Agenda item

Redevelopment of site comprising of single storey food store with 88 vehicle parking spaces, 4 disabled bays and 8 cycle parking spaces (Option B) (AMENDED PLANS RECEIVED)

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

 

The Committee considered a report, previously circulated, which set out the application for planning permission for Aldi, 570-592 High Road, Tottenham. The report set out details and analysis of the application, the site and surroundings, planning history, relevant planning policy, consultation and responses and equalities impact assessment, and recommended that permission be granted, subject to a section 106 agreement and conditions. The Planning Officer gave a presentation setting out key aspects of the report, and responded to questions from the Committee.

 

The following points were raised in discussion of the application:

 

• Concern was raised regarding the proposal for 4 parking spaces out of the total number of 88, and whether this number could be increased. It was confirmed that the number proposed was in accordance with the Council’s planning policy.
• The Committee discussed the design, and expressed concern that the proposal did not match other buildings on the High Road, and could be seen as an ‘identikit’ design that was not sympathetic with the local environment. The Planning Officer advised that the proposal was an uncompromisingly modern design which was not attempting to replicate other, more traditional, buildings in the area. It was the officer view that the materials and composition proposed constituted a good design, fit for purpose, which would make a positive contribution to the area.
• In response to concerns regarding the access arrangements, it was confirmed that the proposal would enhance the feel of the site compared with the previous arrangement; the new proposal had been subject to an independent safety audit and assessed as safe, with some minor changes relating to street furniture which would need to be addressed. Traffic flow had also been assessed, and some minor movement of existing parking spaces was proposed.
• The Committee asked how well the proposed building would age, particularly in respect of the white render on the frontage, in response to which the Planning Officer reported that it was believed that the building would be capable of being well maintained, and that any damage to the white render could be painted over. It was further reported that the site would be managed to as to reduce the risk of any damage or vandalism.
• With regard to landscaping, it was envisaged that the nature of the site would meant that there would be predominantly hard landscaping, with some soft feature such as trees; it was anticipated that the applicants would try to balance hard and soft landscaping as far as possible.
• In respect of access to the Quaker burial ground, it was confirmed that the Quakers had been consulted in respect of the proposals and had raised no objections.
• It was reported that cycle spaces had been located close to the front of the store, and that the proposed number (eight) was in line with expected use specifically related to the supermarket. Additional cycle parking was available on the High Road, intended for general trips.
• The Committee asked about the security of the footpath to the north of the site, in response to which it was reported that the drawings had now been amended to show that this footpath would be secured at each end.
• Further concern was raised with regard to the ease with which render could be cleaned in the event of graffiti, and it was suggested that it would be preferable for a smoother, harder material to be used on the frontage of the building, such as was used at Chenel. The Planning Officer advised that the applicants had considered alternate materials, and had taken the decision to propose the materials as set out in the application as presented, and that the recommendation was that the application as presented be granted.

 

The Chair agreed that the applicant, Aldi, and Cllr Strickland should be allowed to address the Committee in support of the application, as the Committee would benefit from being able to question them directly. Cllr Hare expressed reservations about permitting the supporters of the scheme to address the Committee when there were no objectors registered to speak, and this concern was noted.

 

Mr Stanley addressed the Committee on behalf of Aldi, and raised the following points in his presentation and responses to questions from Members:

 

• There had been significant local interest in when the store would reopen; the store had previously been serving 11,500 customers per week.
• Aldi wished to reinvest in Tottenham, and believed that the proposal would contribute to the area; the scheme had been endorsed by Council Officers and Sir Stuart Lipton’s task force.
• The proposal complied with Council policies, and were the application granted, construction would begin as soon as possible, with the aim of trading by November 2012.
• The proposed design had been carefully considered, and was intended as a modern, sustainable building to benefit the local area.
• The applicants, as owners of the site had considered the issue of materials carefully and felt that render offered a good contrast with the modernity of the other materials, and also picked up on the more traditional materials used on the High Road. The applicants were confident that the building could be maintained in pristine condition with the use of render.
• In response to concerns regarding the road layout, it was confirmed that the drawings shown at the meeting did not include the detailed transport arrangements proposed for the site; for example, the demarcation of the bus lane would be broken to enable traffic to turn across it into the site lawfully. Responsibility for managing the traffic arrangements would be managed at a detailed level by Highways.
• The Committee asked if there was scope to increase the number of disabled parking spaces at the site, although it was acknowledged that the proposed number was in line with the Council’s policy.

 

Cllr Strickland addressed the Committee in support of the proposal for the following reasons:

 

• This was a key regeneration site, and the Council was committed to ‘building back better’.
• The design had been influenced and amended in response to feedback from the task force, as reflected in the report; the applicants had been positive in responding to the suggestions made, and agreement had been reached on the basis of constructive dialogue.
• The end result was felt to be a positive one, and the Council appreciated the efforts that Aldi had made, and their commitment to reinvest in Tottenham.

 

The Committee examined the plans, and had the opportunity to ask further questions of officers. It was confirmed that the applicant had agreed to increase the number of disabled parking spaces to 6. Cllr Hare proposed a condition that a material that was smoother, and more easily cleaned than render be used for the frontage onto the High Road, with the objective that this could be better maintained and would look better for longer, and this was put to the vote. On a vote of 5 in favour and 4 against, this condition was agreed.

 

The Chair moved the recommendations of the report, with the additional condition in respect of the material on the frontage, and it was:

 

RESOLVED

 

That, subject to the additional condition regarding the material to be used on the left side of the frontage onto Tottenham High Road:

 

1)     Planning permission be granted in accordance with planning application no. HGY/2011/2302 subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements under the Town and Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

 

·        A contribution of £25,640 towards the new highway layout and a contribution towards Employment and Training initiatives.

