Agenda item

Image House, Station Road N17 9LR

A 96 bed hotel (Class C1) including a 146 sq.m. restaurant/bar, 3 disabled car parking spaces and 6 dedicated cycle spaces.

 

RECOMMENDATION: grant permission subject to conditions and subject to sec. 106 Legal Agreement.

Minutes:

The Committee considered a report on the application to grant planning permission for a 96 bed hotel (Class C1) including a restaurant/bar, 3 disabled car parking spaces and 6 dedicated cycle spaces. 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 subject to a s106 legal agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were referred to the tabled addendum report setting out details of a representation received from Transport for London, a letter of support from a local resident and a number of minor amendments to proposed conditions and informatives. The Committee’s attention was also drawn to an error within the report regarding the transportation comments, with the correct version set out within the addendum report.

 

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

·         The degree of flexibility in terms of the selection of final materials was queried in consideration of restrictions due to Premier Inn branding. Officers advised that the high quality design submitted went beyond the standard design commonly utilised by the hotel chain and that the application had gone through the Council’s Design Panel process through which amendments had been made. In addition, officers would have final approval under condition of the samples of materials for the exterior in conjunction with input from the Committee.

·         A concern was raised regarding the 9 storey height of the proposed hotel. Confirmation was provided that the height was in accordance with the refreshed Tottenham Hale masterplan and was considered to be acceptable for the site.

·         The allocation of the £30k community facilities and environmental improvements s106 contribution between public realm improvements such as the Green Link, and improvements to Down Lane Park was questioned. It was advised that provisionally £20k of funding would go towards the Green Link, with the remainder to the Park. Members requested an amendment to the wording for this Heads of Terms so that the entire £30k was allocated to improvements to Down Lane Park unless all the money was not required. 

 

A local resident addressed the Committee in support of the application and raised the following points:

·         The design of the development was high quality and sympathetic to the local area.

·         The hotel should be encouraged to recognise Haringey’s designation as a Fairtrade borough and ensure supplies where possible were compliant with this.

·         The employment opportunities generated in the local area were welcome.

 

Representatives for the applicant and Premier Inn addressed the Committee and raised the following points:

·         The development would be a catalyst for the ongoing regeneration of the area.

·         Premier Inn had been secured as a tenant on site for a 25 year period.

·         Significant work had gone into creating a high quality design with full input provided by the Planning Service and Design Panel.

·         The applicant was committed to local employment during and post construction, with a strategy currently being developed to facilitate this as a s106 obligation in conjunction with the local recruitment partnership and the Council’s Business Employment Team. In response to a question from the Committee, officers confirmed that local employment requirements were most appropriately secured as a s106 obligation as opposed to being conditioned. Confirmation was provided that a limit would not be imposed on the post construction commitment to local employment. Members requested that an informative be added to encourage Premier Inn hotel chain to deliver the highest level of local employment feasible post construction.

 

The Committee requested that consideration be given to ensuring HGV drivers onsite during and post construction undergo cycle awareness training. Officers advised this could be included as an informative appended to the Construction Management Plan condition.

 

The Chair moved the recommendation of the report including the additional informatives requested covering the maximisation of local employment and HGV driver training and the amendment to the allocation of the community facilities s106 contribution and it was

 

RESOLVED

·         That planning application HGY/2014/0498 be approved subject to conditions and subject to a s106 legal agreement.

 

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 and Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

 

DRAWINGS

2. The development hereby permitted shall only be built in accordance with the following approved plans:  L01 A, L02 A, A01 A to A04 A, SK100 A to A01       A SK100 A to SK107 A

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

 

SAMPLES OF 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 construction 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. The applicant/ Developer are required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval 2 months (two months) prior to construction work commencing on site. The Plans should provide details on how construction work (inc. demolition) would be undertaken in a manner that disruption to traffic and pedestrians on the Station Road and the roads surrounding the site is minimised.  During the construction/ refurbishment of the building, no construction vehicles shall load/ unload/ wait/ pick up/ drop off away from the TLRN (The Hale and Ferry Lane) at any time.  Vehicles movements should be carefully planned and co-ordinated to take place outside the AM and PM peak hours where possible. 

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

 

Service and delivery plan

5. Prior to the occupation of the development herby approved the applicant shall submit a service and delivery plan (SDP) for the written approval of the Local Plan Authority.  The SDP shall be implemented and permanently retained thereafter.

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

 

CYCLING PROVISION

6. The development shall not be occupied until the cycle parking spaces for users of the development, have been installed in accordance with Drawing SK 101 A. Such spaces shall be retained thereafter for this use only.

Reason:  To promote sustainable modes of transport in accordance with Policies 6.1 and 6.9 of the London Plan 2011 and Policy SP7 of the Haringey Local Plan 2013.

 

Crossover

7. The necessary works to remove the existing crossover and reconstruct the footways will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed.

Reason: To ensure that the proposed development will not impact on pedestrian’s amenity.

 

Construction and Environmental Management Plan

8. No development shall be commenced unless a construction and environmental management plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of how noise, vibration, air and water pollution, among other impacts on amenity shall be minimised. The development shall be carried out in accordance with the approved plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to protect the amenities of the locality and to ensure the efficient use of resources and reduce the impact of the proposed

 

Considerate Constructors

9. 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 the interests of residential amenity.

 

ENERGY STATEMENT

10. The development hereby permitted shall be built in accordance with the energy and sustainability statements and the energy provision shall be thereafter retained in perpetuity, no alterations to the energy or sustainability measures shall be carried out without the prior approval, in writing, of the Local Planning Authority.

