Agenda item

Proposed development of 890sqm Community Centre (Use Class D1) and 64 residential units in a part 7/part 8 storey block on Block NE within Hale Village - a reserved matters application (including appearance, layout, scale and landscaping) in relation to outline consent no HGY/2010/1897 and discharge of Conditions 1, 4, 6, 7, 8, 11, 12, 41 and 42 attached to the outline consent.

RECOMMENDATION: Approve reserved matters, subject to conditions.

The Committee considered a report, previously circulated, on the planning application in respect of the former GLS Depot, Ferry Lane, Tottenham (‘Hale Village’). The report set out the proposal, site and surroundings, planning history, relevant planning policy, consultation and analysis, human rights and equalities and additional details regarding the way in which it was proposed that the facility would operate in practice. The Committee was asked to note that paragraph 9.10 in the report was incorrect, and that the dwelling mix should in fact read:

 

No.          %

Studio                4          6%

1-bed               10        16%

2-bed               46        72%

3-bed                 3          5%    

4-bed                 1          2%

 

The recommendation of the report was that permission be granted, subject to conditions. A proposed additional condition in respect of hours of use was tabled at the meeting, along with a detailed plan of the ground floor of the proposed block, marked up to indicate proposed use. The Planning Officer gave a presentation outlining the key aspects of the application, and responded to questions from the Committee.

 

The following points were raised in discussion of the officer report:

 

• It was confirmed that the agreed ground floor layout would form part of the approved plans, and that any substantial change in layout would require further planning approval. It was further reported that a management committee was proposed, who would monitor the use of the space.
• The nursery space was leased to a nursery operator for a minimum of 15 years, indicating the commitment to long term retention of the nursery function at the site.
• In response to a question regarding legal controls over the use of the space, were the Diocese of London to dispose of the premises, it was reported that there was a risk of the use of the space changing within the D1 use class. It was suggested that a condition could be added that permission would need to be sought for any proposed change in the layout in order to have a degree of control over use of the space, however concern were expressed that such a condition would have a negative impact on the flexibility of the centre.
• The Committee was provided with clarification of the Funding and Timing section of Appendix 4 of the report, which set out that under the s106 agreement Lee Valley Estates had provided the Council with £800k for off-site school provision, with £950k in construction costs for the shell of the building as a community space.
• It was confirmed that it would be a decision for the Council as to whether to accept the officer of having Council involvement in the management committee for the community centre.
• With regards to parking, it was confirmed that, in line with Council policy on sustainable transport and the high public transport accessibility rating of the site, the developer had been asked to look at reducing the number of spaces from the 850 maximum number originally granted under the outline planning permission. It was proposed that some private residential units would have associated car parking space but that it was not proposed for affordable units to have parking, and people would be advised that their units were car-free by the developer upon purchase.
• When first granted permission, a higher level of private accommodation had been proposed – this had now been reduced and there had been a substantial increase in the number of student accommodation units, which generally required fewer parking spaces.
• It was confirmed that there would be general, on-street parking spaces available for visitor use, which would be managed by the developer. It was confirmed that the roads surrounding the estate were not covered by a CPZ.
• It was proposed that there would be 6-7 car club spaces available on site. Annual monitoring of the Travel Plan for the site would determine whether additional spaces were required, in line with demand. It was confirmed that people would pay an annual car club membership, but that the set-up costs for the car club, in respect of the TMO and signage, were covered under the s106 agreement.
• The Committee agreed to hear from the applicant on the topic of parking, who advised that it would be possible to purchase visitor parking permits. The applicant also advised that some parking spaces would be leased to affordable residential units, on condition that the parking was in the underground area associated with the residential unit. The applicant was working with the highways department so as not to lead to a situation where cars were being displaced to neighbouring streets, but at the same time not encouraging car ownership.
• In response to a question from the Committee, the applicant advised that they were working with Highways regarding the best location for the proposed car club spaces, as they would prefer these to be in secure, underground parking spaces for the security of residents.

 

Cllr Lorna Reith, ward councillor, address the Committee in support of the application, and raised the following points:

 

• Local ward councillors had campaigned strongly for a reduction in the number of parking spaces at the development, on the basis of the existing congestion in the area. The forthcoming improvement works to the gyratory system were intended only to prevent the situation from worsening.
• The community centre was well-supported locally as there was no similar facility in the local area, and this would meet a community need.
• Detailed discussions had been held on the basis of the space having a primary use as a community centre, and this was no different from many other school halls and community centres which were also used for religious purposes.
• There was interest from a local youth trust in using the space.
• Cllr Reith expressed concern that limiting the ability to alter the interior of the building may have a negative effect on those groups who wished to use it, and would reduce the flexibility of the space.
• There was a need to trust the intention and management of the centre, which had the potential to be an asset to the area.

 

The Committee discussed the application further and asked questions of Cllr Reith:

 

• It was suggested that an alternative way of having some control over changes to use of the community centre would be the introduction of a mechanism for consultation for any proposed change to the layout. This would enable monitoring of the space, without adding constraints. It was suggested that this should be an informative.
• It was confirmed that the original community centre at the Ferry Lane Estate had now been incorporated into the neighbouring school.
• In response to a question regarding parking for the community centre, it was anticipated that this would be primarily for the use of those living in the immediate vicinity, who would be unlikely to travel by car.
• It was understood from the Diocese of London that the day to day running of the centre would be by a management committee, with the involvement of local groups. There was also the offer of having a councillor representative on the management committee, and it was suggested that this be recommended in an informative.

 

Cllr Schmitz proposed a motion that a condition be added requiring planning permission to be sought for any proposed change in the internal layout. This motion was not seconded, and therefore fell.

 

The Chair moved the recommendations of the report, with the additional tabled condition in respect of hours of use and the informatives in respect of consultation on any proposed change in layout and on councillor involvement in the management committee. It was:

 

RESOLVED

 

That reserved matters application HGY/2012/0799 be approved, subject to conditions as below, the additional tabled condition in respect of hours of use, additional informatives in respect of consultation on any proposed change in layout and on councillor involvement in the management committee, and in accordance with the approved plans and documents as follows: 

 

DOCUMENTS

Title

Planning Statement April 2012

Design & Access Statement April 2012

Sunlight & Daylight Report May 2012

Energy Statement April 2012

 

PLANS
Plan Number	Rev.	Plan Title
1276_0010	-	Redline boundary
1276_0110	-	Site Plan
1276_0100	D	Ground floor plan
1276_0101	C	First floor plan
1276_0102	C	Second to Fifth floor plan
1276_0103	C	Sixth floor plan
1276_0104	C	Seventh floor plan
1276_0104	A	Roof plan
1276_200	C	Proposed elevations – North & Section AA
1276_201	C	Proposed elevatuions – East & West

 

CONDITIONS:

TIME LIMIT

1.      The development hereby authorised must be begun not later than the expiration of 2 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.

 

DRAWINGS

2.      The development hereby permitted shall be carried out in accordance with the following approved plans: 1276_0010, 1276_0110, 1276_0100D, 1276_0101C, 1276_0102C, 1276_0103C, 1276_0104C, 1276_0108A, 1276_200C and 1276_201C

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

 

ENERGY AND SUSTAINABILITY

3.      The sustainable design measures, energy efficiency measures and renewable energy measures identified in the Energy Statement  dated April 2012, revision P1  and hereby approved shall be implemented in strict accordance with the details shown and thereafter maintained unless otherwise agreed in writing by the Local Authority.

Reason: To ensure the development achieves the appropriate levels of energy efficiency, in accordance with policies G1, UD1, UD2, and ENV2, of the London Borough of Haringey Unitary Development Plan (UDP) 2006.

 

MATERIALS

4.      Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, areas of hard landscaping and boundary walls shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types 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 other than in accordance with the approved details.  

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.   

 

SIGNAGE

6.      The applicant shall submit 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. 

 

 

LANDSCAPING

7.      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: 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 

 

CYCLE PARKING

8.      That provision for 68 secure cycle parking spaces shall be made within the scheme and permanently retained thereafter to the satisfaction of the Local Planning Authority. 

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. 

9.      Cycle parking spaces for the use of the community centre shall be provided in line with the London Plan.

Reason: To promote travel by sustainable modes of transport to and from the site, in particular cycling.

 

CONSTRUCTION IMPACT MITIGATION

10.    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. 

 

MECHANICAL PLANT

11.    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 

DELIVERY AND SERVICE PLAN

12.    A delivery and servicing plan shall be provided for the development no later than 2 months before first occupation.  The servicing and delivery plan should:

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

b)     set out details of refuse collection arrangements

c)      demonstrate taxi drop-off and pick-up arrangements.

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

 

 

TRAVEL PLAN

13.    A revised Travel Plan shall be submitted to the local planning authority 6 months after first occupation of the development including surveys of travel patterns to the development in use and demonstrating the promotion of use by sustainable transport modes.

Reason: To promote travel by sustainable modes of transport to and from the proposed development.

 

DISABLED PARKING

14.    Users of the development shall have access to a minimum of 2 disabled parking spaces in the close vicinity of the development.

Reason: To ensure that persons with a disability will have access to parking

 

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.

 

 

REASONS FOR APPROVAL 

The reasons for the grant of planning permission are as follows:

a)         It is considered that the principle of this development is supported by national, regional and local planning policies which seek to promote regeneration through housing, employment and urban improvement to support local economic growth.

 

b)         The development is considered to be suitably designed in respect of its surroundings, its impact on neighbouring properties and environmental site constraints.

 

d)     The Planning Application has been assessed against and is considered to be in general accordance with the intent of National, Regional and Local Planning Policies requirements including London Borough of Haringey Unitary Development Plan (UDP) 2006, G2 'Development and Urban Design', G3'Housing Supply', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD6 'Mixed Use Developments', UD9 'Locations for Tall Buildings', HSG1 'New Housing Developments', HSG4 'Affordable Housing', AC2 'Tottenham International', M2 'Public Transport Network', M3 'New Development Location and Accessibility', M5 'Protection, Improvements and Creation of Pedestrian and Cycle Routes', M10 'Parking for Development', , ENV1 'Flood Protection: Protection of the Floodplain and Urban Washlands', ENV2 'Surface Water Runoff', ENV4 'Enhancing and Protecting the Water Environment' ENV5 'Works Affecting Watercourses', ENV6 'Noise Pollution', ENV7 Air, Water and Light Pollution', ENV11 'Contaminated Land', ENV13 'Sustainable Waste Management' and CW1 ‘New Community/Health Facilities’.

 

Please note that the conditions referred to in the minutes are those as originally proposed in the officer's report to the Sub-Committee; any amended wording, additional conditions, deletions or informatives agreed by the Sub-Committee and recorded in the minuted resolution, will, in accordance with the Sub-Committee's decision, be incorporated into the Planning Permission as subsequently issued.