Agenda item

Erection of 4 storey building (plus basement) to provide A1 retail use at ground and basement levels and 26 residential units at first, second and third floors.

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, on the planning application in relation to 638 High Road, N17 0AA. The report set out details of the site, the proposal, planning history, relevant planning policy, consultation and responses, analysis, planning obligations, human rights and equalities considerations and recommended that the application be granted, subject to conditions. The Planning Officer gave a presentation outlining key aspects of the report and the Committee then examined the plans and asked questions of officers.

 

The following points were raised in discussion of the application by the Committee:

 

• Concern was expressed regarding the adequacy of the waste disposal facilities, as there were problems regarding this issue at other premises in the local area. It was agreed that a condition could be added requiring details of waste management arrangements, and that the proposed space for waste management was larger than in the previous building.
• In response to concerns regarding the design of shop-fronts and advertising, it was confirmed that conditions were proposed in respect of both of these issues.
• It was agreed that an informative could be added in respect of the possibility of having a plaque to indicate the year in which the building was rebuilt.

 

The recommendation of the report was moved, with the additional condition in respect of waste management details and an informative regarding the possibility of having a plaque indicating the year in which the building was rebuilt and it was:

 

RESOLVED

 

That, subject to an additional condition in respect of waste management details and an informative regarding the possibility of having a plaque indicating the year in which the building was rebuilt, planning application HGY/2012/0427 be granted, subject to conditions.

 

EXPIRATION OF CONSENT

 

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.

 

IN ACCORDANCE WITH APPROVED PLANS

 

2. The development hereby authorised shall be carried out in complete accordance with the plans, specifications and other documents listed on the decision letter, which have been 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.

 

MATERIALS & EXTERNAL APPEARANCE

 

3. The materials and external finishes for the building must be carried out in accordance with the drawings and samples submitted and approved as set out in the approved drawings and submitted samples, unless alternative materials are subsequently approved by the borough council as planning authority in writing. 

 

Reason: In order to ensure a high quality design finish and external appearance of the development in the interest of the visual amenity of the area including the conservation area.

 

SHOPFRONTS

 

4. The shopfronts hereby approved shall be built in accordance with the approved drawings and retained thereafter unless alternative proposals are subsequently agreed in writing by the council as local planning authority. 

 

Reason: In order to ensure a high quality design finish and external appearance of the development in the interest of the visual amenity of the area including the conservation area.

 

SIGNAGE

 

5. Any signage required for the proposed retail unit shall be subject to a separate advertising consent application. Signage shall not be erected on the building without the prior consent of the local planning authority.

 

Reason: In order to ensure a high quality design finish and external appearance of the development in the interest of the visual amenity of the area including the conservation area.

 

AIR QUALITY - VENTILATION TO RESIDENTIAL UNITS

 

6. Prior to the occupation of the units within the development hereby permitted, the ventilation system shown on drawings [insert], serving the first, second and third floor residential accommodation shall be completed and shall be permanently maintained thereafter.

 

Reason: In order to ensure a satisfactory internal living environment for the future occupies of the residential accommodation.

 

CROSSOVER - S278 AGREEMENT

 

7. Prior to occupation of the development hereby approved, the applicant shall enter in to a S.278 agreement to contribute £8,588 (Eight thousand five hundred and eighty eight pounds) for improvements relating to the 'reinstatement of pavement and removal of vehicular crossover to the development site post construction.

 

Reason: To facilitate vehicular access to the development and safeguard pedestrian access.        

 

CONSTRUCTION AND LOGISTICS PLAN (CLP) AND CONSTRUCTION MANAGEMENT PLAN (CMP)

 

8. At least 1 month 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 ensure that freight and waste deliveries are timed to avoid the peak traffic hours. The development shall comply with the submitted Construction Management Plan (CMP) unless an alternative CMP is submitted to and approved in writing by the local planning authority.

 

Reason: To minimise vehicular conflict and other environmental factors during construction in order to limit the impacts of the construction of the replacement building on adjoining residents and locality.

 

NOISE

 

9. The development hereby approved shall comply with BS8233 with regard to sound insulation and noise reduction.

 

Reason: In order to ensure satisfactory amenity of future residents of the development

 

CONSTRUCTION DUST MITIGATION

 

10. The construction phase of development shall be carried out in accordance with the Mayor's Best Practice Guidance "The control of dust and emissions from construction and demolition").

 

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

 

CONSTRUCTION HOURS

 

11. That noisy construction works i.e. those works audible outside the site 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, unless alternative arrangements are agreed in writing by the local planning authority.

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.        