Reason: To ensure that a proportion of the energy requirement of the development is produced by on-site renewable energy sources to comply with Policy 5.7 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

FUTURE PROOFING

11. Prior to commencement of the development, full details of the single plant room/energy centre, CHP and Boiler specifications, thermal store, communal network and future proofing measures, including details of the safeguarded connection between the plant room and property boundary, should be submitted to and approved in writing by the Local Planning Authority. 

Reason: To ensure that the completed development is future proofed to enable connection to an area wide decentralised energy network to comply with Policies 5.5 and 5.6 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

BREEAM

12. No later than 3 months from the date of completion of the development herby approved a certificate which certifies that a BREEAM (or any such equivalent national measure of sustainable building which replaces that scheme) rating very good has been achieved for this development shall be submitted to and approved in writing by the Local Planning Authority. 

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.

 

PILING METHOD STATEMENT

13. The development hereby permitted shall not be commenced until detailed design and method statements (in consultation with London Underground) for all of the foundations, basement and ground floor structures, or for any other structures below ground level, including piling (temporary and permanent), have been submitted to and approved in writing by the local planning authority which:

provide details on all structures accommodate the location of the existing London Underground structures and tunnels accommodate ground movement arising from the construction thereof and mitigate the effects of noise and vibration arising from the adjoining operations within the structures and tunnels.

The development shall thereafter be carried out in all respects in accordance with the approved design and method statements, and all structures and works comprised within the development hereby permitted which are required by the approved design statements in order to procure the matters mentioned in paragraphs of this condition shall be completed, in their entirety, before any part of the building hereby permitted is occupied. 

Reason: To ensure that the development does not impact on existing London Underground transport infrastructure, in accordance with London Plan 2011 Table 6.1 and ‘Land for Industry and Transport’ Supplementary Planning Guidance 2012

 

FLOOD RISK MANAGEMENT PLAN

14. Prior to the occupation of the development hereby permitted, a Flood Risk Management Plan (FRMP) shall be submitted to and approved in writing by the Planning Authority.  The FRMP shall include details of how the design will incorporate elements of resilience to prevent water ingress, protection of key building services (electricity and heating), safe evacuation methods, assembly point, arrangements to relocate guests without recourse to local authority support and an agreed monitoring programme.  Thereafter the FRMP shall be implemented.

Reason: To ensure that adequate evacuation arrangements are in place at times of flood in the interests of public safety and to comply with Paragraph 103 of the NPPF and Local Plan SP5.  

 

Sustainable Drainage

15. Prior to the commencement of construction works a scheme of surface water drainage works including an appropriate maintenance regime shall be submitted to and approved in writing by the Local Planning Authority.  The sustainable drainage scheme shall be constructed in accordance with the approved details and thereafter retained.

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

 

ARCHAEOLOGY

16. 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.

 

Site Waste Management Plan

17. No development shall take place until a Site Waste Management Plan, confirming how demolition and construction waste will be recovered and re-used 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.

 

REFUSE & WASTE STORAGE

18. Within 2 month of the commencement of construction works a detailed scheme for the provision of refuse and waste storage and recycling facilities shall be 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 Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2011.

 

THAMES WATER

19. Prior to the commencement of construction of the development herby approved an impact study of the existing water supply infrastructure shall be submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the/this additional demand

 

Combustion and Energy Plant

20. Prior to installation of the Combined Heat and Power unit and water heaters, details of the NOx emissions should be submitted to an approved in writing by the Local Planning Authority. All gas fired plant shall be of the lowest NOx technology available in order to reduce such emissions unless otherwise agreed in writing by the Local Planning Authority.  

Reason: To prevent an increase in local problems of air quality within an Air Quality Management Areas (AQMAs) as required by The London Plan Policies 5.3 and 7.14.

 

21. Prior to the occupation of the development herby approved an impact study of the existing water supply infrastructure shall be submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point.

Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the/this additional demand

 

·         INFORMATIVE: Naming & Numbering

The new development will require naming/numbering. The applicant should contact the Transportation Group (tel. 020 8489 1000) at least six weeks before the development is occupied to arrange for the allocation of a suitable address

 

·         INFORMATIVE: 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: CIL

The applicant 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 £60,445 (1727 sq. m x £35.  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: London Underground

The applicant is advised that the site is situated above London Underground Victoria line tunnel; therefore London Underground (LUL) should be consulted with the actual construction proposal prior to construction commences on site. This ensures no LUL asset would be compromised

 

·         Informative: Travel Plan

The applicant is advised that their travel plan should be developed in accordance with latest TfL’s guidance for travel planning. 

 

·         INFORMATIVE:  Waste Water

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. 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:  Asbestos Survey

Prior to demolition 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: Food and Hygiene

The applicant is advised to contact The Council’s Environmental Health Food and Hygiene regarding registration, kitchen layout & construction and extract ventilation.  

 

·         INFORMATIVE: Crossover

In respect of condition 7 the applicant should telephone 020-8489 1316 to obtain a cost estimate and to arrange for the works to be carried out before works commences on site.

 

·         INFORMATIVE:  District heating

In respect of condition 11 the applicant is advised to consult the Greater London Authorities District Heating Manual for London. 

 

·         INFORMATIVE: Archaeology

In respect of condition 17, written schemes of investigation will need to be prepared and implemented by a suitably qualified archaeological practice in accordance with English Heritage Greater London Archaeology guidelines. They must be approved by the planning authority before any on-site development related activity occurs.

 

·         INFORMATIVE: Watching Brief

A watching brief involves the proactive engagement with the development groundworks to permit investigation and recording of features of archaeological interest which are revealed. A suitable working method with contingency arrangements for significant discoveries will need to be agreed. The outcome will be a report and archive.

 

·         INFORMATIVE: 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.

 

 

 

 

 

 

Supporting documents: