Agenda item

Proposal 1: Planning permission for Alterations to north west corner of existing building ‘West Yard Site’ including reinstatement of existing arches, refurbishment of north west tower, construction of two storey building within the west wing, creation of two new openings in east elevation, creation of new function room at 5^th level, and installation of new gates and hard surfacing (amended description)

 

Proposal 2: Listed Building Consent for Alterations to north west corner of existing building ‘West Yard Site’ including reinstatement of existing arches, refurbishment of north west tower, construction of two storey building within the west wing, creation of two new openings in east elevation, creation of new function room at 5^th level, and installation of new gates and hard surfacing (amended description)

 

RECOMMENDATIONS:

1.    Grant permission subject to conditions and subject to a s111 legal agreement.

 

2.    Grant Listed Building Consent subject to conditions

 

[19.30: Cllr Bevan entered the meeting late and as such did not take part in the determination of this item]. 

 

The Committee considered a report on the application to grant planning permission and Listed Building consent for alterations to the north west corner of the existing building ‘West Yard Site’ including reinstatement of existing arches, refurbishment of north west tower, construction of two storey building within the west wing, creation of two new openings in east elevation, creation of new function room at 5^th level, and installation of new gates and hard surfacing. 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 planning permission and Listed Building consent subject to conditions.

 

The planning officer gave a short presentation highlighting the key aspects of the report.

 

An objector addressed the Committee and outlined the following points:

·         It was recognised that the applicant had made positive changes to the original plans following concerns raised including the provision of obscured glazing to the new windows and omitting the proposed roof terrace.

·         Nearby residents remained concerned over the potential for noise pollution associated with the use of the new function room, particularly if the new windows were openable. 

·         The application would result in increased vehicular movements from the north service yard causing additional noise disturbance to residents on the roads adjacent to the site.

·         Concerns were expressed over the change of use sought for this part of the Palace considering it was the only location backing onto a residential area and as such was not the most appropriate location for a function room which could cause noise problems to nearby properties, particularly on Dukes Avenue.

 

The Committee raised the following points following consideration of the objector’s representation:

·         Clarification was sought from officers as to whether potential noise nuisance arising from the operation of the function room was a planning issue. In response it was advised that officers had taken this issue into account when assessing the application but considered it acceptable taking into account the distance of the site to the closest neighbouring garden of 40m and the closest rear facing habitable windows on Dukes Avenue at 55-60m. Additional safeguards in terms of noise nuisance would also apply under the licensing legislative regime for any functions requiring a licence. 

·         Further details were sought on proposed glazing to the new window openings created. It was advised that the applicant had yet to confirm but the Conservation Officer outlined her view that the use of triple glazing would not be acceptable as the bulk of the frame would detract from the attractive northern wall. More slimline secondary glazing would likely be acceptable.

 

A representative for the applicant addressed the Committee and raised the following points:

·         The concerns expressed by neighbouring residents had been taken seriously, with changes made to the plans following the feedback received.

·         The application was broadly inline with the Palace masterplan and which did not have planning status.

·         The primary purpose of the application was for a storage building and to secure the structural integrity of the north wall of the Palace.

·         Further professional advice would be sought regarding the future management of the kestrels nesting onsite.

·         The concerns raised by the objector regarding potential noise nuisance from the operation of the function room and the glazing options for the new windows would be reported back to the Palace Trustees.

 

Clarification was sought on the cost of the application, why the project had not been incorporated within the larger Heritage Lottery project and whether a cheaper alternative storage solution had been considered. The applicant advised that £1.9m of the £2.5m cost of the project would be for the permanent structural support of the north wall. The storage provided was needed to hold event infrastructure including over 3k chairs. Alternative options had been considered but off site provision would be more costly and other locations within the Palace would not provide sufficient space.

 

The Chair proposed the addition of an informative for the applicant to review the proposed glazing to the function room windows in consultation with the Council’s Conservation Officer.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

• That planning application HGY/2016/1574 be approved subject to conditions

 

TIME LIMIT

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.

 

IN ACCORDANCE WITH THE APPROVED PLANS

2.         The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

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

 

TRAVEL PLAN

3.         Prior to the occupation of each aspect of the development the applicant shall submit a Travel Plan for each aspect and appoint a travel plan co-coordinator for the development and must work in collaboration with the Facility Management Team to monitor the travel plan initiatives annually.

