Agenda item

The Committee considered a report, previously circulated, on the application for planning permission at Pembroke Works, Campsbourne Road. The report set out details of the site and surroundings, images, the planning history, description of the proposal, relevant planning policy, consultation and responses, analysis of the application, sustainability, human rights and equalities issues and planning obligations, and recommended that the application be granted, subject to conditions and a section 106 legal agreement. Marc Dorfman gave a presentation outlining key aspects of the report, and advised that a meeting could be arranged with Members in order to consider the proposed materials to be used, prior to final approval of materials. The Committee examined the drawings and plans.

 

The Committee discussed the application, and raised the following points:

 

·        The Committee noted the proposed level of affordable housing, and it was felt that this contradicted the stated policy of encouraging higher levels of affordable housing in the West of the borough. Mr Dorfman acknowledged that the level was relatively low, but advised that the Council was ensuring that affordable rents were set at no more than 32% of market rents.

·        Mr Dorfman confirmed that the section 106 agreement would include £23k for local employment and training skills.

·        The Committee expressed concern that the development would represent a change from skilled to unskilled work, in response to which Mr Dorfman advised that the scheme would deliver training and employment support for young people across a range of skill sets.

·        In response to a question from the Committee regarding the overall level of affordable housing in general, and when this would increase, Mr Dorfman reported that the current level of affordable units reflected that applications were being brought forward at a time when levels of subsidy were very low, and it was positive that affordable housing could be delivered in this environment, even at the low levels noted.

 

The Chair moved the recommendations of the report and it was:

 

RESOLVED

 

1)    That planning permission be granted in accordance with planning application no. HGY/2012/1190, subject to a precondition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town and Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

 

1.1)          26% in units and 32% of affordable habitable rooms comprising of 7 shared ownership units of 5 x 1 bedrooms and 2 x 2 bedrooms, and 4 x 4 bed affordable rent units (to be let to tenants nominated by the Council at an ‘affordable rent’ equivalent to no more than 32% of the market rent).

1.2)          A contribution of £232,000 towards educational facilities within the Borough according to the formula set out in Policy UD10 and Supplementary Planning Guidance 10c of the Haringey Unitary Development Plan July 2006.

1.3)          The applicants need to enter into a s.38 Highways Act agreement with the council as Local Highway Authority contribution of £60,000 is being sought in order to dedicate a strip of land between 1.95 and 2.24 metres in width from the proposed site entrance to the junction with Pembroke Road to widen the carriageways on Campsbourne Road and provide inset parking bays.

1.4)          A contribution of £23,000 towards local employment and training skills.

1.5)          Plus a monitoring fee which equates to £1,500.

1.6)          The s106 to secure one ‘car club’ space on site with the provision of one year’s free membership to an associated car club scheme for residents of the new development. The s106 to also secure free ‘car club’ membership for 42 units for one year, which equates to £2,100.

1.7)          The s106 to secure affordable commercial space no more than 50% of market rates in perpetuity.

1.8)          A residential travel plan must be secured by the s106 agreement, as part of the detailed travel plan, the following measures must be included in order to maximise the use of public transport:

 

a)    The developer must appoint a travel plan co-ordinator, working in collaboration with the Facility management Team to monitor the travel plan initiatives annualy.

b)    Provision of welcome induction packs containing public transport and cycling / walking information like available bus / rail / tube services, map and timetables to all new residents.

c)    Establish or operate a car club scheme, which includes at least 2 cars spaces. The developer must offer free first year membership to all new residents.

d)    Adequate residential cycle provision, in line with the 2011 London Plan for the residential development.

 

2)    That following completion of the Agreement referred to in resolution (1) above, planning permission be granted in accordance with planning application no. HGY/2012/1190 and Applicant’s drawing No’s 0100, PL_0102, PL_0300, PL_1001B, PL_1002 – PL_1005 incl.; PL_2000 and PL_3000 – PL_3006 incl.

 

Subject to the following condition(s):

 

EXPIRATION OF PERMISSION

 

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 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.

 

PRE-COMMENCMENT CONDITIONS 

 

MATERIALS & EXTERNAL APPEARANCE

 

3.  Notwithstanding the description of the materials in the application, no development shall be commenced until precise details and samples of the materials (including but not limited to, brick, cladding, windows and roofing materials) to be used in connection with the development hereby permitted have been submitted to and approved in writing by 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 and to preserve the historic character of the building and conservation area.

 

BALCONY DESIGN

 

4.  Notwithstanding the details submitted in the approved drawings, no development shall commence until full details and specifications of the balconies (which shall consist of fixed obscured glazing panels) have been submitted to and approved in writing, by the local planning authority and implemented in accordance with those details approved under this condition. 

 

Reason: In order to safeguard the visual amenity of the proposed new building and the area generally.

 

PHOTOVOLTAIC EQUIPMENT

 

5.  Prior to the commencement of the development full details and design of the photovoltaic equipment shall be submitted to and approval by the Local Planning Authority and implemented in accordance with those approved details. 

 

Reason: To ensure the development is sustainable.

 

BOUNDARY TREATMENT AND LANDSCAPING

 

6.  Notwithstanding the details of landscaping referred to in the application, no development shall commence until a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of: 

 

a.    those existing trees to be retained. 

 

b.    those existing trees to be removed. 

 

c.   those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be agreed with the Council's Arboriculturalist. 

