Agenda item

Demolition of existing two storey building and redevelopment of site to provide a six storey block comprising of 2no. commercial units (Use Class A2/A3/B1)) to the ground floor and 9no. self-contained flats (Use Class C3) to the upper levels (amended description)

 

RECOMMENDATION: grant permission subject to conditions.

 

The Committee considered a report on the application to grant planning permission for the demolition of the existing two storey building and redevelopment of site to provide a six storey block comprising of 2x commercial units (Use Class A2/A3/B1)) to the ground floor and 9x self-contained flats (Use Class C3) to the upper levels. 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.

 

The planning officer gave a short presentation highlighting the key aspects of the report. A correction was made to an error contained within the report to paragraph 2(2) which should read ‘…to be completed January 2015 or within such time…..’

 

The Committee’s attention was again drawn to a tabled addendum setting out details of the recent ministerial statement regarding changes to national policy for s106 planning obligations for small scale developments and which constituted a material consideration to which the Committee would need to have regard in determining the application. The Chair sought clarification on the applicant’s intention regarding the s106 contribution in light of the ministerial statement. The applicant’s agent confirmed that no instruction had been received from the applicant directing any amendment to the figure set out within the report.

 

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

·         Concerns were raised over the level of redevelopment in the immediate area. Officers advised that the building proposed was lower than the adjacent building and had a stepped down design. The density of the development was also towards the lower end of density guidelines.

·         In response to concerns regarding the management of deliveries of construction materials to the site due to its location, assurances were provided that submission and approval of a Construction Management Plan and Construction Logistics Plan would be secured under condition.

·         Clarification was sought on the Housing Enabling Team’s objections to the affordable housing contribution and housing mix of the scheme. Officers advised that the Planning Service did not support their view as the affordable housing contribution was policy compliance based on the submission of a viability assessment. A preferred housing mix was difficult to achieve due to the small number of units in the scheme.

·         Members queried whether a buy to let restriction could be imposed on the development. Officers advised that this would not be feasible.  

·         Members requested that the Committee be given the opportunity to view the proposed materials for the scheme. Officers agreed to notify the Committee when the samples were available for viewing although it was advised that this would be outside of the meeting schedule to avoid delaying construction.

·         Following a request from Members, officers agreed to amend condition 3 to require samples of internal, lattice style shutters to be submitted for approval by the Council.

·         In response to concerns regarding waste management arrangements for the site, confirmation was provided that approval was required of plans for refuse and waste storage. 

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2014/1105 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; 826/01 A, 02A, 03E, 04B, 05B, 06B, 07B, 08 to 826/09,

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.

 

Boundary Treatment

4.         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

5          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

6.         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

7.         a) A building ventilation strategy shall be carried out which shall consider natural ventilation, mechanical ventilation and mixed-mode ventilation and identify the best available ventilation mode to reduce exposure to air pollution and sent to the LA for approval. The strategy should take into account the Building Regulations 2000,Approved Document F (Ventilation) and the Domestic Ventilation Compliance Guide, as well as guidance provided by the Chartered Institution of Building Services Engineers (CIBSE), including Guide A: Environmental Design and Minimizing Pollution at Air Intakes. A balance must be struck between ventilation to improve air quality indoors versus air tightness to improve energy efficiency performance. The ventilation must address the pollutants of concern of PM10 and nitrogen dioxide.

b) Using the information in the ventilation strategy and prior to the commencement of works on the development, details of the ventilation or other plant shall be submitted to and approved by the Local Planning Authority prior to installation. Details should include full specifications of all filtration, deodorising systems, noise output and termination points. The approved scheme shall be completed prior to occupation of the development and shall be permanently maintained thereafter.

Reason: To protect the amenity of future occupants against poor air pollution      

 

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.

 

Construction Management Plan and Construction Logistics Plan

10.       Full details of a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for TfL and local authority’s approval three months prior to construction work commencing on site. The Plans should provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on the A10 High Road Tottenham would be minimised. Due to the importance of A10, on-going lane closure would not be permitted by TfL for the construction of the development. The footway and carriageway on this road is not blocked during construction. Temporary obstructions must be kept to a minimum and should not encroach on the clear space needed to provide safe passage for pedestrians or obstruct the flow of traffic on this road. In addition, no skips or materials should be kept on the footway or carriageway at any time. It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

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

 

POST-COMMENCEMENT CONDITIONS

Service Delivery Plan

11.       Full details of a Service and Delivery Plan (SDP) for the local authority’s approval prior to occupancy of the proposed development. The Plans should provide details on how servicing including refuse collection and deliveries will take place. It is also requested that servicing and deliveries should be carefully planned and coordinated to avoid the AM and PM peak periods.

Reason: To reduce traffic and congestion on the transportation and highways network

 

Code for Sustainable Homes

12.       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.

 

BREEAM

13.       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

14.       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

 

Aerial 

15.       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

16.       The development shall be occupied as Class A2/A3/B1 and for no other purpose, including any purpose within Class A1 of the Use Classes Order 1987.

Reason: In granting this permission the Local Planning Authority has had regard to town centres as a priority over out of town centres for retail development.  

 

Restricting Betting shops

17.       The permitted use within Use Class A2 of the Town & Country Planning (Use Classes) Order 1987 (as amended) shall not include the use as a Betting Office.
Reason: In order to protect the amenity of occupiers of the development and surrounding occupiers.

 

Restricted use of the communal external roof garden

18.       The communal external roof garden located at fifth floor level, hereby permitted shall not be used between 2100 and 0900 hours the following day.

Reason: In order to protect the amenity of occupiers of the development and surrounding occupiers.

 

Lifetime Homes

19.       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.

 

            Tree Protection

20.       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.

 

i. 1.Thames Water

ii. 2.Secure by Design

iii. 3.Asbestos Survey

iv. 4. Hours of Construction

v. 5. Community Infrastructure Levy

vi. 6. Community Infrastructure Levy

vii. 7. The new development will require numbering

 

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 the narrow strip of land that has been left underdeveloped to maintain access to the residential unit should be screened off from the footpath if possible

 

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 - 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 5 -  Community Infrastructure Levy

The application is advised that the proposed development 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 £29,750 (850 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 6 - Community Infrastructure Levy

The application is advised that the proposed development will be liable for Haringey's CIL. Based on the Mayor's CIL charging schedule and the information given on the plans, the charge will be £12,750 (850 x £15). 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:6 The new development will require numbering.

The applicant should contact the Local Land Charges at least six weeks before the

development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.