Agenda item

191-201 Archway Road, London N6 5BN

Erection of building behind retained Archway Road facade and fronting Causton Road to provide 25 residential dwellings (Class C3) at basement, ground, first, second and third floor level, including retention side return wall on Causton Road.  Demolition of all existing buildings to the rear. Retention of retail floor space unit at ground floor level (Class A1). Change of use of part ground floor and part basement from retail (Class A1) to Class B1 use.  Provision of associated residential amenity space, landscaping and car parking.

 

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

Minutes:

The Committee considered a report on the application to grant planning permission for the erection of a building behind the retained Archway Road facade and fronting Causton Road to provide 25 residential dwellings (Class C3) at basement, ground, first, second and third floor level, including retention side return wall on Causton Road, the demolition of all existing buildings to the rear, retention of retail floor space unit at ground floor level (Class A1), change of use of part ground floor and part basement from retail (Class A1) to Class B1 use and the provision of associated residential amenity space, landscaping and car parking. 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. Confirmation was provided that following the deferral of the application at a previous meeting, the daylight and sunlight report had been repeated to incorporate the windows to 2 Causton Road. The results identified that the development would not have a material impact on the levels of daylight and sunlight conditions for 2 Causton Road and were within BRE guidelines.

 

A number of objectors addressed the Committee and raised the following points:

·         The delivery and servicing plan condition for the food store did not make reference to the stated intention to keep delivery traffic out of Causton Road and Cholmeley Park and it was requested this be amended.

·         Concerns were raised that the revised daylight and sunlight survey had been undertaken by the same company that had made errors in producing the first survey and had not followed best practice.

·         It was commented that the application appeared to have been championed by planning officers despite considerable opposition from local people. It was alleged that the scheme had not been subject to an appropriate level of professional scepticism and that the Planning Performance Agreement (PPA) had not been properly implemented.

·         The scheme would destroy the current unique development which housed 18 small enterprises resulting in a loss of jobs and valuable services to the local community. Plans to transfer the workshops to the basement were unsuitable.

·         Although the redevelopment was welcomed, the new building would be large and incongruous and constituted overbuilding of the site for the primary motive of profit.

·         No onsite affordable housing was proposed.

·         The scheme would result in the loss of 858m2 of commercial floorspace or 44% which was not clearly referenced within the officer report as it focused primarily on the provision of B1 floorspace. This loss of commercial space was in conflict with London Plan targets for the borough relating to increasing employment and employment land.

·         The current workspaces and offices onsite were highly sought after by small businesses and could easily be refurbished.

·         The provision of housing should not take precedence over employment space inline with the NPPF.

·         The small businesses currently located onsite provided valuable services to the local community including therapists, fashion, joinery, independent gym etc. The redevelopment was not opposed but the affordable rent commercial units should be protected and retained.  

 

Cllr Morris addressed the Committee as a local councillor and raised the following points:

·         The regeneration of Archway Road was welcomed but the importance of retaining a critical mass of businesses as part of the process emphasised.

·         Concern was raised over the loss of employment space and positive contribution to the community that the current small enterprises provided. It was considered that the current studio workshop spaces should be retained and refurbished as proposals to move them to the basement were unsuitable for the current business owners.

·         Any review of the current Controlled Parking Zone outside the site would have a knock on effect on the whole village so should only be carried out if absolutely necessary and in agreement with local councillors and the transport team.

·         Further assurances were sought over claims made by the planning officer that the existing scale of the residential element was being retained.

 

At this point, the legal officer to the Committee provided a response regarding the ill-advised and unfounded attack on the integrity of officers and the PPA outlined during the hearing of the objectors. He directed the Committee to disregard the comments from the determination of the application as an irrelevant, immaterial consideration and which had the potential to serve as a grounds of appeal for any decision. He outlined that the professional integrity of officers was not to be called into question and was beyond reproach. In addition, the suggestion that the use of a PPA was evidence of officer predetermination of the application was considered to be ridiculous, with the NPPF encouraging their use as an administrative arrangement to make the planning process more effective.

