Agenda item

Demolition of a derelict commercial building (B2) and a vacant land parcel, to

provide 18 residential dwellings, associated landscaping, refuse and recycling facilities and 2 disabled car parking spaces.

 

RECOMMENDATION: grant permission subject to conditions and a s)106 agreement.

The Committee considered a report on the application to grant planning permission for the demolition of a derelict commercial building to the land rear of 318-320 High Road N15 4BN to provide 18 residential dwellings. 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 and the signing of a s106 agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the reports. The Committee were advised that in the interests of flexibility, the s106 agreement for the scheme would provide for a minimum 50% affordable housing provision on site although the applicant, Sanctuary Housing was proposing 100% affordable housing on site consisting of a mix of social rent, intermediate rent and shared ownership.

 

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

·        The car restricted designation of the scheme was noted. Members emphasised the importance of future residents being made fully aware of this designation before committing to living there. Officers confirmed that standard wording could be added to the s106 agreement to require the applicant to provide the Council with evidence that new residents were informed of the car restricted designation of the scheme.

·        Clarification was requested on the proposed £500 per annum maintenance contribution to be made by the applicant to allow future residents of the scheme to use the playground in nearby Saltram Close estate. Officers would ensure that the contribution was inflation linked if provided in instalments as opposed to a one off up front lump sum covering the agreed 25 year contribution period.

·        Members expressed concern regarding the narrow nature of the main access entrance to the site located on the High Road and the lack of pedestrian and vehicular separation. Officers advised that this access would only serve the two disabled parking bays on the site thereby with a limited number of vehicle movements, with refuse collections and access for servicing provided through Saltram Close. Officers acknowledged that although the access route was not ideal, it was established and located on private land thereby limiting the opportunity for the Council to object to its use.

 

Cllr Bevan addressed the Committee in objection to the application in regards to the lack of consultation with residents of Saltram Close over residents of the scheme having access to the estate’s playground. It was considered that the maintenance contribution to be secured under s106 agreement for this access was insufficient. 

 

The applicant’s representative addressed the Committee and raised the following points:

·        The scheme had a high quality design and the applicant as a registered housing association aimed to improve the local area and community.

 

·        Confirmation was provided that the amount of the maintenance contribution for access to the Saltram Close play area had been proposed by the Council’s Housing Enablement Team.

·        With regards to the materials proposed for the external surfaces of the scheme, the applicant confirmed there would be some flexibility in those selected. As such, it was agreed to amend condition 3 to require the applicant to consult with the Committee prior to final approval by the Planning Service and also to extend the condition to include samples of materials proposed for balconies. 

·        In response to a question, confirmation was provided that Sanctuary Housing did not own the access route to the site but had right of way as an existing entrance route. In relation to lighting and security arrangements, the applicant would work with the local crime prevention officer to minimise risks and was also required as a condition of funding to obtain a Secured by Design certificate.

 

The Chair moved the recommendation contained within the report including the proposed amendment to condition 3 listed above, and it was

 

RESOLVED

·        That planning permission HGY/2011/1985 be approved subject to conditions and the signing of a s106 agreement.

 

IMPLEMENTATION

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.

 

DRAWINGS

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.

 

MATERIALS

3. Samples of materials to be used for the external surfaces of the development 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: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4. No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved.  These details shall include (proposed finished levels or contours, means of enclosure, car parking layout, other vehicle and pedestrian access and circulation areas, hard surfacing materials, minor artefacts and structures (e.g. furniture, play equipment refuse or other storage units, signs, lighting etc.), retained historic landscape features and proposals for restoration where relevant, and thereafter retained in perpetuity.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

5. Before the development hereby permitted is commenced details of balcony screening between the two buildings  shall be submitted to and approved in writing by the Planning Authority. Development shall be carried out in accordance with the approved details prior to the first use of the balcony and the screening shall be retained in perpetuity unless otherwise agreed in writing by the Planning Authority.

Reason: To avoid overlooking into the adjoining properties and to comply with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 General Principles of the Haringey Unitary Development Plan 2006.

 

WASTE AND RECYCLING COLLECTION

6. Details of a scheme for the storage and collection of refuse from the premises shall be submitted to and approved by the Local Planning Authority prior to the commencement of the use. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the locality and to comply with Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2011.

 

 ARCHAEOLOGY   

7.  A) No demolition or development shall take place until the applicant has secured the implementation of a programme of archaeological  work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority.

B) No development or demolition shall take place other that in accordance with the Written Scheme of Investigation approved under Part (A).

C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (A), and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured.
Reason: Heritage assets of archaeological interest survive on the site. The planning authority wishes to secure the provision of archaeological investigation followed by the subsequent recording of significant remains prior to development (including preservation of important remains), in accordance with recommendations given by the borough and in PPS 5/NPPF.

 

CONTAMINATED LAND

8. 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:-

a risk assessment to be undertaken; refinement of the Conceptual Model, and the development of a Method Statement detailing the remediation requirements; and

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.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

COMBUSTION AND ENERGY PLANT

9. Prior to installation details of the boilers to be provided for space heating and domestic hot water should be forwarded to the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 40 mg/kWh (0%).

Reason: To ensure that the Code for Sustainable Homes assessment obtains all credits available for reducing pollution, as required by The London Plan Policy 7.14.

 

CONTROL OF CONSTRUCTION DUST

10. No works shall be carried out on the site until 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 work being carried out on the site.

Reason: In order to minimise harm to air quality and residential amenity in accordance with Saved UDP Policy ENV7.

 

CONSTRUCTION TRAFFIC

11. Three months prior to commencement of the development hereby permitted, details a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted, approved in writing by the Local Planning Authority and implemented accordingly. The Plans must provide details on how construction work would be undertaken in a manner that disruption to traffic and pedestrians on High Road Tottenham and Stainby Road is minimised and that construction vehicle movements will be planned and co-ordinated to avoid the AM and PM peak periods.

Reason: To minimise vehicular conflict at this location in the interest of safety and the freeflow traffic in accordance with Saved UDP Policy UD3 and Haringey Local Plan Policy SP7.

 

CYCLE PARKING

12. Prior to the first occupation of the development hereby permitted, the applicant shall provide secure and covered cycle storage for 24 bicycles.

Reason: To encourage the use of sustainable modes of transport and to comply with London Plan standards.

 

TREE PROTECTION

13. Prior to the commencement of any development hereby approved and before any equipment, machinery or materials are brought onto the site for the purposes of the development hereby approved, details of the protection of any retained tree onsite or nearby which is likely to be affected by the development, to comply with BS 5837: 2012 - Trees in relation to design, demolition and construction - Recommendations shall be submitted to and approved in writing by the Local Planning Authority.  The works shall be carried out as approved and the protection shall be installed prior to the commencement of any development hereby approved and maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition nor shall any fires be started, no tipping, refuelling, disposal of solvents or cement mixing carried out and ground levels within those areas shall not be altered, nor shall any excavation or vehicular access be made, without the written consent of the Local Planning Authority.

Reason: In order to ensure the safety and well being of the trees on the site during construction works that are to remain after building works are completed consistent with London Plan Policy 7.21, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan.

LOCAL LABOUR/TRAINING

14. That where reasonably possible, not less than 20 percent (20%) of onsite workforce (excluding managers and supervisors) employed during the construction period  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. 

 

15. That where reasonably practicable not less than 10 percent (10%) of the onsite ‘local’ workforce (excluding managers and supervisors) employed during the construction period  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.

 

INFORMATIVES: 

The development of this site is likely to damage heritage assets of archaeological and historical interest. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines.

The new development will require numbering. 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.