Agenda item

Early design plans had been considered twice by the Quality Review Panel (QRP) to broad support save for the provision of additional details on the roofscape and public spaces. A copy of the Panel’s comments was circulated to the Committee.

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

·         Concern was raised over the management of future flood risks being that the site was located in a 3a Flood Zone (high probability). The applicant advised that the surrounding waters, the River Lee Navigation Channel and Flood Relief Channel, were classified as controlled waters, controlled both up and down stream, thereby reducing the risk. Discussions on flooding were however ongoing with the Environment Agency although it had not currently been flagged as a significant issue.

·         Clarification was sought on the selection of the location for the tall residential tower. The applicant explained that the southern end of the site was a more appropriate siting for a tall building because of the vistas, the open area around the lock and public realm and avoidance of the environmental issues related to the Paddock to the northern end.

·         Clarification was sought on plans for the provision of family size housing. The applicant confirmed approximately 50 three plus bedroom units would be located to the north east of the site.

·         The views of the QRP were queried with particular regard to ensuring high design quality of the tall residential tower. Officers advised that the QPR were generally supportive of the proposed siting of a tall building on the development site but that as the application was at an early stage, consideration had yet to be given to detailed material plans. The full application would be reconsidered by the QRP at that stage. The Committee requested that the feedback provided by the Panel be listed within the final officer report when the application was brought back for determination alongside an officer response to each point.

·         Clarification was sought on the provision of green roofs. It was advised that around a third of residential units would have green roofs, primarily those overlooking the Paddock.

·         An early indication was sought from the applicant on the potential affordable housing contribution to be put forward for the scheme. The applicant advised that assessments were at an early stage, with an independent viability report to be produced following a land values benchmarking exercise. Consultation would also be undertaken with the Council’s housing service relating to proposed housing mix and with potential registered housing providers.

·         Clarification was sought on the design of balconies to the tower. The applicant advised that balcony detailing had yet to be developed but that generally projecting balconies were considered acceptable to lower storeys, potentially converting to recessed balconies for the higher storeys.  

·         Concerns were expressed over the scheme exacerbating existing pressures on GP services and demand for primary school places in the area. The applicant confirmed that a full impact assessment of the development on education and healthcare provision would be undertaken, including discussions with the owners of the Hale Village scheme. Officers advised that a separate piece of work, the Tottenham Area Action Plan, was being undertaken by the Council to look at health and educational needs over the wider area and the potential use of CIL funds as well as contributions from developers towards extending provision.

·         Further information was sought on proposed parking arrangements for the scheme. Confirmation was provided that the scheme would include some parking provision, with priority given to the larger and disabled access residential units. A low parking solution was anticipated however in reflection of the good public transport links to the site.

·         Further information was sought on consideration of the provision of dedicated cycle routes or bike hangers for the scheme, with the site being located in an area ideal for recreational cycling. The applicant advised that discussions were ongoing with the GLA on potentially connecting into LB Waltham Forest’s mini Holland scheme to the east of the site at Ferry Lane. The scheme would fully comply with London Plan standards in relation to cycling provision.

·         The Committee requested that the full application include an assessment of the  impact of the scheme on local transport infrastructure.

The applicant’s projected submission date for the final application was end April/May.