·        A full travel plan 6 months post occupation of the proposed development should be secured by the Section 106 Agreement.

·        Plus 5% of the total amount as recovery costs / administration / monitoring.

 

2)     That in the absence of the Agreement referred to in resolution (1) above being completed within such extended time as the Council’s Assistant Director (Planning Policy and Development) shall in his sole discretion allow, planning application reference number HGY/2011/2303 be refused for the following reason:

 

In the absence of a formal undertaking to secure a Section 106 Agreement for appropriate contribution towards the new highway layout, a full travel plan and towards employment and training initiatives, the proposal is contrary to Policy UD10 ‘Planning Obligations’ of the adopted Haringey Unitary Development Plan (2006) and Supplementary Planning Guidance SPG10a ‘The Negotiation, Management and Monitoring of Planning Obligations’.

 

3)     Grant permission subject to:

·        Conditions as below

·        Subject to a legal agreement under Section 106 of the Town and Country Planning Act 1990 (As Amended)

·        In accordance with the approved plans and documents as follows:

 

DOCUMENTS

Traffic Survey Dec 2011

Traffic Survey Document Dec 2011

Travel Plan Dec 2011

Vehicular Access Statement Dec 2011

PLANS

0712-100 REV B – Proposed Site Layout

0712-101 REV B – Proposed Floor Plan

0712-102 REV B – Proposed Elevations

0712 – CGI 01 REV B – Computer Image

 

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.

 

CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

 

4.  The development hereby approved shall not commence until a Construction Environmental Management Plan, Site Management Plan and Construction Logistics Travel 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 development shall be carried out in accordance with the approved details. 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: 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

 

5.      No development shall commence until the appropriate mitigation measures to minimise dust and emissions are incorporated into the site specific Construction Environmental 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 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.

 

SECURITY

 

6.      A detailed scheme showing full details of 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

 

LIGHTING PLAN

 

7.      Notwithstanding the details of measures to minimise light pollution to adjoining residential properties, shall 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.

 

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

 

EXTERNAL LIGHTING

 

8.      Details of an external lighting strategy shall be submitted to and approved in writing by the Local Planning Authority before the development is brought into use.

 

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

 

LANDSCAPING

 

9.      A landscaping scheme to the frontage of the building along the High Road to include the outside of the Fitness First building which should include 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.

 

WASTE STORAGE AND RECYCLING 

 

10.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

 

TRAVEL PLAN

 

11.That the applicant shall submit a full travel plan, the details of which shall be agreed in writing by the Local Planning Authority prior to the occupation of the proposed development. Such agreed details shall be implemented and permanently maintained to the satisfaction of the Local Planning Authority.

 

Reason: In order to ensure sustainable travel and minimise the impact of the proposed development in the adjoining road network          

 

BREEAM - DESIGN STAGE ASSESSMENT

 

12.The development hereby permitted shall be built to a minimum standard of "Very Good" under the Building Research Establishment Environmental Assessment Method (BREEAM). A BREEAM design stage assessment shall 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

 

13.The development hereby permitted shall be built to a minimum standard of "Very Good" under the Building Research Establishment Environmental Assessment Method (BREEAM). 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.

 

ENERGY

 

14.A detailed energy strategy for the whole site shall be submitted with the detailed application. This energy strategy should commit to meeting 2010 Building Regulations through energy efficiency alone. The details shall be approved by the Local Planning Authority and the development carried out in accordance with the approved details.

 

Reason: In order to ensure an appropriate level of energy efficiency and sustainability is provided by the development.

 

BIODIVERSITY

 

15.Notwithstanding the description of the green roof in the application, a detailed Green Roof Plan, to soften the appearance of the roofline shall be submitted to and approved in writing by the Local Planning Authority before the development is brought into use.

 

Reason: to support bio diversity on the site and provide a suitable setting for the proposed development in the interests of visual amenity.

 

SIGNAGE

 

16.Prior to the commencement of the use, 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.

 

USE OF THE SITE.

 

17.Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Amendment) (England) Order 2005 the proposed department store shall be used principally for the sale of comparison goods. No sub-division of the Store hereby approved shall be carried out without the prior written approval of the Local Planning Authority.

 

Reason: To prevent an over-intensive use of the site and to enable the Local Planning Authority to assess the impacts of introducing convenience goods retailing into this new retailing floorspace

 

REASONS FOR APPROVAL

 

In terms of the principle of continued retail use as an Aldi store, this is supported through policy and is integral to the area, to address the vitality and viability of this part of the High Road

 

In design terms, the replacement store is an improvement to the previous building in that it is a simple crisp modern design that creates a strong frontage to the High Road. The height which remains single storey will not detract from the existing pattern of development. The widening of the space between the road and store can create benefits that an area of open space may bring such as some form of landscaping which will improve the quality of the public realm.

 

The potential traffic and parking demand that will be generated by the proposed development will not generate a significant increase in traffic or parking demand when compared to the previous ALDI supermarket and the proposed relocated site access will not have any adverse impact on safety of the transportation and highways network. Furthermore, the application site has a high public transport accessibility level of 5

 

The use of a heat recovery system, as an option to provide a percentage of on site renewable energy and the installation of a green roof, positively responds to the need for a sustainable form of development.

 

The proposal development broadly meets the strategic development policy for the area and will help secure investment for the wider area and support physical regeneration.

 

Having considered the proposal against the statutory development plan and taking into account other material considerations, Officers consider that the proposed development is acceptable and that planning permission should be granted subject to an appropriate Section 106 being entered into and suitable planning conditions being imposed.

 

 

Section 106: Yes