 

d.   Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

HARD LANDSCAPING

 

7. Notwithstanding details shown in the proposed application, no development shall commence until details of a scheme depicting those areas to be treated by means of hard landscaping have been submitted to, approved in writing by the local planning authority and implemented in accordance with the approved details. Such a scheme shall include detailed drawing(s) of those areas of the development to be so treated, a schedule of proposed materials and samples and details of those areas which are permeable surfaces, to be submitted for written approval on request from the Local Planning Authority.

 

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

 

WASTE AND RECYCLING MANAGEMENT, STORAGE & COLLECTION

 

8.  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.

 

Reason: In order to protect the amenities of the locality.

 

CONSTRUCTION MANAGEMENT PLAN

 

9.  Prior to the commencement of the development, a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted to and approved by the local authority's. The plans shall contain details of how construction work (inc. demolitions) are to be undertaken to minimise disruption to traffic and pedestrians on Hornsey High Street, Campsbourne Road and the road surrounding and vehicle movements planned and co-ordinated to avoid the AM and PM peak periods. 

         

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation 

 

CONTAMINATED LAND

  

10. Before development commences other than for investigative work:

 

a)  A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced. The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

 

b)  If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable:-

 

§  Risk assessment to be undertaken, refinement of the Conceptual Model, and the development of a Method Statement detailing the remediation requirements.

 

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.

  

c) If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site. 

Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

 

CONTROL OF CONSTRUCTION DUST

 

11. Prior to commencement of the development, a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted and approved by the LPA. This shall be with reference to the London Code of Construction Practice. In addition either the site or the Demolition Company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the LPA prior to any works being carried out on the site. 

 

Reason: To protect the amenities of nearby properties.

 

EXTERNAL LIGHTING

 

12. 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.

 

CONSIDERATE CONSTRUCTOR SCHEME

 

13. The site or contractor company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on the site.

 

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

 

BREEAM – DESIGN STAGE ASSESSMENT

 

14. The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Notwithstanding the BREEAM pre-assessment referred to in the submitted Sustainability Statement (Document Ref: REP-PL-HOR-011A), a BREEAM design stage assessment will be submitted to the Local Planning Authority prior to the commencement of construction. The BREEAM design stage assessment will be carried out by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

POST-COMMENCMENT CONDITIONS

 

BREEAM CERTIFICATE

 

15. The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Within three months of the occupation of the completed development, a copy of the Post Construction Completion Certificate for the relevant building verifying that the “Very Good” BREEAM rating has been achieved shall be submitted to the Local Planning Authority. The Certificate shall be completed by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

USE CLASS ORDER RESTRICTION

 

16.     Notwithstanding the provisions of the Town & Country Planning (Use Classes) Order 1987 the premises shall be used as Class B1 only and shall not be used for any other purpose including any purpose within Class A1 unless approval is obtained to a variation of this condition through the submission of a planning

 

CYCLE PARKING

 

   17.      Notwithstanding the existing 42 sheltered secure cycle parking spaces currently provided for the proposed site, the applicant will be required to provide a total of 59 sheltered secure cycle parking spaces in line with the standard required by the 2011 London Plan which requires the applicant to provide 2 spaces for 3 and 4 bed units. Such a scheme shall include a detailed drawing of the allocated sheltered secure cycle parking spaces to be submitted for written approval on request from the Local Planning Authority, prior to the occupation of the development.

 

Reason: to provide enhance cycling facilities in order to promote travel by sustainable modes of transport to and from the site. 

 

SECURED BY DESIGN

 

18.       The development hereby authorised 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' and 'Designing out Crime' principles.

 

Reason: In order to ensure that the proposed development achieves the required crime prevention elements as detailed by Circular 5/94 'Planning Out Crime'.   

 

SATELLITE AERIALS

 

19.   Prior to the occupation of the development, details of a scheme for a central satellite dish/aerials shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

 

Reason: In order to prevent the proliferation of satellite dishes on the development.

 

SIGNAGE

 

20. Any signage required for the proposed commercial 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.

 

CONSTRUCTION HOURS

 

21.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 development requires naming / numbering. Please contact Local Land Charges (tel. 0208 489 5573) at least weeks 8 weeks before completion of the development to arrange allocation of suitable addresses.

 

INFORMATIVE:

The Council will wish to see that in respect of both external finish and internal standards of finish, the affordable housing and the private housing elements shall be completed to the same standards; and that this requirement shall be contained within the Section 106 Agreement.

 

INFORMATIVE:

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.

 

REASONS FOR APPROVAL

 

The proposed redevelopment of this site with a mixed use scheme comprising of residential and commercial use would unlock the full potential of the site, providing a better frontage onto Campsbourne Road.

 

The scale, bulk and massing of the proposed development will not be significantly greater to that of the adjoining building. The proposed development will not give rise to a loss of privacy or result in a significant degree of overlooking of the rear elevations/ rear gardens of the properties fronting High Street. The density of the proposed development is considered appropriate for a built up site located in close proximity to good transport links and a town centre.

 

The proposed development is considered to be in accordance with Policies within Haringey’s Unitary Development Plan (2006)’. UD3 'General Principles', UD4 'Quality Design', EMP1 ‘Defined Employment Area – Regeneration Area’, HSG 9 'Density Standards', M10 ‘Parking for Development’; OS17 ‘Tree Protection, Tree Masses and Spines’ and Supplementary Planning Guidance ‘SPG 1A 'Design Guidance and Design Statements' and SPG 3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight'.

 

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.