 

EMPLOYMENT AND TRAINING - LOCAL EMPLOYMENT DURING CONSTRUCTION 

 

12. To the extent that it is lawfully permitted to do so, the applicant shall use reasonable endeavours to ensure that not less than 20 percent (20%) of the onsite workforce (excluding managers and supervisors) employed during the construction of the development shall be 'local residents'.  In the event that achieving 20% proves impracticable for reasons notified in writing to the Council, then a lower figure will be agreed by the council as local planning authority. The applicant shall provide written records of the recruitment process undertaken and the resulting employment outcomes required to fulfil this condition, to the local planning authority, prior to the occupation of the development.     

 

Reason: In order to support local residents in gaining access to employment and training opportunities in the borough. 

 

TRAINEES DURING CONSTRUCTION

 

13. To the extent that it is lawfully permitted to do so, the applicant shall use reasonable endeavours to ensure that not less than 20 percent (20%) of the on-site 'local' workforce (as set out in condition 12) employed during the construction of the proposed development shall comprise of trainees, In the event that achieving 20% proves impracticable for reasons notified in writing to the Council, then a lower figure will be agreed by the council as local planning authority. The applicant shall provide written records of the recruitment and process and the details of the training provided to fulfil this condition, to the local planning authority, prior to the occupation of the development. 

 

Reason: In order to support local residents in gaining access to employment and training opportunities in the borough. 

 

WASTE AND RECYCLING MANAGEMENT, STORAGE & COLLECTION

 

14. The waste and recycling management, storage and collection provisions for the proposed site shall be carried out in accordance with the provisions set out in the informative below. Should an alternative bin storage arrangements be proposed, details shall be submitted to and agreed by the Local Planning Authority in consultation with Haringey Waste Management Team, prior to occupation.

 

Reason: In order to ensure satisfactory waste and recycling arrangements.

 

INFORMATIVE: "LOCAL RESIDENT":

'Local Resident' is defined as an individual normally residing within the borough boundary.  In the event that after a suitable search, not enough appropriate candidates can be identified within this boundary, candidates normally residing within the North London Sub-Region (as defined in the London Plan) will be accepted. This approach is consistent with Construction Web's approach.

 

INFORMATIVE: "TRAINEES"

For the avoidance of doubt, the trainees should represent 10% of the 'local workforce', and not the workforce on-site as a whole. These trainees can be self employed or sourced from 'local' Small and Medium size Enterprises.

 

INFORMATIVE: COMMUNITY CONSULTATION

The developer shall engage with local residents prior to works taking place on site, meeting with adjoining residents and occupiers at the earliest opportunity.

 

INFORMATIVE: SIGNAGE

The signage referred to in condition 5 shall be designed in accordance with the relevant plans and policies including any Supplementary Planning Guidance or Documents relevant to signage, conservation areas and Tottenham high Road.

 

INFORMATIVE: WASTE MANAGEMENT

The proposed development of a 4 storey building providing 26 residential units at first, second, third floors will require: 4 x 1100 refuse bins and 2 x 11 recycling bins. The A1 retail floorspace at ground and part basement levels will require 1 x 1100 Bin and 1 x 1100 refuse bin. The A1 retail will need to have in place adequate storage for the 1100 bin which is separate to the storage facilities for the domestic bins provided for the 26 flats. The area will need to be easily accessible for both the business and collection crew as outlined above. The domestic bins will also need to be accessible to both residents and collection crew as outlined above. The Further advice from Haringey Waste Management Team can be provided on request.

 

INFORMATIVE - THAMES WATER

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

 

Recent legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0845 850 2777 or for more information please visit our website at www.thameswater.co.uk

 

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

 

INFORMATIVE - CRIME PREVENTION

The residential buildings hereby approved shall comply with BS 8220 (1986) Part 1 'Security Of Residential Buildings' and comply with the aims and objectives of the police requirement of 'Secured By Design' & 'Designing Out Crime' principles.

 

INFORMATIVE: NAMING AND NUMBERING

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

 

The reasons for the grant of planning permission are as follows:(a) The proposal is acceptable for the following reasons:I. The design, form, detailing and facing materials are considered acceptable;II. The scheme has been designed sensitively in terms of its relationship with neighbouring properties.III. The proposed development will reinstate a local landmark building result in high quality design which will preserve and enhance the character of the conservation area. (b) The proposal has been assessed against and found to comply with the intent of Policies UD1 'Planning Statements', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', HSG1 'New Housing Developments', M3 'New Development Location and Accessibility', M10 'Parking and Development', of the Haringey Unitary Development Plan (2006) and SPG1a 'Design Guidance', SPG2 Conservation and Archaeology, SPG8a 'Waste and Recycling', SPG8b 'Materials' and SPD 'Housing' of the Haringey Supplementary Planning Guidance and Documents.

 

 

Section 106: No