Agenda item

Erection of an extension to the Commercial Laundry at the eastern end of the site (Use Class B2), the formation of a loading bay for two delivery vehicles, erection of vehicle maintenance building and the erection of a new retaining wall and an acoustic fence, retention of existing retaining wall and hardstanding and use of hardstanding for parking of domestic passenger vehicles for staff. Reconsulting due to amended plans.

RECOMMENDATION: Grant permission subject to conditions.

The Committee agreed that, in the absence of any parties wishing to speak in respect of the other application on the agenda, the order of the agenda be varied to take the planning application for 555 White Hart Lane next.

 

The Committee considered a report on the planning application in respect of 555 White Hart Lane, N17. The report set out details of the proposal and site, planning history, relevant planning policy, consultation and responses, analysis, human rights and equalities, and recommended that the application be granted, subject to conditions. The Planning Officer gave a presentation outlining key aspects of the report, and advised that an additional letter had been submitted by a local resident, stating that the points raised in the petition submitted in response to the previous application on the site were still valid, despite the amendments made to the application, and that the operation of the site continued to be very disruptive to local residents throughout the night.

 

Cllr Bull, ward councillor, and a local resident, Ms Chorley, addressed the Committee in objection to the application and raised the following points:

 

• The level of noise from the site was unacceptable; the applicant had not engaged with residents at all and ignored complaints. Cllr Bull confirmed that he had personally experienced the noise nuisance emanating from the site, as reported by residents.
• As a result of the previous unauthorised removal of the embankment, there had been significant slippage of residents’ gardens, resulting in the collapse of garden structures and trees in places, and large parts of the gardens becoming unusable. This had significantly affected residents’ quality of life.
• Anything that would alleviate residents’ concerns would be beneficial, and the best outcome would be for the applicant to start to work meaningfully with residents.
• Residents were disturbed by lorries driving on the site throughout the early hours of the morning, particularly travelling over speed humps and making constant noise.
• The proposed parking would be very close to residential gardens, with all the attendant noise and fumes – residents should not have to put up with this level of disturbance.

 

The Committee asked questions of Mr Holland, the acoustic consultant working on behalf of the Council, and the following points were raised in respect of acoustic matters:

 

• In response to questions regarding the effective height and recommended materials for an acoustic barrier, Mr Holland advised that the proposed height of 4.4m was significant, and that the material proposed was similar to that used on motorways, which looked like timber, but incorporated specialist noise absorbing material.
• Restricting the use of the hardstanding near to residential properties to domestic vehicles was expected to reduce disturbance caused by lorries, etc on this part of the site.
• It was confirmed that sound insulation of the laundry building was a proposed condition, in addition to the blocking off of the doorway facing residential properties.
• In response to a question regarding the most effective way of addressing residents’ concerns regarding noise, Mr Holland reported that replacement of the bund with acoustic fencing, restricting parking and effective management of the site should have an impact. In respect of the laundry, which was currently felt to constitute a statutory noise nuisance, blocking the existing opening and ensuring that the side of the building facing residential properties was completely sealed and sound insulated would be essential.
• It was anticipated that the acoustic fencing should last without deterioration for 10-20 years, provided that it was not damaged. It was suggested that a condition could be added in respect of maintenance of the acoustic fence, and setting out the time within which and damage must be repaired.
• Mr Holland advised that the speed hump was a considerable contributor to noise, and it was suggested that a condition could be added requiring the removal of the speed hump. Maurice Richards, Transportation, advised that a horizontal chicane could be used to control vehicle speed on the site.
• It was suggested that the conditions should be worded such that the acoustic fence must be completed before any other work could take place on site.
• It was suggested that a considerate contractor condition be added, in order to ensure that a contact telephone number was made available to residents during works.
• It was confirmed that residents would be notified in writing of the decision of the Committee.