The travel plan must include:

a) Provision of welcome induction packs for staff containing public transport and cycling/walking information like available bus/rail/tube services, map and time-tables to all staff, travel pack to be approved by the Councils transportation planning team.

b) Cycle parking in line with the London Plan and a review cycle parking provision annually and a commitment to provide additional cycle parking facilities if required.

c) A cycle strategy to promote cycle to and from the site

d) Public transport information with ticketing (electronic or paper) where possible and on the website.

 Reason: To minimise the traffic impact generated by this development on the adjoining roads, and to promote travel by sustainable modes of transport.

 

EVENT MANAGEMENT PLAN

4. Prior to the occupation of each aspect of the proposed development the applicant shall provide an event management plan/ local area management plan which includes the following information:

a)         Crowd management and dispersal including Stewarding

b)         Car park management plan

c)         Signage strategy to local transport interchange

d)         Shuttle bus strategy for local transport interchanges (Wood Green, Archways Station and possible Finsbury Park)

e)         Coach drop off and collection

f)          Parking controls on Alexandra Place Way

g)         Taxi collection strategy

Reason: To minimise the traffic impact generated by this development on the adjoining roads, and to promote travel by sustainable modes of transport.

 

CONSTRUCTION MANAGEMENT PLAN

5. The applicant is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval 3 months (three months) prior to construction work commencing on site. The Plans should provide details on how construction work (inc. demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Alexandra Palace Way and the roads surrounding the site is minimised.  Construction vehicle movements shall be carefully planned and co-ordinated to avoid the AM and PM peak periods, the plans must also include measures to safeguard and maintain the operation of the local highway network including the east car park.

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

 

SERVICE AND DELIVERY PLAN

6. Prior to the occupation of each aspect of the proposed development the applicant is required to submit a service and delivery plan (DSP)

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

 

LOCAL EMPLOYMENT

7. APPCT shall commit a named individual to participate in the Jobs for Haringey Initiative by working in partnership with the Assigned Officer to meet the requirements of the Jobs for Haringey Initiative during the implementation of the Development comprising:

(i)         using best endeavours for the procurement of not less than 20% of the onsite workforce employed during the construction of the Development to comprise of residents of the administrative area of the Council;

(ii)        in the event that the target set in (i) above is impractical for reasons notified to the Assigned Officer then a discussion to resolve this will take place at the very earliest opportunity and an alternative target will be set;

(iii)       using best endeavours for the procurement of half of the 20% referred to in (i) above to be undertaking training;

(iv)       in the event that the target set in (iii) above is impractical for reasons notified to the Assigned Officer then a discussion to resolve this will take place at the very earliest opportunity and an alternative target will be set;

(v)        to liaise with the Assigned Officer to help local suppliers and businesses to tender for such works as may be appropriate for them to undertake;

(vi)       to provide the Assigned Officer with any such information as is required to ensure compliance with these requirements.

APPCT shall work with the Council and the Haringey Employment and Recruitment Partnership to ensure that employment and training opportunities including jobs and apprenticeships arising from the Development post Implementation will be available to residents of the administrative area of the Council.

APPCT shall will designate a named contact to liaise with the Haringey Employment and Recruitment Partnership’s lead contact to ensure efficient management and supply of local Council residents for employment and training opportunities post Implementation of the Development and the Haringey Employment and Recruitment Partnership will provide and prepare said Council residents for all employment and training opportunities and will be the sole conduit for any recruitment assessment screening testing and application support arrangements.

Reason: In order to ensure that the scheme provides employment opportunities within the Borough and for the local community.

 

ENERGY STATEMENT

8. Prior to the commencement of construction works the applicant shall provide a further energy statement in order to demonstrate that carbon savings have been maximised, taking account of the limitations of the building, in line with London Plan Policy 5.4 The development hereby permitted shall be built in accordance with the approved energy statement and the energy provision shall be thereafter retained in perpetuity without the prior approval, in writing, of the Local Planning Authority.

Reason: To ensure that a proportion of the energy requirement of the development is produced by on-site renewable energy sources to comply with Policy 5.4 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

CONSIDERATE CONSTRUCTORS

9. No development shall be carried out until such time as the person carrying out the work is a member of the Considerate Constructors Scheme and its code of practice, and the details of the membership and contact details are clearly displayed on the site so that they can be easily read by members of the public.

Reason: In the interests of residential amenity.

 

ECOLOGY

10. The works shall be carried out in accordance with the recommendations set out in the Ecological Appraisal.   

Reason: To ensure that the development will make a positive contribution to the protection, enhancement, creation and management of biodiversity and protect and enhance the surrounding Site of Importance for Nature Conservation (SINCs) in accordance with London Plan Policies Policy 7.19 and Local Plan Policy  SP13. 

