the parking areas shall be submitted to and approved in writing by the Local Planning Authority.

Reason: In order to ensure adequate provision of electric vehicle infrastructure within the development.

DELIVERY AND SERVICE PLAN

42. The developer provides a delivery and servicing plan for each aspect of development at least 2 months before they are occupied. The servicing and delivery plan should include:

d) Programme deliveries outside the AM and PM peak periods in order to reduce congestion on the highway network.

e) Details of refuse collection to be provided as part of the service and deliver plan.

f) Spaces for Taxis to drop off and pick up

Reason: In order to minimise the impact of servicing and deliveries on local traffic and highway conditions.

TRAVEL PLANS

43. The applicant/developer shall provide a Travel Plan for each element of the development at least 3 months before the development is occupied. The travel plans should include:

d) The developer or occupier of the development must provide showers and lockers as part of their Travel Plan.

e) The developer/ occupier to provide financial incentives to increase cycle modal share.

f) The developer/occupier to use reasonable endeavours to start a bicycle user group (BUG).

Reason: In order to minimise residential parking demand on the local highway network and encourage the use of sustainable modes of transport for journeys to/from the site.

PODIUM DISABLED ACCESS

44. The applicant is to agree disabled ramp access beneath the south-east residential block to enable disabled access to the podium.

Reason: In order to improve disabled access to the podium.

SOUND PROOFING

45. Prior to commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, details of a suitable soundproofing scheme to provide effective resistance to the transmission of airborne and impact sound shall be submitted to, approved in writing by, and implemented in accordance with the requirements of the Local Planning Authority.

Reason: In order to ensure that the proposed use does not give rise to an unacceptable loss of amenity for occupiers within the property as a direct result of inadequate soundproofing.

INCLUSIVE ACCESS

46. Prior to commencement of the development hereby permitted, with the exception of site investigations and site preparation subject to the applicant agreeing in writing with the Local Planning Authority the definition and details of “site investigations and site preparation”, full details of disabled access shall be submitted to, approved in writing by, and implemented in accordance with the requirements of the Local Planning Authority.

REASON: In order to ensure full disabled access to the development.

INFORMATIVES:

A: All design details shall be prepared and submitted by the architects who prepared the applications or other such architects of comparable skill and experience as the Council may agree

B: The applicant is requested to consider the inclusion of a foyer scheme either within the development or in the local area.

G: The applicant is advised to consider diverting surface water into the Moselle culvert in order to improve its water quality.