Agenda item

Works to extend the operational railway station at Tottenham Hale. Creation of a new station entrance, enlarged station concourse, improved access and a new access for all bridge. Extension of the existing footbridge to form a new station entrance from Hale Village, relocation of the station vent shaft and provision of a new station control facility, provision of retail units and associated works. Development involves the closure of the existing Ferry Lane subway.

 

RECOMMENDATION: grant permission subject to referral to the Mayor of London and subject to conditions

[Cllrs Reith and Strang took no part in discussions on this item]

 

The Committee considered a report on the application to grant planning permission for works to extend the operational railway station at Tottenham Hale including the creation of a new station entrance, enlarged station concourse and improved access. 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 referral to the Mayor of London and subject to conditions. The planning officer gave a short presentation highlighting the key aspects of the report.

 

The Committee raised concern over the proposed removal of the existing Ferry Lane subway providing access to the station. Officers advised that unfortunately the subway was incompatible with the proposed scheme due to the positioning of the exit within the station but that two alternative access routes for local residents would be available to the east and west of the subway.

 

A local resident addressed the Committee in objection to the application and raised the following points:

·        Serious concern that the footbridge to Hale Village would not be Disability Discrimination Act compliant due to the absence of a lift.

·        Priority should be given to residents living within the immediate area when applying for jobs generated as a result of the scheme.

·        Although it was recognised that the scheme would contribute to the regeneration of the area, concerns were expressed that the consultation on the scheme had been limited and that the views of local people needed to be taken into account.

 

Cllr Reith addressed the Committee as a local ward Councillor and raised the following points about the application:

·        The potential for considerable delay in the installation of lift access to the Hale Village footbridge arising from the dependency on completion of the STAR project. It was considered that a time limit for installation of the lift should be imposed. Disappointment was expressed that ensuring the accessibility of the footbridge had not been factored into the scheme from the beginning particularly as the Hale Village development contained residential units adapted for wheelchair access.

·        The overriding focus of the scheme appeared to be transit passengers at the expense of accessibility considerations for local people.

·        The potential needed to be explored of facilitating access to the underground station from the Ferry Lane estate via Hale Village.

·        A liaison group should be established by the applicant to enable local residents and businesses to be kept informed during the course of the works.

 

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

·        The scheme would provided a new landmark for the area as well as significant improvements to access arrangements.

·        Three consultation events had been held for local people on plans for the scheme.

·        Consideration had been given to retention of the Ferry Lane subway but it was incompatible with the design of the scheme in that the exit would emerge in the centre of the new interchange.

·        It was advised that plans for the STAR project would be finalised by the end of the year.

·        Confirmation was provided that the applicant would be willing to accept a time limit on installation of a lift leading to the Hale Village footbridge, the establishment of a liaison group and the provision of local wayfinder signage.

 

Officers advised the Committee of details of condition 65 attached to the planning permission for the Hale Village development which outlined that the provision of pedestrian access from Jarrow Road under Ferry Lane into Hale Village would be reconsidered after the occupation of the first phase of the development. Members agreed that an informative be added to the current application to revisit the feasibility of providing pedestrian access from Jarrow Road under Ferry Lane into the Hale Village development in line with the condition on the Hale Village planning permission.

 

The Committee agreed to impose a condition requiring the applicant to establish and support a liaison group for the duration of the works with a view to keeping local residents and businesses informed of progress of work, with an accompanying informative that the composition of the liaison group be agreed in writing with the Council prior to its establishment.

 

An amendment to condition 12 was also agreed to impose a time limit of three years from the commencement of the scheme for the implementation of lift works linking the Hale Village footbridge to the ticket hall.

 

 

The Chair moved the recommendation of the report including the additional condition covering the liaison group, additional informative and amendment to condition 12 and it was

 

RESOLVED

 

·        That planning application HGY/2013/2610 be approved subject to referral to the Mayor of London and subject to 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 the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2. The development hereby authorised shall be carried out in accordance with the following approved plans: A-600-010, A-600-011, A-600-012, A-600-013, A-600-020, A-600-021, A-600- 022, A-600-023, A-600-024, A-600-025, A-600-026, A-600-027, A-600-028, A- 600-030, A-600-031, A-600-032, A-600-033, A-600-034, A-600-035, A-600- 036, A-600-037, A-600-038

Design & Access Statement December 2013

Transport Statement December 2013

Air Quality Assessment December 2013

Arboricultural Impact Assessment December 2013

Archaeological Assessment December 2013

Biodiversity Survey and Report December 2013

Sustainable Design and Construction Statement December 2013

Flood Risk Assessment December 2013

Noise Impact Assessment December 2013

Contaminated Land Assessment December 2013

Crime Prevention Statement December 2013

Statement of Community Involvement December 2013

Site Waste Management Supporting Statement December 2013

Planning Statement December 2013

Briefing Note: Cycling Provision January 2014

Briefing Note: Local Labour and Employment January 2014

Briefing Note: Environment Agency Query February 2014

Briefing Note: Provision of a Lift February 2014

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

 

3. Samples of materials and a schedule of the exact product references 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:

·        the glass planks

·        the frieze below the glass cladding from the ground floor walls up to bottom

·        edge of the band below the glass planks,

·        the junction between the frieze and the glass planks

·        the frieze/parapet / capping above the glass planks

·        the floor

·        any gates including the gate to the entrance from Hale Village.

