Agenda item

Reserved matters application for the use of the ground floor and mezzanine level within Block C1 as a Renal Unit (Use Class D1) comprising a total floor area of 2128 sq.m (GEA) including the enlargement of the mezzanine floor (approved under reserved matters application HGY/2009/0246) to create an additional 612 sq.m (GEA) of floorspace, installation of a new ground floor facade, alterations to the basement car parking layout beneath Block C and installation of plant within the basement beneath Block C. Discharge of Conditions 1, 5, 6, 7, 11, 12, 15, 41 and 42 attached to the outline consent.

RECOMMENDATION: Approve reserved matters subject to conditions.

The Committee consider a report, previously circulated, on the reserved matters application for the use of ground floor and mezzanine level within Block C1 as a renal unit. The report set out details of the site and surroundings, planning history, proposed development, relevant planning policy, consultation and responses, analysis, human rights and equalities issues, and recommended that the application for reserved matters be granted, subject to conditions. The Planning Officer gave a presentation setting out key aspects of the application, and responded to questions from the Committee. Although no objectors had registered to speak, the Chair exercised his discretion to permit the applicant to answer questions from the Committee.

 

• The Committee asked whether there would be a café as part of the development; the applicant confirmed that a café was proposed around the corner from the site.
• The Committee asked about the spaces for patient transportation, and it was confirmed that drop-off points were indicated within the application drawings. In respect of the provision for transport associated with the unit, it was confirmed by the transportation officer that, based on analysis from other renal units, a large number of patients would travel using patient transport.

 

RESOLVED

 

That standing orders be suspended to permit the conclusion of the business in hand at 9:50pm.

 

·        The applicant confirmed that the roads around the site were not public access, and would therefore be controlled in terms of traffic, it was also confirmed that there would be 24 hour security at the transport drop-off points.

·        In response to concerns raised by the Committee regarding the secure storage of medical waste, it was confirmed by the architect that all waste would be divided between routine waste and medical waste; medical waste would be held in a secure holding area, with its own dedicated lift and then transported to a designated secure area for collection by specialist contractors. At all stages, such medical waste would be kept secure and there would be no public access to the areas where it was stored.

·        In response to a question from the Committee regarding the small awnings shown above the windows on the drawings, it was confirmed that these had been stated as a requirement by the services consultant, in addition to the shade provided by the opposite building.

·        Planning officers advised that they had accepted the evidence produced by the applicants in respect of the attempts to market the site for retail use in good faith; it was anticipated that retail tenants were more likely to occupy the south west corner of the development, closest to the tube station. In response to a question from the Committee, Mr Dorfman advised that, on the basis of the wider development in the area, which was likely to bring in additional retail floorspace, the proposed use of this location for healthcare was felt to be acceptable.

·        It was confirmed that at basement level, all storage areas associated with the unit would be isolated, but that the car-parking area would be shared with the residential accommodation on the upper floors. The number of parking spaces proposed was confirmed as exceeding the minimum requirements.

 

RESOLVED

 

That reserved matters application HGY/2012/1687 be approved, subject to conditions as below and in accordance with the approved plans and documents as follows:

 

DOCUMENTS

Title

Planning Statement August 2012

Design & Access Statement August 2012

Transport Statement August 2012

Sustainability Statement August 2012

 

PLANS
Plan Number	Rev.	Plan Title
PL 001	A	Site Location Block Plan
PL 002	A	Proposed Ground Floor Plan
PL 003	A	Proposed First Floor Plan Mezzanine Level
PL 004	A	Proposed Basement Floor Plan
PL 009	A	Proposed South Elevation
PL 010	B	Proposed East Elevation
PL 011	B	Proposed West Elevation
PL 012	A	Proposed North Sectional Elevation
PL 013	/	Proposed Detailed Elevation Section

 

Conditions:

 

TIME LIMIT

 

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.

 

DRAWINGS

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

01MP001 Revision B - Basement Plan

01MP003 Revision B - Ground Level Plan Land Uses

01MP004 Revision B - First Floor Level Land uses

01MP005 Revision B - Second and Third Level Plan Land Uses

01MP006 Revision B - Fourth and Fifth Level Plan Land Uses

01MP007 Revision B - Sixth and Seventh Level Plan Land Uses

01MP008 Revision B - Eighth/Tenth Level Plan Land Uses

01MP009 Revision B - 11th - 17th Level Plan Land uses

01MP010 Revision B - Heights Plan

01MP011 Revision B - Red Line Boundary

01MP012 Revision B - Site Phasing

01MP013 Revision B - Site Access

01MP014 Revision B - Public Realm

01MP015 Revision B - Topographical Plan

01MP016 Revision B - Block Storeys

 

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

 

MATERIALS

 

3. 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. 

 

4. 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.   

 

5. Notwithstanding the details of the elevations referred to in the application, a scheme for the design of the facades including window design, glazing and possible artwork shall be submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure a sufficient level of visual interest to the building facades in the interest of good design in accordance with Policies 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. 

 

CYCLE PARKING

 

7. Provision for 7 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. 

 

MECHANICAL PLANT

 

8. 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

 

9. 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

 

10. A Travel Plan shall be submitted to the local planning authority including surveys of travel patterns to the development in use and demonstrating the promotion of use by sustainable transport modes. The developer must appoint a travel plan co-ordinator, working in collaboration with the Site Management Team to monitor the travel plan initiatives annually as well as provide welcome induction packs containing public transport and cycling/walking information such as available bus/rail/tube services, map and time-tables, to all staff.

 

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

 

DISABLED PARKING

 

12. Users of the development shall have access to a minimum of 5 disabled parking spaces in the basement parking area beneath Block C1.

 

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

 

 

INFORMATIVES:

 

A: Notwithstanding condition 26 of HGY/2010/1897, the Local Planning Authority accepts that it will now not be possible to achieve the minimum A1 Retail floorspace across the whole site. Consequently an application will need to be submitted in due course to vary the condition accordingly.

 

B: 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.

 

C: The new development will require naming. 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

 

It is considered that the principle of this development is supported by national, regional and local planning policies which seek to promote a high quality environment and regeneration through the provision of appropriate healthcare and other community infrastructure.

 

 

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

 

 

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', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD6 'Mixed Use Developments',  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'.

 

Section 106: No