 

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

·         The previous issue identified with the daylight and sunlight survey had now been fully resolved and demonstrated compliance with BRE standards and that there would be no material impact on the levels of daylight and sunlight to 2 Causton Road.

·         Regarding employment floorspace, the current studios were in a poor state of repair and were damp with no heating. The applicant had experience of owning and managing successful employment hubs for small businesses and the new units would encourage a range of new businesses. Rents would be capped at a similar level to the current. Overall, there would be an uplift in the quality and quantum of employment floorspace provided onsite and an increase in the number of jobs accommodated.

·         The delivery and servicing plan for the grocery store had been drafted in advance of any granting of permission in order to provide reassurance to neighbouring properties that deliveries would be managed from Archway Road to minimise disturbance.

·         Other planning benefits included refurbishment of the historical façade, high quality design, the provision of new homes as well as an uplift in the quality and quantum of affordable employment space to replace the current units which were unfit for purpose and significant financial contributions.

·         Officers were recommending the approval of the scheme.

 

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

·         Clarification was sought on employment figures relating to the scheme including the net number of current jobs projected to be lost and the net businesses housed. The applicant advised of a net increase in B1 floorspace set against a net loss of retail and leisure floorspace from the removal of current basement storages and provision of a small amount of D1 and leisure floorspace. The basement space would be flexible use. There were currently 15 people employed onsite, with calculations showing that the scheme would be able to support a net increase of between 47 and 68 jobs. One of the objectors stated that the figures provided were misleading in that calculations of the number of jobs the current building was able to support depended on the use class assigned, between B1 offices and B1 workshops. The Chair sought clarification from officers on this point and who advised that the applicant had based their figures on actual jobs accommodated onsite as opposed to a theoretical methodology. Officers had sought to achieve a balance between the level of affordable housing and different landuses to bring the scheme forward. 

·         The potential was questioned of reducing delivery times to the grocery store to further protect the amenity of neighbours. The transport officer advised that the hours were the best that could be achieved for a heavily trafficked road outside of the bus lane hours receiving a small number of deliveries offloading into a loading bay.

·         Clarification was sought on whether the shop front informative could be strengthened by conversion to a condition. Officers advised this was covered under condition 4, with the informative only outlining that the styling should be in keeping with the character of the building.

·         In response to a question, it was confirmed that an affordable housing review mechanism was included within the original s106 legal agreement to capture any uplift in sales values although had been omitted in error from the heads of terms within the officer report.

·         Assurances were sought that the lack of natural light and ventilation to the basement units was acceptable. It was advised that a study had been undertaken which showed the design to be acceptable with daylight received through high level windows to the rear in conjunction with the double height space plus the provision of air conditioning units.

·         Clarification was sought on whether the residential units met requirements for amenity space. Officers confirmed that the units would meet GLA standards in terms of amenity space, including the availability of communal space. 

·         In response to a request, officers agreed to add a condition restricting the installation of satellite dishes.

·         The applicant was asked whether consideration had been given to the provision of winter gardens instead of internal balconies. It was responded that this was a design feature agreed in conjunction with the design officer.

·         Assurances were sought over claims that 11 of the windows to the residential units would not adhere to daylight and sunlight standards. It was advised in response that generally this was a consequence of the constraints of retaining the existing façade and that the failings were small.

·         Concerns were raised over the small affordable housing contribution. In response, it was advised that the viability of the scheme had been independently assessed by the Council and which had identified the scheme would support a maximum contribution of £50k. The applicant however as a goodwill gesture has offered a higher amount of £255k based on the original assessment which incorporated the use of the basement as a gym. Officers added that the position reflected a balanced position between achieving a higher level of employment floorspace and the associated removal of the gym. The applicant had agreed to take a reduction in profit to honour the original affordable housing contribution due. 