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 a detailed scheme for the provision of

refuse and waste storage and recycling facilities has been submitted to and

approved in writing by the Local Planning Authority. Such a scheme as

approved shall be implemented and permanently retained thereafter unless

otherwise agreed in writing by 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.

 

5. A) No development shall take place until the applicant (or their heirs and

successors in title) has secured the implementation of a programme of

archaeological investigation in accordance with a Written Scheme of

Investigation which has been submitted by the applicant and approved by the

local planning authority in writing.

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

C) The site investigation and post investigation assessment shall be 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 in

accordance with a timetable to be submitted to and approved by the Local

Planning Authority.

Reason: Heritage assets of archaeological interest are expected to survive on the site. The planning authority wishes to secure the provision of appropriate

archaeological investigation, including the publication of results.

 

6. Prior to the commencement of the development hereby permitted, details of

the proposed station management for the demolition and construction phase

shall be submitted to and approved by the Local Planning Authority and

Transport for London. Such details to include but not limited to passenger

way finding signage information, arrangements to address the pedestrian

passenger flows in and around the station, and the method by which

pedestrians will be informed of these works. The development shall be

implemented in accordance with the approved details.

Reason: To ensure that the passengers and members of the public have safe, legible routes to access the station during the period of construction to ensure there is coherent and clear strategy for the management of passengers and customers at the interchange.

 

7. Prior to the completion of construction activities, details of a signage strategy for the immediate vicinity of the station shall be submitted to and approved by Transport for London and the Local Planning Authority. The signage strategy shall include the provision of signage directing visitors to both the Lea Valley Walk and the Lee Valley Regional Park, via the new Hale Village Link, and the taxi rank for passengers exiting the station. The approved details shall be installed prior to the completion of the station works.

Reason: To ensure the safe movement for passengers and members of the public have safe, legible routes to access the station.

 

8. Prior to any works associated with the demolition or commencement of the

development hereby granted a Demolition and Construction Management Plan and Construction Logistics Plan (CLP) must be submitted to and approved by the Council in consultation with Transport for London.

The Demolition Management Plan and the Construction Management Plan

shall include but not limited to:

-details of phasing and methodology to be used in the demolition process;

-the times during which works may be undertaken and the times during which

deliveries may be made to the Site consistent with the Council's Environmental Code of Construction Practice;

-the routes which construction traffic shall be directed to use;

-any measures to deliver construction materials and remove construction waste by

rail;

-any necessary temporary road closure orders or diversions on the highway network in the vicinity of the Site;

- the interface between the Development and any works being carried out at the time to the Tottenham Hale Gyratory and Bus Station developments; should not be required since the Gyratory Works will be completed by July 2014.

- details of the form siting and installation of temporary wayfinding signage to the Destinations;

-measures necessary to ensure the continued provision of bus and taxi services to Tottenham Hale station;

- measures to ensure the safety of the public during the period in which works are being carried out on the Site including lighting in the streets surrounding the Site;

- measures to monitor construction traffic impacts generally;

- measures to mitigate against the effects of the Development works on the Site including the effects of dust noise and vibration on the amenity of occupiers in the vicinity of the Site including any infrastructure protection measures in respect of TfL's assets

- measures to be taken prior to road closures and construction

- measures to be taken (if required) in terms of a formal monitoring action plan (with associated trigger levels) of the London Underground escalator, Victoria Line tunnels and tracks and London Underground assets to record and mitigate the effects of potential movement through heave or settlement during the demolition, excavation and construction phase

- details of such matters which are likely to cause nuisance during construction including noise, dust, smoke, road cleaning and any other matters relevant to this particular site.

-construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

The development shall only be implemented in accordance with the details as

approved.

Reason: To ensure there are appropriate safeguards during the demolition and construction process to allow the continued operation of the station

interchange, the necessary safeguards for TfL infrastructure protection, to

reduce congestion and mitigate any obstruction to the flow of traffic on the

transportation network and to ensure that the construction does not prejudice

the ability of neighbouring occupiers' reasonable enjoyment of their properties

and with regard to Policy 7.15 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

9. Before development commences other than for investigative work a discovery strategy shall be submitted and approved by the LPA prior to the

commencement of any works. Waste soils removed from site as a result of the redevelopment are to be sampled and analysed and disposed of in

accordance with current regulations.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan.

 

10. Prior to the commencement of the development hereby permitted, a mitigation and enhancement strategy for the ecological receptors around the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

Reason: To ensure that the development will make a positive contribution to the protection, enhancement, creation and management of biodiversity and

protect and enhance the adjoining Site of Importance for Nature Conservation

(SINCs) in accordance with London Plan Policies Policy 7.19 and Local Plan

Policy SP13.

 

11. No development shall be carried out until such time as the person carrying out the work is a member of the Considerate Constructors Scheme and its code of practice, and the details of the membership and contact details are clearly displayed on the site so that they can be easily read by members of the public.

Reason: In order to ensure that the amenity of surrounding residents is safeguarded.

 

12. 6 months after commencement details of the location and size of the lift linking the western extreme of the Hale Village footbridge to the ticket hall and the phasing and implementation of these works shall be submitted to and

approved in writing by the Local Planning Authority, thereafter the works shall

be carried out in accordance with the approved details within 3 months of

completion of the STAR works or a decision not to implement STAR works.

The lift works should be fully implemented unless otherwise agreed in writing

with the Local Planning Authority.

Reason: In order to ensure ease of access for the less mobile members of the

community.

 

13. No development shall take place until a Site Waste Management Plan,

confirming how demolition and construction waste will be recovered and reused on the site or at other sites, has been submitted to and approved in

writing by the Local Planning Authority. The approved Plan shall be

implemented in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority.

Reason: To promote a sustainable development consistent with Policies SP0, SP4 and SP6 of the Haringey Local Plan 2013.

 

14. The demolition and construction works shall be carried out in accordance with the submitted Arboricultural Method Statement (AMS) and the protection shall be maintained until all equipment, machinery and surplus materials have been removed from the site.

Reason: In order to ensure the safety and well being of the trees adjacent to the site during constructional works that are to remain after works are completed consistent with Policy 7.21 of the London Plan, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

15. Local Labour shall be employed on the site in accordance with TfL’s Strategic Labour Needs and Training Programme details of which should be supplied to the Council 3 months prior to works commencing on site.

Reason: In order to ensure that the scheme provides employment opportunites within the Borough and for the local community.

 

INFORMATIVE: Waste Management Waste generated by the station after completion of the work will need to follow the same management plan. Waste will need to be stored and disposed of in a manner so as to not contravene the Environmental Protection Act 1990. TFL will need to make their own arrangement with a registered carrier of waste for collection and disposal of waste generated on the site.

 

INFORMATIVE: Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

 

INFORMATIVE: Legal changes under The Water Industry (Scheme for the Adoption of private sewers)Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you

contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0845 850 2777 or for more information please visit our website at

www.thameswater.co.uk

 

INFORMATIVE: Thames Water would recommend that petrol / oil interceptors be fitted in all carparking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

 

INFORMATIVE: In relation to condition 5 the written scheme of investigation will need to be prepared and implemented by a suitably qualified archaeological practice in accordance with English Heritage Greater London Archaeology guidelines. It must be approved by the planning authority before any on-site development related activity occurs. English Heritage advises that the archaeological fieldwork would comprise the following:

Watching Brief

An archaeological watching brief involves observation of groundworks and

investigation of features of archaeological interest which are revealed. A suitable to be agreed. The outcome will be a report and archive. It is recommended that the watching brief solely target specific items identified in the brief/project outline or specification as requiring significant ground work.

 

INFORMATIVE: The required written scheme should be prepared in consultation with English Heritage's Greater London Archaeological Advisory Service.

 

INFORMATIVE: Network Rail Implementation of the proposed scheme will be subject to Network Rail's internal Clearance procedure to ensure the proposed development is accepted by all relevant internal stakeholders.

 

INFORMATIVE: Network Rail strongly recommends the developer contacts the relevant Asset Protection team prior to any works commencing on site, which for this site is the Anglia Route Asset Protection team: AssetProtectionAnglia@networkrail.co.uk. 'More information can also be obtained from our website at www.networkrail.co.uk/aspx.

 

INFORMATIVE: Prior to refurbishment of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

INFORMATIVE: Community Infrastructure LevyThe application is advised that the proposal will be liable for the Mayor of London's CIL. Based on the Mayor's CIL charging schedule and the information given on the plans, the charge will be £58660 (£35 x 1,676 sq.m.). This will be collected by Haringey after the scheme is implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.

 

INFORMATIVE: The Applicant is advised of the requirement to enter into a Section 61 agreement under the Control of Pollution Act 1974.

In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our development plan comprising the London Plan 2011, the Haringey Local Plan 2013 and the saved policies of the Haringey Unitary Development Plan 2006 along with relevant SPD/SPG documents, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. In addition, where appropriate, further guidance was offered to the applicant during the consideration of the application.

 

 

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.