Agenda item

Redevelopment of the site to provide a new 4 storey building housing 50 extra care residential units (Use Class C3) comprising a mix of 36 no.1 bed and 14 no.2 bed units with ancillary facilities for use by residents including dining area with catering kitchen, wellbeing centre, communal rooms and facilities, staff areas, storage, energy centre, disabled parking, cycle/buggy parking and associated landscaping including public space, communal gardens and roof terraces.

 

RECOMMENDATION: grant permission subject to conditions and completion of a legal agreement in the form of a Unilateral Undertaking (UU)

 

The Committee considered a report on the application to grant planning permission for the redevelopment of the site to provide a new four storey building housing 50 extra care residential units with ancillary facilities for use by residents including dinning area, wellbeing centre, communal rooms and public space, communal gardens and roof terrace. 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 completion of a legal agreement in the form of a Unilateral Undertaking.

 

The planning officer gave a short presentation highlighting the key aspects of the report. It was updated that condition 12 covering the travel plan would be amended to include reference to the provision of a resident’s welcome induction pack detailing walking/cycling information as approved by the Council’s Transport Team and that all residents of the scheme must be offered free membership to a local car club for at least the first two years of occupation with evidence provided to the Transport Team. An additional pre-commencement condition would also be added to require the details of a Construction Management Plan and Construction Logistics Plan and storage locations and electrical charging points for electric scooters to be submitted.

 

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

·         Plans for the naming of the scheme were queried. The applicant indicated the intention to retain the name Prothero House. The Committee requested however that an informative be added to encourage the applicant to consult local ward Councillors regarding the naming of the scheme.

·         Clarification was sought on whether the scheme would incorporate guest rooms for use by visitors. Confirmation was provided that a guest suite would be provided to the second floor. 

·         In response to a query as to why restrictions on the hours of construction had been attached to the permission as an informative instead of a condition, officers confirmed that this was best practice as enforcement was covered under a separate legislative regime.

 

Cllr Peacock addressed the Committee in support of the scheme and made the following points:

·         The design of the scheme appeared to be excellent and an improvement on the current buildings which were no longer fit for purpose.

·         A request that the name of the scheme be retained for historical purposes.

·         With regards to the communal gardens, it was requested that the applicant protect and retain where possible apple trees and roses planted in memory of previous residents and to encourage future residents to take part in the Gardens in Bloom scheme covering the communal gardens.

 

 

Members requested an amendment to condition 3 to require the submission for approval of samples of the type and shade of zinc cladding, window frames and balcony glass and frames to be used for the scheme.

 

The Chair moved the recommendation of the report including the amendment to conditions and additional informative listed above and it was

 

RESOLVED

·         That planning permission HGY/2013/2465 be granted subject to conditions and completion of a legal agreement in the form of a Unilateral Undertaking. 

 

IMPLEMENTATION

1. The development hereby authorised must be begun not later than the

expiration of three 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. Notwithstanding the information submitted with the application, the

development hereby permitted shall only be built in accordance with the

approved plans

Reason: To avoid doubt and in the interests of good planning.

 

PRE-COMMENCEMENT CONDITIONS

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. The development shall be implemented in accordance with the approved samples.

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.

 

Landscaping

4. No development shall take place until full details of 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

detailed drawings of the planting of at least 10 new trees of a large nursery

size, some of which have the capacity to grow to a large mature size

demonstrating that space allocated for new planting is protected from construction damage. The landscaping scheme, once implemented, is to be

retained thereafter,

Reason: In order for the Local Planning 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 consistent with Policy 7.21 of the London Local Plan 2011,

Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey

Unitary Development Plan 2006.

 

Boundary Treatment

5. Details of the proposed boundary treatment shall be submitted to and

approved by the Local Planning Authority prior to the commencement of the development. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers.

 

Levels

6 The details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

Reason: In order to ensure that any works in conjunction with the permission

hereby granted respects the height of adjacent properties through suitable

levels on the site.

 

Waste Storage

 7. 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.

Reason: In order to protect the amenities of the locality and to comply with

Policy UD7 'Waste Storage' of the Haringey Unitary Development Plan and

Policy 5.17 'Waste Capacity' of The London Plan.

 

Control of Construction Dust:

8. 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. (Reference to the London Code of

Construction Practice) and that the site or Contractor Company 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: In order to ensure that the effects of the construction upon air quality

is minimised

 

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.

 

Method Statement

10.A Method Statement detailing the remediation requirements, using the

information obtained from the site investigation, and taking into account the

points above shall be submitted to, and approved in writing by, the Local

Planning Authority prior to that remediation being carried out on site. Upon

completion of remediation to be submitted to the LPA 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.

 

Green Roof

11. Full details of an extensive green roof shall be submitted to and approved in

writing by the Local Planning Authority prior to any development works. The

green roof submission must provide/comprise of the following information:

a) biodiversity based with extensive/semi-intensive soils

b) substrate which is commercial brick-based aggregate or equivalent with a

varied substrate depth of 80 -150mm planted with 50% locally native herbs/wildflowers in addition to sedum.

c) There should be a minimum of 10 species of medium ecological value and as listed in the Environment Agency's Green Roof Toolkit.

d) include additional features such as areas of bare shingle, areas of sand for

burrowing invertebrates

e) a report from a suitably qualified ecologist specifying how the living roof has

been developed for biodiversity with details of landscape features and a roof

cross section

The green roof must be installed and rendered fully operational prior to the first occupation of the development and retained and maintained thereafter.

No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority. Evidence that the green roof

has been installed in accordance with the details above should be submitted to and approved by the Local Planning Authority prior to first occupation.

Reason: To ensure a sustainable development consistent with Policy 5.11 of

the London Plan 2011 and Policies SP0, SP4 and SP11 of the Haringey Local

Plan 2013.

 

Travel Plan

12.No development shall take place until details of a travel plan showing how

patrons will access the site by more sustainable transport modes has been submitted to and approved in writing by the local planning authority. The plan

must show measures that will be used to promote more sustainable modes of

transport and how such measures will be managed once the development has been first implemented. The approved travel plan shall be implemented prior to

first occupation of the development hereby permitted.

Reason: To promote sustainable transport and to reduce the potential for

additional on street parking stress as a result of the development, consistent

with Policies SP0, SP4 and SP7 of the Haringey Local Plan.

 

Archaeological

13. A) No development other than demolition to existing ground level shall take

place until the applicant (or their heirs and successors in title) has secured the

implementation of a programme of archaeological evaluation in accordance

with a written scheme which has been submitted by the applicant and

approved by the local planning authority in writing and a report on that

evaluation has been submitted to the local planning authority.

B) If heritage assets of archaeological interest are identified by the evaluation

under Part A, then before development, other than demolition to existing

ground level, commences the applicant (or their heirs and successors in title)

shall 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.

C) No development or demolition shall take place other that in accordance with

the Written Scheme of Investigation approved under Part (B).

D) 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

(B), and the provision for analysis, publication and dissemination of the results

and archive deposition has been secured

Reason: Heritage assets of archaeological interest may survive on the site. The

planning authority wishes to secure the provision of appropriate archaeological

investigation, including the publication of results, in accordance with Section

12 of the NPPF

 

Code for Sustainable Homes

14 The dwelling(s) hereby approved shall achieve Level 4 of the Code for

Sustainable Homes. No dwelling shall be occupied until a final Code Certificate

has been issued for it certifying that Code Level 4has been achieved.

Reasons: To ensure that the development achieves a high level of

sustainability in accordance with Policies 5.1, 5.2, 5.3 and 5.15 of the London

Plan 2011 and Policies SP0 and SP4 the Haringey Local Plan 2013.

 

BREEAM

15. No building shall be occupied until a final Certificate has been issued certifying

that BREEAM rating ‘Excellent’ has been achieved for this development

Reasons: To ensure that the development achieves a high level of

sustainability in accordance with Policies 5.1, 5.2, 5.3 and 5.15 of the London

Plan 2011 and Policies SP0 and SP4 the Haringey Local Plan 2013.

 

Extract Duct/Flue

16 Prior to the implementation of the permission, details of any extract fans or

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

to commencement of use”.

Reason: In order to ensure that the proposed development does not prejudice

the enjoyment by neighbouring occupiers of their properties

 

Hygiene

17 Prior to the implementation of the permission, details of the proposed layout

of facilities (i.e. location sinks, wash hand basins, food storage, cooking areas

and refuse storage) shall be submitted to and approved by the Local Planning

Authority prior to commencement of use.

Reason: In order to ensure that the proposed development provides a suitable

layout in terms of hygiene.

 

Aerial

18 The proposed development shall have a central dish/aerial system for receiving

all broadcasts for all the residential units created, details of such a scheme

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 protect the visual amenities of the neighbourhood.

 

Restricted Use Class

19 The development shall be occupied as supported affordable extra care

housing units to assist older people to live independently for no other purpose,

including any purpose within Class C2 or C3 of the Use Classes Order 1987.

Reason: In granting this permission the Local Planning Authority has had

regard to the impacts arising on the residential amenity of adjoining occupiers

by the proposed use and wishes to ensure that such impacts are not

exacerbated by the implementation of other uses, falling within Class C2 or C3,

by having the opportunity of requiring appropriate mitigation measures to

mitigate such impacts as may be required by any such subsequent use.

 

Roof Terrace

20. Notwithstanding the information provided with the application, a detailed plan

of the roof terrace shall be submitted to and approved in writing by the Local

Planning Authority prior to any development works. The roof terrace layout

shall be thereafter retained in accordance with the approved detailed plan.

Reason: To ensure that the operation and security of the adjoining police

station is not adversely affected by the development and to protect the living

conditions of nearby residents.

 

POST-COMMENCEMENT CONDITIONS

Lifetime Homes

21. The residential units hereby approved shall be designed to Lifetime Homes

Standard.

Reason: To ensure that the proposed development meets the Council’s

standards in relation to the provision of Lifetime Homes.

 

Roof Terrace

22. The communal external roof terrace located at first floor level on the east

elevation of the development, hereby permitted shall not be used between

2100 and 0900 hours the following day.

Reason: To restrict the use of the area which would otherwise give rise to

condition which would be detrimental to the amenity of occupiers of the

development and surrounding occupiers by reason of noise and disturbance,

occasioned by the use of this area in accordance with UDP Policy UD3

 

General Principles.

INFORMATIVE 1 – Thames Water

Thames water advise that with regards to surface water drainage it is the

responsibility of a developer to make proper provision for drainage to ground,

water course or a suitable sewer

INFORMATIVE 2 – Secure by Design

The new homes would benefit from the Secured by Design standards,

particularly for door and window standards. There should be gating near the

front of the property to prevent intruders gaining access

INFORMATIVE 3 – Asbestos Survey

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 4 – Surface Water Management

The Environment Agency recommend the surface water management good

practice advice in cell F5 is used to ensure sustainable surface water

management is achieved as part of the development.

INFORMATIVE 5 - Hours of Construction Work

The applicant is advised that under the Control of Pollution Act 1974,

construction work which will be audible at the site boundary will be restricted

to the following hours:-

8.00am - 6.00pm Monday to Friday

8.00am - 1.00pm Saturday

and not at all on Sundays and Bank Holidays.

INFORMATIVE 6 --- Environmental Health (Food & Hygiene)

 Consultation and Registration of Food Business with the Commercial &

Environmental Protection Group prior to trading

 WC Facilities to comply with BS6465 Part 1: 1994

 WC’s are not lead directly into areas where food is prepared, processed or

stored. Provision must be made for a ventilated intervening lobby.

 The Food Business activities to comply with the requirements of the Regulation

(EC) No 852/2004; the Food Hygiene (England) Regulations 2006; and the

Health and Safety at Work etc. Act 1974

 All working surfaces, storage cupboards and counters in all food rooms, to be

made from materials which are smooth, durable, impervious and capable of

being effectively cleaned.

 All sink and wash and basin units to have cold and hot water supplies with

waste pipe(s) properly connected to the drainage system.

 They recommend wheels, flexible power cables, and waste connections to

large kitchen appliances (i.e. freezers, chillers and cooking equipment) to assist

effective cleaning in less accessible areas

 Provide suitable and sufficient food storage facilities (i.e. separate

chillers/freezers for raw and cooked foods, dry store area).

 Suitable fly screens fitted to the kitchen openable window/s and door/s.

 Where appropriate grease traps/interceptors should be incorporated in the

below ground drainage.

 Provide suitable storage areas for internal and external refuse containers.

Indoor storage of food waste must be kept away from food rooms and cleaned

and disinfected frequently. The area must also be well ventilated.

 An authorised waste contractor must be engaged to collect the trade waste. In

light of the above, I recommend that any collection service is daily.

Mechanical Extraction and Ducting

 Engage the services of a competent ventilation engineer to design and

install a system appropriate for your needs. It is particularly important to install

the correct type of filters for the type of cooking that you do.

 Fumes resulting from cooking operations should be discharged via a

mechanical extraction system so as not to create a nuisance. The system

should incorporate a stainless steel canopy connected to a flue and suitable

filtration (i.e. grease and carbon etc.) in accordance with current regulations.

 Fit anti vibration mountings/dampers to the fan or motor unit to prevent noise

and vibration being transmitted into structure.

 Provide flexible couplings between the fan unit and ducting to prevent

vibration being transmitted into ducting

 Ensure the flue terminal is positioned so as to prevent smell/odour nuisance,

preferably at ridge height

 

 

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.