 

SECURED BY DESIGN

11. The development herby approved shall achieve a Secured by Design accreditation The BBC Studios and Theatre shall not be occupied until an accreditation has been achieved. 

Reasons: in the interest of public safety and to comply with Local Plan (2013) Policy SP11. 

 

TREE PROTECTION

12. 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, the measures set out in the Tree Protection method statement incorporating a solid barrier protecting the stem of the trees and hand dug excavations shall be implemented and the protection shall be maintained until all equipment, machinery and surplus materials have been removed from the site.

Reason: In order to ensure the safety and well being of the trees adjacent to the site during constructional works that are to remain after works are completed consistent with Policy 7.21 of the London Plan, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

HARD LANDSCAPING

13. No development shall take place until full details of both hard (and any remedial 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 enclosure; 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.

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 consistent with Policy 7.21 of the London Local Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

 

MANAGEMENT & CONTROL OF DUST

14. 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 with reference to the GLA’s SPG Control of Dust and Emissions during Construction and Demolition.  All demolition and construction contractors and Companies working on the site must 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: As required by London Plan Policy 7.4

 

INFORMATIVE: All tree works shall be undertaken by a qualified and experienced tree surgery company and to BS 3998:2010 Tree work - Recommendations.

 

INFORMATIVE: The London Fire Brigade 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 Brigade’s policy to regularly advise their elected Members about how many cases there have been where they have recommended sprinklers and what the outcomes of those recommendations were. 

 

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: In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way.  We have made available detailed advice in the form of our development plan comprising the London Plan 2011, the Haringey Local Plan 2013 and the saved policies of the Haringey Unitary Development Plan 2006 along with relevant SPD/SPG documents, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably.  In addition, where appropriate, further guidance was offered to the applicant during the consideration of the application.

 

RESOLVED

·         That Listed Building consent application HGY/2016/1575 be approved subject to conditions:

 

TIME LIMIT

1. The works hereby permitted shall be begun not later than 3 years from the date of this consent.

Reason: To accord with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

 

IN ACCORDANCE WITH THE APPROVED PLANS

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

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

 

WORKS TO MATCH EXISTING

3. All works should be made good to match the existing fabric in colour, material and texture. If works cause any un-intentional harm to the existing fabric, this should be repaired or replicated to match existing.

Reason: In order to safeguard the special architectural or historic interest of the building consistent with Policy 7.8 of the London Plan 2011, Policy SP12 of the Haringey Local Plan 2013   and Policies CSV2, CSV3, CSV4 and CVS6 of the Haringey Unitary Development Plan 2006.

 

HIDDEN FEATURES

4. Any hidden historic features (internal or external) which are revealed during the course of works shall be retained in situ, work suspended in the relevant area of the building and the Council as local planning authority notified immediately. Provision shall be made for the retention and/or proper recording, as required by the Local Planning Authority.

Reason: In order to safeguard the special architectural or historic interest of the building consistent with Policy 7.8 of the London Plan 2011, Policy SP12 of the Haringey Local Plan 2013   and Policies CSV2, CSV3, CSV4 and CVS6 of the Haringey Unitary Development Plan 2006.

 

UNBLOCKING WORK

5. Notwithstanding the approved drawings all the unblocking work shall be undertaken carefully with sensitivity to remaining historic fabric. All works to be made good in suitable breathable materials following the completion.

Reason: In order to safeguard the special architectural or historic interest of the building consistent with Policy 7.8 of the London Plan 2011, Policy SP12 of the Haringey Local Plan 2013   and Policies CSV2, CSV3, CSV4 and CVS6 of the Haringey Unitary Development Plan 2006.

 

FURTHER DESIGN DETAILS

6. Notwithstanding the approved drawings, further details, 1:20 (or as appropriate) scale drawings, schedule of works and methodology statement (as appropriate) should be submitted for further approval in respect of the following, prior to the specific works commencing on site:

1.    The glass link (drawings at a scale 1:20);

2.    The opening up works to the tower and its refurbishment for the new uses;

3.    Works required to stabilise the North wall;

4.    Materials in relation to the new building including samples where necessary;

5.    Fenestration details at 1:10 scale for the Tower, the North Wall (blocked up windows that are being opened) and the new building.

Reason: In order to safeguard the special architectural or historic interest of the building consistent with Policy 7.8 of the London Plan 2011, Policy SP12 of the Haringey Local Plan 2013   and Policies CSV2, CSV3, CSV4 and CVS6 of the Haringey Unitary Development Plan 2006.