Agenda item

Redevelopment of the site to provide a new four storey building housing 52 extra care residential units (Use Class C3) comprising a mix of 44 x 1 bed and 8 x 2 bed units with ancillary features for use by residents including restaurant, communal lounge, activity area, IT suite, staff areas, storage, energy centre, refuse/recycling area, vehicle parking (including disabled spaces), cycle/buggy parking and associated landscaping including communal gardens and balconies

 

RECOMMENDATION: grant permission subject to conditions and a s106 Legal Agreement.

 

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 52 extra care residential units. 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 a s106 legal agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was drawn to a tabled amendment to the report covering condition 12 to require Council approval of a Construction Management Plan and Construction Logistics Plan and a reduction in the s106 monitoring fee from £609 to £540.

 

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

·         The provision for guest parking was queried. The transport officer advised that an assessment had been undertaken and it was considered there would be sufficient on street parking spaces available based on visiting patterns at similar facilities in the area. Approval of a Travel Plan for the development would be secured under condition.

·         In response to a concern regarding the aesthetics of the proposed design, it was confirmed that the selected design was supported by the Design Panel and officers as high quality and appropriate for the area.

·         Clarification was sought from the applicant, One Housing Group, on plans to involve students from the local sixth form centre and whether this condition could be discharged by the Committee instead of officers. The applicant advised that a productive meeting had recently been held with the college to look at future opportunities around training and employment and establishing links with the social care course offered. Officers agreed to make this requirement more explicit within the s106 agreement and to update the Committee on progress on an informal basis. It was additionally advised that the local employment requirement included as a clause in the s106 agreement would be monitored by the Council’s Economic Development Team. Confirmation was provided that there would be a separate heads of terms for post construction employment.

·         In response to a question, the applicant confirmed that consideration had been given to the installation of photovoltaic panels to provide hot water for the scheme but these were more suited to domestic units and were not viable for commercial schemes.

 

The Chair moved the recommendation of the report, subject to the strengthening of the s106 agreement regarding linking in with the sixth form centre, and it was

 

RESOLVED

·         That planning application HGY/2014/1080 be approved subject to conditions and a s106 legal agreement.

 

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;

2.1/01, 02, 03, 04 Rev A, 05, 06 Rev A, 07, 08, 09, 10, 11

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 type and shade of cladding, window frames and balcony frames, sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. The development shall thereafter 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 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.

 

Contaminated Land

8.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.

 

Control of Construction Dust:

9. 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:

 

10. 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.

 

Travel Plan

11. 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. The following measures must be included in order maximise the use of sustainable;

a)    Provision of residential welcome induction packs containing public transport and cycling/walking information like available local bus/rail/underground services, map and time-tables to all new residents. The travel pack is to be approved by the Council’s transportation planning team.

b)    The developer will be required to provide details on mobility scooter parking details, which must have electric charging points as per details of which must be submitted before the development is occupied.

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.

 

12. Construction Management Plan and Construction Logistics Plan

Full details of a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval 3 months prior to construction work commencing on site. The Plans shall provide details on how construction work would be undertaken in a manner that disruption to traffic and pedestrians on High Road Tottenham, Chesnut Road, Rycroft Way and Somerset Road is minimised and shall also include full details of construction vehicle movements on the local road network in order to avoid the AM and PM peak periods. The approved scheme shall thereafter be implemented and carried out strictly in accordance with the details approved unless otherwise agreed in writing by the Local Planning Authority.

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

 

Arboricultural method statement

13.Details of an arboricultural method statement to be submitted and approved by the Local Planning Authority confirming the tree protection measures and sequence of events

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.

 

Pre-commencement site meeting

14.Pre-commencement site meeting to be specified and attended by all interested parties (site manager, consultant arboriculturalist, Council Arboriculturalist and contractors) to confirm all the protection measures to be installed for trees.

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

 

Protective Fencing

15.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 specification and position of the fencing for the protection of any retained tree 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.

 

Code for Sustainable Homes

16. 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 4 has 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.

 

Extract Duct/Flue

17 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

18 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

19 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

20 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.

 

POST-COMMENCEMENT CONDITIONS

Lifetime Homes

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.

i.              1.Thames Water

ii.            2.Secure by Design

iii.           3.Asbestos Survey

iv.           4.Surface Water management

v.            5.Tree protective measures

vi.           6.Root Protection Areas

vii.          7.Hours of Construction

viii.        8.Environmental Health

 

INFORMATIVE 1 – Thames Water

Minimum pressure is required in the design of the proposed development.

 

INFORMATIVE 2 –Secured 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 – Tree Protection Measures

The protective measures to be inspected by the Council Arboriculturalist, prior to any works commencing on site and remain in place until works are complete

 

INFORMATIVE 6 – Root Protection Areas

Any works within the Root Protection Areas (RPA’s) to be supervised by the Council Arboriculturalist

 

INFORMATIVE 7 - 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 8– Environmental Health (Food & Hygiene)

• Consultation and Registration of Food Business with the Commercial Environmental Health prior to trading;
• Submission of details for the extraction/filtration systems (including location of air inlet);
• Submission of plans detailing proposed layout of facilities (i.e. location sinks, wash hand basins, food storage, cooking areas and refuse storage);
• WC Facilities to comply with BS 6465-4: 2010;
• WCs 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 Safety & Hygiene (England) Regulations 2013; 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;
• Recommended are 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 with the recommended collection daily.

Mechanical Extraction and Ducting

• Extract system to be conditioned;
• Ventilation system to be conditioned;

• It is recommended to 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 cooking;
• 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 and causing a nuisance;
• The positioning of the flue next to windows, may give rise to potential noise nuisance from vibrating motors;
•  Ensure the flue terminal is positioned so as to prevent smell/odour nuisance, preferably external ducting serving the mechanical ventilation system must terminate 1 metre above the eaves of the main roof / at ridge height or openable window (including dormers) of premises or neighbouring properties.