Agenda item

Temporary change of use until 31st December 2019 from office (Class B1) to education use (Class D1) together with the development of a new primary entrance, a new second (mezzanine) floor for education use (Class D1) and 5 No. new roof lights.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the temporary change of use until 31st December 2019 from office (Class B1) to education use (Class D1) together with the development of a new primary entrance, a new second (mezzanine) floor for education use (Class D1) and 5 No. new roof lights. 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. The attention of the Committee was drawn to a tabled addendum setting out details of an additional condition and additional representations received since the publication of the agenda.

The Cabinet Member for Economic Development, Social Inclusion and Sustainability addressed the Committee and raised the following comments regarding the application:

·         The scheme sat within the wider context of the regeneration of Tottenham Hale, fundamental to which was strong economic and job growth as well as new housing.

·         The application was an opportunity for Tottenham and the borough to host a national specialist college to establish a centre of excellence in digital skills and secure the investment of a new campus.

·         The site was currently employment land so the change of use to education was appropriate. This was also supported by the good transport links in the area.

The Committee sought clarification on the construction of the entrance way. The applicant confirmed that this would be built out of a hard plastic lit from behind and which would be visually appealing.

The Committee raised concerns regarding the impact of the scheme on parking in the area. Officers advised that the applicant had produced a transport survey to support the application and which identified that there would be reduction in the number of vehicular trips and impact on the road network compared to the current use. Officers considered that the retention of the existing allocated 28 car parking spaces for teachers and visitor use was too high considering the high public transport accessibility of the site but could not object to their use as existing spaces. The applicant would be required to submit a parking management plan as part of the travel plan to seek to maximise the use of public transport by users of the college.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2016/0425 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:

0180(L)200; 0180(L)201; 0180(L)202; 0180(L)205; 0180(L)206; 0180(L)210; 0180(L)211; 0180(L)212; 0180(L)220; 0180(L)230; 0180(L)231; 0180(L)232; Design and Access Statement (January 2016); Flood Risk and Drainage Statement; Transport Statement (January 2016); Framework Travel Plan (January 2016); Planning Statement (February 2016); Sustainability Statement

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

3.   This permission shall be for a limited period expiring on 31 December 2019 when the use hereby approved shall be discontinued and determined and the use of the building reinstated.

Reason: In order to enable the site’s use to revert to commercial use following the end of the education requirement.

4.   Notwithstanding the information submitted with this application, no development shall take place, except internal stripping out works, until precise details of the external 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 area.

5.   Evidence that the development is registered with a BREEAM certification body and that a pre-assessment report (or design stage certificate with interim rating if available) has been submitted indicating that the development can achieve the stipulated BREEAM level ‘Very good’ shall be presented to the local planning authority within 6 weeks of the date of this decision and a final certificate shall be presented to the local planning authority within 6 months of the occupation of the development.

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

6.   Prior to the occupation of the development hereby permitted, a Flood Risk Management Plan (FRMP) shall be submitted to and approved in writing by the Planning Authority. The FRMP shall include details of how the design will incorporate elements of resilience to prevent water ingress, protection of key building services (electricity and heating), safe evacuation methods, assembly point, arrangements to relocate guests without recourse to local authority support and an agreed monitoring programme. Thereafter the FRMP shall be implemented.

Reason: To ensure that adequate evacuation arrangements are in place at times of flood in the interests of public safety.

7.   The use shall not commence 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, and must include the following:

a) The school must appointment a travel plan co-ordinator to monitor the travel plan initiatives annually.

b) Provision of welcome induction packs containing public transport and cycling/walking information like available bus/rail/tube services, map and time-tables.

c) The developer is required to pay a sum of £3,000 (three thousand pounds) for monitoring, and this must be secured by a written agreement.

d) The applicant will be required to submit a parking management plan which includes details of how the car parking spaces will  be allocated, and include details on how car parking will be restricted in order to maximise the use of public transport.

The approved travel plan shall be implemented prior to first occupation of the development hereby permitted.

Reason:  To promote sustainable transport and to reduce the potential for additional on street parking stress as a result of the development.

8.          Prior to the commencement of development, a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted to, approved in writing by the Local planning Authority and implemented accordingly thereafter. The Plans should provide details on how construction work would be undertaken in a manner that disruption to traffic and pedestrians on Eastern Road 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 network.

9.   Prior to the commencement of the use hereby approved, a Delivery and Service Plan (DSP) shall be submitted to, approved in writing by the Local planning Authority and implemented accordingly thereafter. Details of which must include a waste  management plan which includes details of how  refuse is to be collected from the site, the plan should be prepared in line with the requirements of the Council’s waste management service and must ensure that bins are provide within the required carrying distances on a waste collection day.

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

10.No development shall take place until details of the type and location of secure and covered cycle parking facilities have been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until a minimum of 56 cycle parking spaces for users of the development, have been installed in accordance with the approved details.  Such spaces shall be retained thereafter for this use only.

Reason:  To promote sustainable modes of transport.

Informatives:

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.