·         Clarification was sought on the location of the cycle stores. It was confirmed they would be housed on the ground floor to the back of the residential core.

·         Clarification was requested on the separation between the first floor terraces overlooking Archway Road. It was explained they would be divided at low balustrade level to avoid being visible from the street. 

·         It was questioned whether a tenant had been obtained for the supermarket space. The applicant confirmed they were in advanced discussions with the Co-op, although a contract had yet to be signed.

 

The Chair moved the recommendation of the report including an additional condition regarding satellite dishes and it was

 

RESOLVED

·         That planning application HGY/2015/2517 be approved subject to conditions and subject to a s106 legal agreement.

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 Section 91 of the Town & Country Planning Act 1990 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:

  • 499-0000-GA Rev 1 (Existing Site Location Plan)
  • 499-0001-GA Rev 1 (Existing Site Plan)
  • 499-0010-GA Rev 1 (Existing Ground Floor Plan)
  • 499-0011-GA Rev 1 (Existing First Floor Plan)
  • 499-0012-GA Rev 1 (Existing Second Floor Plan)
  • 499-0013-GA Rev 1 (Existing Third Floor Plan)
  • 499-0020-GA Rev 1 (Existing Basement Floor Plan)
  • 499-0030-GA Rev 1 (Existing Section AA)
  • 499-0031-GA Rev 1 (Existing Section BB)
  • 499-0040-GA Rev 1 (Existing North East Elevation)
  • 499-0041-GA Rev 1 (Existing North West Elevation)
  • 499-0042-GA Rev 1 (Existing South East Elevation)
  • 499-0043-GA Rev 1 (Existing South West Elevation)
  • 499-0100-GA Rev 1 (Proposed Site Location Plan)
  • 499-0110-GA Rev 1 (Demolition Ground Floor Plan)
  • 499-0111-GA Rev 1 (Demolition First Floor Plan)
  • 499-0112-GA Rev 1 (Demolition Second Floor Plan)
  • 499-0113-GA Rev 1 (Demolition Third Floor Plan)
  • 499-0120-GA Rev 1 (Demolition Basement Floor Plan)
  • 499-0130-GA Rev 1 (Demolition Section AA)
  • 499-0131-GA Rev 1 (Demolition Section BB)
  • 499-0140-GA Rev 1 (Demolition North East Elevation)
  • 499-0141-GA Rev 1 (Demolition North West Elevation)
  • 499-0142-GA Rev 1 (Demolition South East Elevation)
  • 499-0143-GA Rev 1 (Demolition South West Elevation)
  • 499-0200-GA Rev 14 (Proposed Ground Floor Plan)
  • 499-0201-GA Rev 7 (Proposed First Floor Plan)
  • 499-0202-GA Rev 7 (Proposed Second Floor Plan)
  • 499-0203-GA Rev 7 (Proposed Third Floor Plan)
  • 499-0204-GA Rev 2 (Proposed Roof Plan)
  • 499-0210-GA Rev 12 (Proposed Basement Plan)
  • 499-0220-GA (Proposed Cycling Provision)
  • 499-0300-GA Rev 3 (Proposed Section AA)
  • 499-0301-GA Rev 2 (Proposed Section BB)
  • 499-0302-GA Rev 3 (Proposed Section CC)
  • 499-0303-GA Rev 3 (Proposed Section DD)
  • 499-0304-GA Rev 3 (Proposed Section EE)
  • 499-0400-GA Rev 3 (Proposed North East Elevation)
  • 499-0401-GA Rev 3 (Proposed North West Elevation)
  • 499-0402-GA Rev 3 (Proposed South West Elevation)
  • 499-0403-GA Rev 3 (Proposed South East Elevation)
  • Addendum Daylight/Sunlight Report ref. A2500, dated 18th January 2016
  • Arboricultural Impact Assessment Report ref. PSP/191ACR/AIA/01a
  • Basement Light & Ventilation Study & Overlooking Study dated November 2015
  • Daylight and Sunlight Assessment ref. A2500/DS/001, dated 7th December 2015
  • Design and Access Statement dated August 2015
  • Draft Delivery and Servicing Plan dated December 2015
  • Energy Statement & BREEAM Pre-assessment dated 4th June 2015
  • Framework Travel Plan ref. MTP Ref: 15/025
  • Heritage Statement dated August 2015
  • Noise Assessment ref. A2500/N/002
  • Planning Statement dated August 2015