 

The Chair moved the recommendation of the report, with additional conditions in respect of maintenance and repair of the acoustic fence, the removal of the existing speed hump and considerate construction, and the amended wording of condition 16 such that the acoustic fencing must be completed before any other works on the site were undertaken, and it was:

 

RESOLVED

 

That, with the addition of conditions in respect of maintenance and repair of the acoustic fence, the removal of the existing speed hump and considerate construction, and the amended wording of condition 16 such that the acoustic fencing must be completed before any other works on the site were undertaken, planning application HGY/2010/1924 be granted, subject to conditions and in accordance with the approved plans and documentation as follows:

 

Drawing No’s: 5061/PLN-009 B; 5061/PLN-005B; 5061/PLN-007B; 5061/PLN-008C Rec 30/4/12; 009D Rec 02/04/12 5061/PLN-020RevA Rec 10/6/11, 5061/PLN-021 Rev A Rec 10/6/11 PLAN C; PLAN D, PLAN E; PLAN F, and subject to the following conditions:

 

IMPLEMENTATION

 

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2. The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

MATERIALS

 

3. Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.   

 

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

 

LAUNDRY

 

4. Not withstanding the approved plans, the rear nothern vehicular access to the existing laundry shall be removed and replaced with a solid wall and shall be permanently retained as a solid wall. This end elevation in closest  proximity to residential property together with the rear elevation of the proposed extension to the laundry shall be insultated to prevent the transmission of noise. Details of material including insulation material and method of constuction shall be submitted in writing to the Local Planning Authority and approved in writing and the works approved shall be carried out in accordance with the approval before the development approved can be occupied and permanently retained and maintined to the satisfaction of the Local Planning Authority..

 

Reason: In order to protect the amenity of the residential property on the boundary of this site.

 

5. No power tools or machinery audible at the site boundary shall be used at the premises, other than portable hand tools.

 

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

 

6. The fire doors on the northern rear elevation of the Laundry should be fixed shut and only be openable in the case of a fire or emergency. They must not be wedged open for the purposes of ventilation.

 

Reason: In order to protect the amneity of residential properties along this boundary.

 

7. All plant, machinery and equipment (including refrigeration and air conditioning systems and extract fans) to be used by reason of the granting of this permission  shall be so installed, maintained and operated as to prevent the transmission of noise and vibration into any neighbouring premises.

 

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

 

8. From the proposed plant, measured or predicted at 1m from the facade of any residential premises shall be a rating level of at least 5dB(A) below the background noise level LAF90.  The measurement and/or prediction of the noise should be carried out in accordance with methodology contained within BS 4142: 1997. A noise report shall be produced by a competent person(s) to demonstrate compliance with the above criteria, and shall be submitted to and approved by the local planning authority.         

 

Reason:  In order that the machinery and equipment used in connection with the proposed permitted use does not give rise to noise and vibration nuisance and detract from the amenity of residential properteis

 

9. Any new plant and associated equipment shall be designed, acoustically insulated and maintained to a level to be at least 5dB(A) below the underlying measured background level when measured at the nearest noise sensitive facade. The development shall not be carried out otherwise than in accordance with the above criteria unless otherwise approved in writing by the Local Planning Authority.

 

Reason: To safeguard the amenity of the occupiers of adjoining properties and the area generally by preventing noise and vibration nuisance in accordance with Policies UD3 General Principles and ENV6 Noise of the Haringey Unitary Development Plan.

 

10. The loading and unloading of vehicles shall take place in the new loading bay only.

 

Reason: To prevent the transmision of noise from the loading bay

 

VEHICLE REPAIR AND MAINTENENCE GARAGE

 

11. Notwithstanding the approved plans, the proposed Northern rear door of the garage, in closest proximity to residential properties on Norfolk Avenue shall be replaced with a solid wall. This rear wall together with the roof of the garage shall be insulated to prevent the transmission of noise. Detail of the materials to be used for the construction of the garage together with details of insulation for the roof and walls and method of construction, shall be submitted in writing to the Local Planning Authority and approved in writing and the works approved shall be carried out in accordance with the approval before the development approved can be occupied and permanently retained and maintined to the satisfaction of the Local Planning Authority.

