Agenda item

Submission of reserved matters, namely a) Scale; b) Layout; c) Landscaping; and d) Appearance, pursuant to Outline Planning Permission ref. HGY/2009/0503 (EIA Development) (as varied by refs. HGY/2013/2455 and HGY/2016/0026), comprising a total of 1056 residential homes; 2,500sqm (GEA) of commercial floorspace uses (A1-A4/ B1/D1); 225 car parking spaces and car club facility; new pedestrian routes; new Pressure Reduction Station (PRS); and landscaping throughout the site including: a tree lined boulevard down Mary Neuer Road; a 'Pocket Park' off Hornsey Park Road; a public Garden Square; a private residential courtyard garden; and ecological gardens.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant reserved matters approval a)scale; b)layout; c)landscaping; and d)appearance, pursuant to Outline Planning Permission ref. HGY/2009/0503 (EIA Development) (as varied by refs. HGY/2013/2455 and HGY/2016/0026), comprising a total of 1056 residential homes; 2,500sqm (GEA) of commercial floorspace uses (A1-A4/ B1/D1); 225 car parking spaces and car club facility; new pedestrian routes; new Pressure Reduction Station (PRS); and landscaping throughout the site including: a tree lined boulevard down Mary Neuner Road; a 'Pocket Park' off Hornsey Park Road; a public Garden Square; a private residential courtyard garden; and ecological gardens. 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. It was explained that the layout of the development and the form of the main elements had been set with the granting of the outline planning permission by the Committee in March 2012. As such, the Committee were limited in terms of the changes that could be made to the scheme under the current reserved matters application. It was further advised that the majority of the comments made by the Quality Review Panel related to elements of the scheme that had been fixed under approval of the outline planning application.

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

·         Concerns were raised over the long corridors within the residential blocks and the number of single aspect flats. Officers identified that these were a design consequence of the perimeter plans for the scheme set under the outline planning approval.

·         Clarification was sought on the lack of provision of a separate kitchen to the three bed units. Officers advised that this also arose from design constraints from the building perimeter. The affordable housing provision predominantly consisted of the larger units and as such any layout changes to include a separate kitchen would result in a reduction in the number of units.  

·         Concern was raised over the level of affordable housing to be achieved. Officers advised that the 14-24% level had been approved under the outline permission and could not be revisited.

·         Clarification was sought on local employment opportunities linked to construction of the scheme. Officers advised that a local employment target had not been imposed under the original permission but that a £200k contribution to skills and training for local people would be secured.

·         Clarification was sought from the applicant on the timescales for completion of the scheme and the phasing of delivery of the affordable housing units. In response it was advised that first occupation was expected at the end of 2019 with completion by 2026. Affordable housing units would be located to both sides of the scheme, with those to the southern end to be delivered in late 2019/20.

·         Concerns were raised that the level of parking proposed would be insufficient. Transport officers advised that they were satisfied with the 225 spaces proposed, a typical level for a London scheme benefiting from high public transport accessibility. Access to a car club would also be secured under condition. Spaces would be located to the undercroft and hidden from view.

·         It was commented that the scheme offered a unique opportunity to address environmental issues through an innovative landscaping plan such as encouraging wildlife diversity, improving drainage, reducing pollution, providing quality amenity space etc. The applicant advised that initial plans included the planting of a boulevard of lime trees to Mary Neuner Road and establishment of an ecological corridor. A pocket park consultation event was planned with the local community in the summer to allow input into the landscaping plans. The Chair asked that an informative be added for the applicant to consult with the RSPB, London Wildlife Trust, Groundworks and the Woodland Trust regarding the development of the landscaping plan.

The Chair moved the recommendation of the report and it was

RESOLVED

• That planning application HGY/2016/1661 be approved subject to conditions.