·         Transport Statement ref. MTP Ref: 15/025

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

 

3.    Notwithstanding the description of the materials in the application, no development (with the exception of demolition) shall take place until precise details of the materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and 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 conservation area.

 

4.    No development of the shopfront hereby approved shall commence until details of the new shop front, signage and illumination have been submitted to, and approved in writing by, the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the conservation area.

 

5.    No development (with the exception of demolition) hereby approved shall commence until full details of both hard and 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: proposed finished levels or contours; means of boundary fencing / railings; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (e.g. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); retained historic landscape features and proposals for restoration, where relevant.

Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme).

 

Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner). Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species. 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

 

6.    The A1 use forming part of the development hereby permitted shall not be operated before 07:00 hours or after 23:00 hours Monday to Sundays and Bank Holidays.

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.

 

7.    The B1 use forming part of the development hereby permitted shall not be operated before 07:00 hours or after 21:00 hours Monday to Sundays and Bank Holidays.

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.

 

8.    Prior to installation, details of the Ultra Low NOx boilers for space heating and domestic hot water must be submitted to, and approved in writing by the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 20 mg/kWh.

Reason: To ensure that the development achieves a high level of sustainability

 

9.    No development hereby approved shall commence until details of the community heat boilers have been submitted to, and approved in writing by the Local Planning Authority.  Evidence shall demonstrate the unit to be installed complies with the emissions standards as set out in the GLA SPG Sustainable Design and Construction for Band A. 

Reason: To ensure that the development achieves a high level of sustainability

 

10.No development hereby approved shall commence until details of a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust, have been submitted to, and approved in writing by the Local Planning Authority.  The plan shall be in accordance with the GLA SPG Dust and Emissions Control and shall also include a Dust Risk Assessment.  

Reason: To ensure that the development achieves a high level of sustainability

 

11.No development (with the exception of demolition) hereby approved shall commence until a Contractor Company is registered with the Considerate Constructors’ Scheme. Proof of registration must be submitted to the Local Planning Authority.

Reason: To safeguard local amenity.

 

12.No development hereby approved shall commence until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.  No works shall be carried out on site until all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site. 

Reason: To protect local air quality.

 

13.An inventory of all NRMM must be kept on site during the course of the demolitions, site preparation and construction phases.  All machinery should be regularly serviced and service logs kept on site for inspection.  Records should be kept on site which details proof of emission limits for all equipment. This documentation should be made available to local authority officers as required until development completion.

Reason: To protect local air quality.

 

14.No development hereby approved in relation to the below elements shall commence until operational details of the heat network (pressures and temperatures) have been submitted to, and approved in writing by, the Local Planning Authority.  The location of the energy centre shall ensure that there is space for future heat exchangers should the network not be delivered at this time.  An identified route from the energy centre to the public highway shall be reserved for connectivity to the area wide network at a later date.

Reason: To ensure that the development achieves a high level of sustainability

 

15.No building shall 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. Proof of final Certificate must be submitted to the Local Planning Authority.

Reason: To ensure that the development achieves a high level of sustainability

 

16.No development hereby approved in relation to the below elements shall commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to, and approved in writing by, the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community. Should the Local Planning Authority consider the above recommendation is inappropriate or are unable to include it in the decision notice, it is important that the Local Planning Authority liaises with Thames Water Development Control Department (telephone 0203 577 9998) prior to the Planning Application approval.

