Agenda item

Construction of additional storeys on third and sixth floor and a single storey extension to north west elevation, with ancillary facilities and alterations, to increase accommodation from 146 bedrooms to 182 bedrooms.

RECOMMENDATION: Grant permission subject to conditions.

Cllr Peacock did not take any part in Committee discussions on this item. 

The Committee considered a report, previously circulated, in respect of the planning application at 143 Northumberland Park N17 0TL. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, planning obligations, human rights and equalities.

It was noted that a previous application had been refused planning permission on the grounds on being contrary to Policy HSG5 and resulting in the intensification of use of the hostel. It was advised that this decision had been the subject of a subsequent appeal to the Planning Inspectorate. The appeal had been dismissed and a revised application submitted in line with the Inspectors findings and which was now before the Committee for consideration. The Planning Officer gave a presentation outlining the key aspects of the application and responded to questions from the Committee.

The Committees attention was drawn to the detail of the appeal findings of the Planning Inspector in October 2011 against the previous decision to refuse planning permission. It was emphasised that the Inspector had not refused the appeal on the ground of over-intensification of use of the hostel but on poor standard of design with particular regard to material, height and massing and which would have harmed the character and appearance of the area. The planning application had subsequently been redesigned in line with the Inspector’s findings and officers were now recommending that the revised application be granted planning permission subject to conditions as it was considered that there was no longer strong enough justification to refuse approval using policy HSG5. The Committee was reminded that the Planning Inspectorate decision constituted a highly material consideration that needed to be taken into account during their deliberations.

Cllr Peacock addressed the Committee in her capacity as a local ward Councillor to speak in objection to the application. She outlined some of the issues with the hostel that had been raised over a number of years at her ward surgeries, predominantly those relating to the management and condition of the building. These included structural shortcomings of the building such as the location of WCs and showers on alternate floors and evidence of the unsuitable placement of families with children in the hostel.

Cllr Amin addressed the Committee to speak in objection to the application and expanded on the issues with the hostel that had been advised to her as a ward Councillor. There were general concerns about the placement of vulnerable people in the building and the lack of provision of associated support. Issues had also been raised with the limited communal facilities provided to residents which often resulted in groups congregating outside and causing associated issues with anti-social behaviour.

Mr Turrson-Badoo, a resident from Northumberland Park Road addressed the meeting to speak in objection to the application. He expressed concern over the rising crime and deprivation rate in the area and the impact that an extension of the hostel would have on this. He also had worries that the health and wellbeing needs of hostel residents were not being catered for adequately.

Cllr Bevan also addressed the Committee in relation to the application. He was concerned that the proposal was not in compliance with a number of relevant planning documents including the Mayor’s planning guidance for London and Haringey’s Unitary Development Plan. He urged the Committee to reject the application.

Paul Johnson, the Manager of the hostel and Michael Downey, the project architect addressed the Committee. It was explained that there remained high demand for accommodation in the hostel, which rarely operated below full capacity and also served to provide accommodation for people with limited option for accessing other housing avenues. A review had been undertaken of the existing infrastructure of the building which had reaffirmed that it could support the additional capacity requested. The new plans for the development reflected the comments of the Planning Inspector, with significant improvements made to the design to reduce the impact on the street scene. It was emphasised that the plans constituted an efficient use of the land and additionally would enhance the thermal insulation of the building.

In response to questions from the Committee on the condition of the hostel, the manager advised that a building refurbishment programme was in place and had already started on the ground floor and would include works such as replacement of the current heating system. It was also confirmed that children were only housed in the hostel in an emergency following a referral from the Council.

The Committee expressed serious concern over the social issues associated with the hostel as identified by the ward Councillors and local resident. Also of concern was the general condition of the building and the limited communal facilities provided. In response to this, legal advice was provided that these concerns would fall under housing legislative powers under the enforcement of the Council’s Housing Services.

A motion, which was seconded, was put forward and it was subsequently

RESOLVED

That the application be rejected on the grounds that it did not comply with HSG 5e) on hostel accommodation, HSG 7b) on housing for special needs, HSG 9 438 on density standards, HSG 10 on dwelling mix and area objective G12b).