 

Reason:To protect the amentiy of the residential properties at the rear of the site.

 

12. No panel beating, paint spraying or mechanical car or vehicle drying operation shall be carried out within the the maintenance and repair garage the subject of this permission.

 

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

 

13. All work of repair to vehicles  shall take place within the garage building only.

 

Reason: In order not to prejudice the safety and free flow of pedestrian and vehicular traffic on the adjoining periphery road and not to prejudice the amenity of residential properties at the rear.

 

14. The vehicle repair and maintenance garage use hereby permitted shall not be operated  before 0900 or after 1700 hours Monday to Friday and not at all on Saturday, Sundays or Bank Holidays.

 

Reason: This permission is given to facilitate the beneficial use of the premises  whilst ensuring that the ameniities of adjacent residential properties are not diminished.

 

15. The vehicle repair garage is to be used only for the  sevicing of Carlton Laundary delivery vehicles below 7.5 Tons and for this purpose only and shall not only be used to service any other vehicles.

 

Reason: In order to ensure that the intensity of the use is in accordance with the permission sought and that  the  ameniities of adjacent residential properties are not diminished.

 

RETAINING WALL AND ACOUSTIC BARRIERAND NEW TREE PLANTING

 

16. Prior to the commencement of the development, the detail of the acoustic barrier at the boundary of the site with Thetford close together with details of an acoustic barrier at the rear of Norfolk Avenue; including location, height, appearance and acoustic details shall be agreed with the LPA in writing and implemented in accordance with the agreed details and shall be permanently retained.

 

Reason: To safeguard the amenity of the occupiers of adjoining properties and the area generally by preventing noise and vibration nuisance in accordance with Policies UD3:General Principles

 

17. Prior to the commencement of works, a Method Statement must be submitted to the Local Planning Authority for the erection of the new retaining wall and details of methods, materials and construction of the new retaining wall and associated work and approved in writing and inmplemented in accordance with this plan.

 

Reason:In order to ensure that the wall is replaced safely and is structurally sound.

 

18. The works hereby approved shall be carried out to the satisfaction of the Council's Arboriculturalist acting on behalf of the Local Planning Authority to include the folllowing provision: The hawthorn trees, the number and  their location shall be agreed with the Council's Arboriculturalist and planted in the first growing season thereafter and replanted if necessary and maintained to the satisfaction of the Local Planning Authority.

 

Reason: In order for the works to be supervised by the Council's Arboriculturalist to ensure satisfactory tree practice in the interest of visual ameniity of the area.

 

PARKING AND CIRCULATION

 

19. Before the use hereby permitted the proposed on-site parking arrangement shall be laid out and demarcated in accordance with the approved plans titled Plan D (future parking) and Plan F (future parking) and revised plan 5061/PLN-020Rev A, 5061/PLN-021Rev A and retained thereafter available for that specific use.

 

Reason: To ensure the permanent availability of the parking manoeuvring area, in the interests of highway safety.

 

20. The applicant should provide a minimum of 15 (fifteen) bicycle racks, which shall be enclosed under a shelter.

 

Reason: To improve conditions for cyclists at this location.

 

21. The applicant should submit a work place Travel Plan which would include the provision of other cycle facilities such as shower room and locker provision.

 

Reason: To improve the conditions for cyclist at this location and minimise the traffic impact of this development on the adjoining highway network

 

22. The parking area on the exisiting and new hardstanding to the rear of the site shall be used for the purposes of parking domestic passenger vehicles for employees of the Carlton Laundry only and not to be used for any commercial vehicle parking including  Carlton Laundry delivery and pick-up vehicles.

 

Reason: To reduce the noise impact upon local residents which may be caused by commercial vehicle parking          

 

23. The Carlton Laundry vehicles associated with the expansion of the Laundry shall not exceed 7.5 Tons maximum vehicle size.

 

Reason: To ensure that large heavy goods vehicles do not increase on this site therby protecting the residential amenity at the rear of the site.

 

MANAGEMENT OF THE SITE

 

24. Nothwitstanding the 'Instruction to Drivers at 555 White Hart Lane' submitted with letter dated 14/4/2012 from Charisma Spatial Planning, a management plan must  be submitted  identifying how noise and nuisance from moving, parking, stationary or ideling vehicles on the site and those entering and leaving the site will be managed and how these measures together with 'instructions to drivers' will be managed and enforced. The management plan must be submitted in writing to the Local Planning Authority, approved in writing and implemented in accordance with the approved management plan.

 

Reason: in order to minimise the impact of vehiculr  impact on  the amenity of the neighbouring properties at the rear of the site.

 

TREE PROTECTION

 

25. Before any works herein permitted are commenced, all those trees to be retained, as indicated on the approved drawings, shall be protected by secure, stout, exclusion fencing erected at a minimum distance equivalent to the branch spread of the trees and in accordance with BS 5837:2005 and to a suitable height. Any works connected with the approved scheme within the branch spread of the trees shall be by hand only. No storage of materials, supplies or plant machinery shall be stored, parked, or allowed access beneath the branch spread of the trees or within the exclusion fencing.

 

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

HARD LANDSCAPING

 

26. Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated, a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority.

 

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

 

27. Notwithstanding the details contained within the plans hereby approved, full details of boundary treatments, including fencing and gates, to the entire site be submitted to and approved by the Local Planning Authority prior to the commencement of the development.

 

Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

EXTERNAL LIGHTING

 

28. Notwithstanding the details contained within the development hereby approved, full details of the artificial lighting scheme to the entrance, vehicular routes and parking areas, pedestrian routes and designated communal amenity space shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development.

 

Reason: to ensure the satisfactory appearance of the development.

 

WASTE MANAGEMENT

 

29. That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority. The detailed scheme shall include:

(a) Adequate waste storage arrangements must be made so that waste does not need to be placed on the public highway other than immediately before it is due to be collected. Further detailed advice can be given on this where required.        

(i) Full details of the waste storage areas including elevation plans, dimensions, and materials shall be provided to and approved by the local planning authority.          

(j) The applicant shall provide a written legal agreement that the freeholder/ leaseholder signs which stipulate that the occupants are made aware where their refuse and recycling storage is and that they will not dump in White Hart Lane. Once this agreement has been signed and a copy of this signed document will need to be forwarded to Chris Collings contract monitoring officer Environmental Resources.   

(b) The managing agents are to have a cleansing schedule in place to remove litter from the internal areas of the site, including cleansing of the waste storage area

 

Reason: In order to protect the amenities of the locality and to comply with Haringey Waste Management requirements.

 

Reason: In order to have regard to the amenities of local residents, businesses, visitors and construction sites in the area during construction works.

 

CONSTRUCTION HOURS

 

30. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

 

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

 

INFORMATIVE: The applicant is advised that works to the rear fence and gardens of Thetford Close should be implemented when the new structural wall is costructed. The extent of the works are outlined in William. J Marshall & partners revised engineering statement dated 27th May 2011 states 'As part of the works, the existing boundary fence will be repaird/replaced and a gate for access provided. The gardens and structures along the boundary fence will also be reinstated where damaged by the movement of the existing wall.

 

INFORMATIVE: Waste CommentsSurface 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.

 

REASONS FOR APPROVAL  The reasons for the grant of planning permission are as follows:  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', EMP2 Designated Employment Locations-IL', M10 'Parking and Development', OS17 'Tree Protection, Tree Masses and Spines' of the Haringey Unitary Development Plan (2006) and SPG1a 'Design Guidance', SPG7a 'Vehicle and Pedestrian Movement', SPG8a 'Waste and Recycling', SPG8b 'Materials', of the Haringey Supplementary Planning Guidance and Documents.

 

Section 106: No