 

17.No development (with the exception of demolition) hereby permitted shall commence until detailed design and method statements (in consultation with London Underground) for all of the foundations, basement and ground floor structures, or for any other structures below ground level, including piling (temporary and permanent), have been submitted to and approved in writing by the Local Planning Authority which:

 

·      provide details on all structures

·      accommodate the location of the existing London Underground structures and tunnels

·      Accommodate ground movement arising from the construction thereof and mitigate the effects of noise and vibration arising from the adjoining operations within the structures and tunnels.

The development shall thereafter be carried out in all respects in accordance with the approved design and method statements, and all structures and works comprised within the development hereby permitted which are required by the approved design statements in order to procure the matters mentioned in paragraphs of this condition shall be completed, in their entirety, before any part of the building hereby permitted is occupied.

Reason: To ensure that the development does not impact on existing London

Underground transport infrastructure,

 

18.a) No development hereby approved other than demolition to existing ground level shall take place until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological evaluation in accordance with a written scheme which has been submitted by the applicant and approved in writing by the Local Planning Authority and a report on that evaluation has been submitted to the Local Planning Authority.

b) If heritage assets of archaeological interest are identified by the evaluation under Part A, then before development, other than demolition to existing ground level, commences the applicant (or their heirs and successors in title) shall secured the implementation of a programme of archaeological investigation in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing.

c) No development or demolition shall take place other that in accordance with the Written Scheme of Investigation approved under Part (b).

d) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (b), and the provision for analysis, publication and dissemination of the results and archive deposition has been secured.

Reason: Heritage assets of archaeological interest may survive on the site. The planning authority wishes to secure the provision of appropriate archaeological investigation, including the publication of results, in accordance with Section 12 of the NPPF

 

19.No development hereby approved shall commence until a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) have been submitted to, and approved in writing by, the Local Planning Authority. The Plans should provide details on how construction work (including any demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Archway Road and the surrounding residential roads is minimised.  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 and Highways network.

 

20.Prior to the first occupation of the development, a Delivery and Servicing Plan (DSP) shall be submitted to, and approved in writing by, the Local Planning Authority. The DSP must be in place prior to operation of the development and to be modified in line with negotiated targets from time to time.

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

 

21.No development hereby approved shall be occupied until the owner has entered into agreement with the Highway Authority (LB Haringey Council with respect to Causton Road and Transport for London with respect to Archway Road) under Section 278 of the Highways Act to pay for any necessary highway works, which includes if required, but not limited to, footway improvement works, access to the Highway, measures for street furniture relocation, carriageway markings, access and visibility safety requirements.  Unavoidable works required to be undertaken by Statutory Services will not be included in LBH Haringey Estimate or Payment.

Reason:  In the interest of highway safety and to protect the visual amenity of the locality.

 

22.Prior to the first occupation of the development the internal lockable space shall be made available within the building for the secure residential parking of 44 bicycles, as shown on the approved plans.

Reason: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

23.No development hereby approved shall be occupied until commercial cycle parking details has been submitted to, and approved in writing by the Local Planning Authority. Details of the parking shall be consistent with the recommendations of the London Plan, and to be made available for staff of the commercial uses. The commercial units hereby approved shall not be occupied until the cycle parking has been implemented and shall be retained, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

24.Prior to the first occupation of the residential units hereby approved, the car parking accommodation as shown on the approved plans shall be provided, and shall be retained in perpetuity for the accommodation of vehicles associated with the occupation of these residential units.

Reason: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway

 

25.Prior to the first occupation of the non-residential units forming part of the development hereby approved, details of the proposed air conditioning units and enclosure, including technical specification, shall be submitted to, and approved in writing by the Local Planning Authority.

Reason: To protect local air quality.

 

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 work with the applicant in a positive and proactive manner. As with all applicants, we have made available detailed advice in the form of our statutory policies, and all other Council guidance, as well as offering a full pre-application advice service, so as to ensure the applicant has been given every opportunity to submit an application which is likely to be considered favourably.

