Agenda item

Single storey extension to the High Road facade of Bruce Grove Station to create an additional 174sqm of A1/A3 space with associated landscaping and yard

 

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the single storey extension to the High Road facade of Bruce Grove Station to create an additional 174sqm of A1/A3 space with associated landscaping and yard. 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.

 

An objector addressed the Committee and raised the following points:

·         The courtyard to the front of the station site was important open amenity space used by the community, with historic and memorial value.

·         The condition of the site should not be used to justify the development.

·         The trees currently onsite helped to improve the environment and had a positive impact on the town centre.

·         The scheme would cause harm to public amenity and to the Locally Listed station building.

·         Historic England appeared to have been consulted on the first draft but not subsequent and no details were provided within the report of the stakeholder consultation meeting held on 7 July.

 

Cllr Opoku addressed the Committee in her capacity as local ward councillor and raised the following points:

·         Residents had campaigned in the past for the courtyard area to be kept as open amenity space.

·         Mature trees onsite would be lost.

·         Safety concerns were raised relating to narrowing of the pavement near the bus stop outside the station.

·         The steel cladding would obscure the historic station building and was not an appropriate material. 

 

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

·         The scheme would create a high quality, contemporary, landmark building for the Bruce Grove town centre whilst optimising development of a key brown field site and aiding regeneration.

·         Planning policy identified that traditional designs were not the only acceptable option in conservation areas.

·         The current open space was not a suitable use and suffered from antisocial behaviour and littering.

·         Relocation of the bus stops was a long term aspiration.

·         The Quality Review Panel were supportive of the application.

·         The pavement to the front of the station would be widened and public realm and pedestrian movements improved within the station.

 

Cllrs McNamara and Strickland addressed the Committee in their respective capacities as Cabinet Members for Environment and Housing and Regeneration and raised the following points:

·         Businesses previously housed in the arches had been operating without planning permission

·         Significant improvements had already been made to the site due to Network Rail and TfL investment such as pavement improvements.

·         The reserved matters process needed strict oversight to ensure implementation of a high quality scheme tying in with the heritage aspects on the locally Listed Building.  

·         A high quality solution was required to increase footfall in this important prime town centre site.

·         Design plans had been developed by a renowned architect with considerable input from the Council’s conservation officer. 

·         The Council’s Quality Review Panel were in support of the application

·         Changes had been made to the design following the outcome of the consultation including increasing the use of glass to allow views of the arches.

·         The scheme would generate jobs for the area.

 

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

·         Further clarification was sought on the conservation officer’s view of the application. In response, she advised that although the scheme would cause some harm to the setting of the Locally Listed Building as well as the Conservation Area, this was categorised as being less than substantial. It was considered that the high quality design and associated heritage and public benefits would outweigh the harm caused whilst still allowing appreciation of the station building and serving as a permanent solution for a neglected site which currently detracted from the Conservation Area.

·         Clarification was sought on oversight of reserved matters. Officers advised that the discharge of conditions would be overseen by another specialist architect to ensure the scheme was delivered to plan.

·         The loss of public amenity space was questioned. Officers identified that the site had never been used as open amenity space and was more suitable as commercial space.

·         In response to a question, the applicant confirmed the intention for a single commercial unit onsite, although this could be subdivided if necessary.

·         Assurances were sought over the proposed use of Corten steel to the building façade. The applicant advised that this had been selected as a robust, low maintenance material that linked into the railway context and would allow light into the building whilst also providing a sense of enclosure from the busy High Road.

·         Clarification was sought on the width of pavements outside the station. Officers advised that the proposal would provide an additional 1 metre footway space within the site boundary to improve pedestrian accessibility.  

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2014/2349 be approved subject to conditions.

 

1.  The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2.  The development hereby authorised shall be carried out in accordance with the following approved plans and specifications:

     A-618-001 REV1, 002 REV1, 003 REV1, 004 REV1, 005 REV1, 006 REV1, 007 REV1, 010 REV1

Reason: In order to avoid doubt and in the interests of good planning.

 

3.  Before any works hereby approved are commenced details shall be submitted to and approved in writing by the Local Planning Authority showing

a) precise details/specification of the external materials

b) detailed drawings (1:20 scale) showing the junctions and fixing between the different materials in particular the top-most edge of the Cor-ten, and the junction between the glazed panels and the roof.

c) measures to manage surface water run-off from the Cor-ten steel panels in order to minimise the risk of staining to the elevations and footway. 

The proposal shall be implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

4.  Prior to the occupation of the development full details of proposed extract ventilation systems shall be submitted to and approved in writing by the local planning authority. The details shall include proposed odour control measures, fan location and discharge positions.  Such schemes shall be approved and installed to the local planning authority’s satisfaction prior to the commencement of the uses.

     In order to retain control over the external appearance of the development and to ensure appropriately designed extraction equipment is provided in the interests of the visual amenity of the area and neighbouring amenity consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

5.  The use hereby permitted shall not be operated before 07:00 hours or after 00:00 hours at any time.

Reason: This permission is given to facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished consistent with Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

6.  No development shall take place, including any works of demolition, until a Method of Construction Statement, to include details of:

a)    parking and management of vehicles of site personnel, operatives and visitors

     b)    loading and unloading of plant and materials

     c)    storage of plant and materials

     d)    programme of works (including measures for traffic management)

     e)    provision of boundary hoarding behind any visibility zones

     f)     wheel washing facilities:

have been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented and retained during the demolition and construction period.

Reasons: To ensure there are no adverse impacts on the free flow of traffic on local roads and to safeguard the amenities of the area consistent with Policies 6.3, 6.11 and 7.15 of the London Plan 2011, Policies SP0 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

7.  Details of a scheme for the storage and collection of refuse from the premises shall be submitted to and approved by the Local Planning Authority prior to the commencement of the use. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

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.

 

8.  The existing architects or other such architects as approved in writing by the Local Authority shall undertake the detailed design of the project.   

Reason: In order to retain the design quality of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

9.  Prior to the commencement of the development hereby permitted, a shutter and signage strategy shall be submitted to and approved in writing by the Local Planning Authority all future proposal for shutters and signage shall be in accordance with this strategy.

Reason: In order to retain the design quality of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

10.Details of the species of the proposed tree (20-25cm stem girth) shall be agreed with the Local Planning Authority in writing before commencing the work permitted, and shall be planted within the first planting season following the completion of the proposed development hereby approved.

Reason: In the interests of visual amenity and to conserve the contribution of trees to the character of the area.

 

Informatives:

INFORMATIVE: In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

 

INFORMATIVE :  CIL

 

Based on the information given on the plans, the Mayoral CIL charge will be £… (£6,020 172 sqm x £35) and the Haringey CIL charge will be £0 (Small scale retail are charged at a NIL Rate). This will be collected by Haringey after/should the scheme is/be 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: 

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:  Party Wall Act: The applicant's attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

INFORMATIVE:  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.

 

INFORMATIVE: Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.