Agenda item

Unit 10 (B&Q) Tottenham Hale Retail Park Broad Lane N15 4QD

Demolition of unit 10 (B&Q) and adjacent garden centre, to provide new retail floorspace (Use Class A1) and reconfiguration of part of the existing car park

 

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

Minutes:

The Committee considered a report on the application to grant planning permission for the demolition of Unit 10 (B&Q) and adjacent garden centre to provide new retail floorspace and reconfiguration of part of the existing car park. 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.

 

Officers confirmed that the applicant had demonstrated that there would be sufficient parking capacity onsite during peak operational periods and that the application would not have an impact on the surrounding highways network.

 

An amendment was agreed to condition 3 to provide the opportunity for the Committee to view samples of materials to be used for the external surfaces of the development prior to final approval being given.

 

The Chair moved the recommendation of the report including the change to the wording of condition 3 and it was

 

RESOLVED

·         That planning application HGY/2013/1897 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:  9202_PL 200 - 207 including 203 P1, 9202_PL1, 9202_PL2, HPA-786-RD-556, HPA-786-RD-553

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.

 

RETAIL

4. The total net sales area of the retail floorspace hereby permitted shall not exceed 5,264sqm.

Reason: To ensure that the development would not have a harmful effect on the vitality and viability of any nearby centres and to comply with London Plan Policy 4.7, Local Plan Policy SP10 and Saved UDP Policy TCR2.

 

5. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any Order revoking or re-enacting that Order with or without modification), no more than 2,340sqm of the total net sales area shall be used for the sale of convenience goods.Reason: To ensure that the development would not have a harmful effect on the vitality and viability of any nearby centres and to comply with London Plan Policy 4.7, Local Plan Policy SP10 and Saved UDP Policy TCR2.

Construction Management Plan and Construction Logistics Plan

6. The applicant/ Developer are required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval  3 months ( three 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 Broad Lane and Ferry Lane and the road surrounding the site is minimized.  It is also requested that construction vehicle movements should be carefully planned and coordinated to avoid the AM and PM peak periods. The plans must also include measures to safeguard and maintain the operation of the adjacent bus stand.

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

 

Service and delivery plan

7. The applicant is also required to submit a service and deliver plan (DSP)

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

 

Electric vehicles

8. A revised parking layout is submitted with electric charging points included in line with the 2011 London Plan requirements (10 per cent of all spaces must be for electric vehicles with and additional 1 per cent passive provision for electric vehicles in the future.

Reason: In order to comply with the London Plan and reduce carbon emission.

 

HIGHWAYS ACCESS

9. No development hereby approved shall be occupied until such time as the highways scheme as per Drawing 120869/A/02 has been implemented.

Reason: To ensure easy egress from the car park once the Broad Lane has been converted to two-way operation.

 

CYCLING PROVISION

10. No development shall take place until details of the type and location of secure and covered cycle parking facilities have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until a minimum of 24 cycle parking spaces for users of the development, have been installed in accordance with the approved details.  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.

 

Site Waste Management Plan

11. 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.

Construction and Environmental Management Plan

12. 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

13. 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

14. Prior to the occupation of the development herby the applicant shall provide a further energy statement in order to demonstrate compliance as far as possible with London Plan Policy 5.4. The development hereby permitted shall be built in accordance with the approved energy statement and the energy provision shall be thereafter retained in perpetuity 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 5.4 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

BREEAM

15. The development herby approved shall not be occupied until a final Certificate has been issued certifying that BREEAM (or any such equivalent national measure of sustainable building which replaces that scheme) rating very good has been achieved for this development,

Reasons: To ensure that the reduction in carbon dioxide emissions is maximised 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.

 

FUTURE PROOFING

16. Prior to occupation of the development herby approved, 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.

 

Sustainable Drainage

17. No development shall commence until a scheme of surface water drainage works including an appropriate maintenance regime have been 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.

 

LANDSCAPING

18. No development shall commence until a scheme for the treatment of the surroundings of the proposed development including the timescale for the planting of trees and/or shrubs and appropriate hard landscaping has been submitted to and approved in writing by the Local Planning Authority.  The development hereby permitted shall be implemented in accordance with the approved details.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

WASTE STORAGE

19. 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 Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2011.

 

Lighting scheme

20. No development shall take place until details of the external lighting has been submitted to and been approved in writing by the Local Planning Authority.

Reason: In order to safeguard the amenities of adjoining residential occupiers

 

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 £116,375 (3,325 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:  Thames water

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:  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: Waste Storage

The applicant is advised that in relation to condition 14 bulk waste containers must be located no further than 10 metres from the point of collection.  Route from waste storage points to collection point must be as straight as possible with no kerbs or steps. Gradients should be no greater than 1:20 and surfaces should be smooth and sound, concrete rather than flexible. Dropped kerbs should be installed as necessary.  If waste containers are housed, housings must be big enough to fit as many containers as are necessary to facilitate once per week collection and be high enough for lids to be open and closed where lidded containers are installed.  Internal housing layouts must allow all containers to be accessed by users.  Applicants can seek further advice about housings from Waste Management if required. All doors and pathways need to be 200mm wider than any bins that are required to pass through or over them.  Adequate waste storage arrangements must be made so that waste does not need to be placed on the public highway other than immediately before it is due to be collected. Further detailed advice can be given on this where required.  The additional unit space being proposed will possibly result in the increase of waste being generated from the site. As such the current refuse storage and collection arrangements may need to be reviewed. The attached proposal does not make any mention on what effect the proposed development will have on waste storage and collection and if there is currently enough capacity for any proposed increase in development.  It is a legal requirement for businesses to ensure adequate lawful arrangements for the storage and collection of waste are in place. Failure to have adequate measures in place is an offence contrary to the Environmental Protection Act 1990.

 

INFORMATIVE:  District heating

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

 

INFORMATIVE:  Health & Safety

The applicant is advised that the new retail area that is being built will require the traffic route for pedestrians and vehicle movements to be separated for safe pedestrian access to and from the car park to prevent the risk of  injuries. Clearly visible signs and safety markings are therefore required.  A  revised written Risk Assessment is also required to include the use of the Car Park and identify any changes in the use of the premises and any significant hazards.  The Building Designer will need to consider and take into account the adjacent premises that may be affected by the reduction of available natural light and further consider if there will be an impact.

 

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.

 

 

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. 

 

 

 

Supporting documents: