Agenda item

Change of use from Post Office Sorting Office (sui generis use) to retail use (A1 use), external alterations to create new shop front and entrance feature, new pitched roof and rear fire doors, insertion of mezzanine floor and reconfiguration of the service yard to provide additional staff car parking.

RECOMMENDATION: grant permission subject to conditions and the completion of a s106 legal agreement

The Committee considered a report, previously circulated, on the application to grant planning permission for a change of use for Unit 3 Arena Shopping Park, N4 1ED, a Post Office Sorting Office, to retail A1 use with associated internal and external alterations listed within the report. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions. The Committee were advised of an error to the recommendation listed within the report in that approval would be subject to conditions and not the completion of a s106 agreement. The Committee noted this amendment.

Vincent Maher, the Council’s Head of Development Management, gave a short presentation highlighting the key aspects of the report. Further details were provided on the traffic impact assessment undertaken for the Arena Shopping Park and roads in the vicinity to help scope the potential impact of the application. Since the rejection of the last application, new methodology and modelling approved by Transport for London (TfL) had been developed and which had resulted in the withdrawal of TfL’s previous objection to the development. The assessment had identified that the traffic impact of the development would remain about the same as the current traffic situation in the Park.

The following points were raised in discussion of the application by the Committee:

·        Following a question from Members regarding the potential exacerbation of existing traffic management issues in Arena Park and onto Green Lanes at peak times, confirmation was provided that the traffic analysis had been based on the existing junction, with TfL confirming the existing road layout could cope although it was acknowledged that existing traffic problems would remain. Separate to the planning application, Members proposed that it would be valuable for an additional traffic survey to be undertaken by the Council three months after completion of the development to further assess any impact of the application on traffic issues.

·        In relation to arrangements for parking management in the Park for the new development, it was proposed that officers be delegated to negotiate and draft conditions with the freeholder and tenant which was agreed by the Committee.

The Chair moved the recommendation of the report and it was

RESOLVED

That application HGY/2013/0251 be granted subject to conditions.

CONDITIONS

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

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

Reason: In order to avoid doubt and in the interests of good planning.

3.    The use hereby permitted shall not be operated before 0800 or after 2200 hours on any day.

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

4.    That where reasonably possible, not less than 20 percent (20%) of onsite workforce (excluding managers and supervisors) employed during the landlords construction period  ( i.e. the external works comprising new shop front and entrance features, new pitched roof, and reconfiguration of car parking and excluding internal works including the installation of mezzanine)  for the proposed development comprise of ‘local residents’. In the event that achieving 20% proves impracticable for reasons notified in writing to and approved by the Council then another figure agreed by the relevant parties concerned (acting reasonably) may be acceptable.  Note: ‘Local’ is defined as employees preferably within the Haringey confines, but where not practicable, will include North London Sub-Region. This is consistent with Construction Web’s approach.

Reason: In order to provide employment opportunities for local residents in accordance with Policy G4 of the Haringey Unitary Development Plan and Policy 4.12 ‘Improving Opportunities for All’ of the London Plan. 

5.    That where reasonably practicable not less than 10 percent (10%) of the onsite ‘local’ workforce (excluding managers and supervisors) employed during the landlords construction  period  ( i.e. the external works comprising new shop front and entrance features, new pitched roof, and reconfiguration of car parking and excluding internal works including the installation of mezzanine)  for  the proposed development comprise of trainees, but in the event that achieving 10% proves impracticable for reasons notified in writing to and approved by the Council then another figure agreed by the parties concerned acting reasonably may be acceptable. These trainees can be self employed or sourced from ‘local’ Small and Medium size Enterprise’s. Note: The ten percent (10%) trainees is included in the 20 percent (20%) figure of ‘local employees’ and not the percentage of the workforce on-site as a whole.

Reason: In order to provide employment opportunities for local residents in accordance with Policy G4 of the Haringey Unitary Development Plan and Policy 4.12 ‘Improving Opportunities for All’ of the London Plan. 

6.    Prior to occupation of the development, a Travel Plan in compliance with Transport for London Guidance shall be submitted to & approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To minimise the traffic impact of this development on the adjoining roads, and to promote travel by sustainable modes of transport in accordance with Policy UD3 ‘General Principles’ of the Haringey Unitary Development Plan and Policy 6.12 ‘Road Network Capacity’ of the London Plan.

7.    No development shall take place until the development has been registered with the Council’s Considerate Contractors.

Reason: In order to minimise the impact on local amenity from demolition and construction works in accordance with Policies UD3 ‘General Principles’ of the Haringey Unitary Development Plan and Policy 7.14 ‘Improving Air Quality’ of the London Plan.

REASONS FOR APPROVAL

The reasons for the grant of approval 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 appropriate development within local and town centres.

b)         The development is considered to be suitably designed in respect of its surroundings and its impact on neighbouring properties, and would cause no significant harm to the highway network.

a)    The Planning Application has been assessed against and is considered to be in general accordance with

·        National Planning Policy Framework;

·        London Plan Policies, 5.3 ‘Sustainable design and construction’, 6.1 ‘Integrating transport & development’, 6.3 ‘Assessing effects of development on transport capacity’, 6.4 ‘Enhancing London’s transport connectivity’, 6.11 ‘Smoothing traffic flow and tackling congestion’, 6.12 ‘Road Network Capacity’, 6.13 ‘Parking’, 7.2 ‘Creating an inclusive environment’, 7.3 ‘Designing out Crime’, 7.4 ‘Local character’,7.5 ‘Public realm’, 7.6 ‘Architecture’, 8.3 ‘Community Infrastructure Levy’; and

·        Haringey Unitary Development Plan (UDP) 2006 Policies G1 ‘Environment’, G2 ‘Development and Urban Design’, G4 ‘Employment’, G6 ‘Strategic Transport Links’, UD1 ‘Planning Statements’, UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD7 ‘Waste Storage’, ENV6 ‘Noise Pollution’, ENV7 ‘Air, Water and Light Pollution’, ENV11 ‘Contaminated Land’, M10 ‘Parking for Development’ and TCR1 ‘Development In Town And Local Shopping Centres’.

INFORMATIVES

The proposed development requires lining and signage. The necessary works will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020 8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.

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.

To assist applications the Local Planning Authority has produced policies and written guidance, all of which is available on the Council’s website and which has been followed in this instance.

The local planning authority delivered the decision in a timely manner.