 

INFORMATIVE: The applicant 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 Mayor’s CIL charge will be £25,585 (731 x £35) and the Haringey CIL charge will be £193,715 (731 x £265). 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: 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: 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: New shop front and signage should reflect the architectural detailing and character of the building and this should be applicable for future occupiers as well as owners of the units.

 

Signage should be customised including the adaptation of the corporate branding and lettering to be sensitive to the building and its context.

 

INFORMATIVE: Planning permission has been granted without prejudice to the need to get advertisement consent under the Town & Country Planning (Control of Advertisements) (England) Regulations 2007.

 

INFORMATIVE: The new development will require numbering. The applicant should contact the Local Land Charges team 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 requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

 

Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

 

Thames Water would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer.  Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.

 

A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Thames Water would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer.  Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.

 

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

Thames Water require a site drainage strategy that specifies current and proposed foul and surface water peak discharge rates and points of connection into the public sewer system. Thames Water expect a reduction in surface water peak flow rates in accordance with the London Plan from current discharge levels. Thames Water note that this site has reported a single surface water flooding incident in 1995 and would therefore expect the drainage strategy to include features that will reduce the risk of site flooding.

 

INFORMATIVE: The applicant is advised to contact London Underground Infrastructure Protection in advance of preparation of final design and associated method statements, in particular with regard to: demolition; excavation; construction methods; security; boundary treatment; safety barriers; landscaping and lighting

 

INFORMATIVE: Written schemes of investigation will need to be prepared and implemented by a suitably qualified archaeological practice in accordance with English Heritage Greater London Archaeology guidelines.  They must be approved by the planning authority before any on-site development related activity occurs.

 

An archaeological field evaluation involves exploratory fieldwork to determine if significant remains are present on a site and if so to define their character, extent, quality and preservation. Field evaluation may involve one or more techniques depending on the nature of the site and its archaeological potential. It will normally include excavation of trial trenches. A field evaluation report will usually be used to inform a planning decision (pre-determination evaluation) but can also be required by condition to refine a mitigation strategy after permission has been granted.

 

Archaeological excavation is a structured investigation with defined research objectives which normally takes place as a condition of planning permission. It will involve the investigation and recording of an area of archaeological interest including the recovery of artefacts and environmental evidence. Once on-site works have been completed a 'post-excavation assessment' will be prepared followed by an appropriate level of further analysis, publication and archiving.

 

INFORMATIVE: Adequate storage and collection arrangements for domestic waste and recycling should be in place to service proposed multiple dwellings and proposed business units.

 

Location of the proposed bin chambers should be easily accessed by waste collection crew and be within a suitable distance in accordance with Council advised above.

 

Commercial Business must ensure all waste produced on site are disposed of responsibly under their duty of care within Environmental Protection Act 1990. It is for the business to arrange a properly documented process for waste collection from a licensed contractor of their choice. Documentation must be kept by the business and be produced on request of an authorised Council Official under section 34 of the Act. Failure to do so may result in a fixed penalty fine or prosecution through the criminal Court system.

 

Waste must be properly contained to avoid spillage, side waste and wind blown litter. Waste collection arrangements must be frequent enough to avoid spillage and waste accumulations around the bin area and surrounding land both private and public.

 

INFORMATIVE: The Authority strongly recommends that sprinklers are considered for new developments and major alterations to existing premises, particularly where the proposals relate to schools and care homes. Sprinkler systems installed in buildings can significantly reduce the damage caused by fire and the consequential cost to businesses and housing providers, and can reduce the risk to life. The Brigade opinion is that there are opportunities for developers and building owners to install sprinkler systems in order to save money, save property and protect the lives of occupier. Please note that it is the Authority’s policy to regularly advise their elected Members about how many cases there have been where their have recommended sprinklers and what the outcomes of those recommendations were. These quarterly reports to their Members are public documents which are available on their website. 

 

INFORMATIVE: Prior to demolition 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.

 

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