1.         The development hereby authorised must be begun not later than the expiration of 2 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 approved plans and specifications comprise:

12511-SPR-00-00-3-1; 12511-SPR-05-00-3-3; 12511-SPR-05-01-3-3; 12511-SPR-05-02-3-3; 12511-SPR-05-03-3-3; 12511-SPR-05-04-3-3; 12511-SPR-05-05-3-4; 12511-SPR-05-06-3-2; 12511-SPR-15-00-3-2; 12511-SPR-20-01-3-3; 12511-SPR-20-02-3-3; 12511-SPR-20-03-3-1; 12511-SPR-20-04-3-2; 12511-SPR-20-05-3-1; 12511-SPR-20-06-3-1; 12511-SPR-20-07-3-1; 12511-SPR-20-08-3-1; 12511-SPR-20-09-3-2; 12511-SPR-B1-2-15-00-3-3; 12511-SPR-B1-2-15-01-3-3; 12511-SPR-B1-2-15-02-3-3; 12511-SPR-B1-2-15-03-3-3; 12511-SPR-B1-2-30-01-3-2; 12511-SPR-B1-2-30-02-3-3; 12511-SPR-B3-4-15-00-3-2; 12511-SPR-B3-4-15-01-3-2; 12511-SPR-B3-4-15-02-3-2; 12511-SPR-B3-4-15-03-3-2; 12511-SPR-B3-4-30-01-3-2; 12511-SPR-B3-4-30-02-3-2; 12511-SPR-B7-15-00-3-3; 12511-SPR-B7-15-01-3-3; 12511-SPR-B7-30-01-3-3; 12511-SPR-B7-30-02-3-3; 12511-SPR-B8-9-15-00-3-3; 12511-SPR-B8-9-15-01-3-3; 12511-SPR-B8-9-15-02-3-3; 12511-SPR-B8-9-15-03-3-3; 12511-SPR-B8-9-15-04-3-3; 12511-SPR-B8-9-15-05-3-3; 12511-SPR-B8-9-30-01-3-2; 12511-SPR-B8-9-30-02-3-3; 12511-SPR-B8-9-30-03-3-3; 12511-SPR-B11-13-15-00-3-3; 12511-SPR-B11-13-15-01-3-3; 12511-SPR-B11-13-15-02-3-3; 12511-SPR-B11-13-15-03-3-3; 12511-SPR-B11-13-30-01-3-2; 12511-SPR-B11-13-30-02-3-2; 12511-SPR-B12-15-00-3-3; 12511-SPR-B12-15-01-3-3; 12511-SPR-B12-30-01-3-3; 12511-SPR-B12-30-02-3-2; 12511-SPR-GC-15-00-3-1; 12511-SPR-GC-30-01-3-1; Schedule of Accommodation (27/05/2016); Design Commentary (Draft Rev.3-5 – 31/05/2016); Landscape Strategy (Rev F – 29/04/16); Planning Statement (Q60542 – May 2016); London Housing Design Guide Statement of Conformity (01/06/2016); Report on Daylight and Sunlight and Appendices (AC/DW/ROL7465 – 27/05/2016); Statement of Community Involvement (May 2016)

The development shall be completed in accordance with the approved plans except where conditions attached to this planning permission indicate otherwise or where alternative details have been subsequently approved following an application for a non-material amendment.

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

3.         Prior to the occupation of each phase of the development hereby approved, confirmation that the phase of the development complies with the requirements of Secured by Design, shall be submitted to, and approved in writing by the Local Planning Authority.

Reason: To ensure that the proposed development meets the Police standards for the physical protection of the buildings and their occupants.

4.         The developer will be required to enter into a Section 72 agreement to dedicate a 3m strip of land along Mary Neuner Road and a Section 278 agreement for the implementation of the realigned carriageway works and inset parking bays.  This agreement shall be entered into prior to the commencement of above ground works of the relevant phase(s) including these works.

Reason: To ensure safe and efficient vehicle access, and to secure the implementation of the highways works, enabling access to the development proposal.

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: 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:There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted for extensions to existing buildings. The applicant is advised to visit www.thameswater.co.uk/buildover.

INFORMATIVE: 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. We 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.

INFORMATIVE: 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.

INFORMATIVE: With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system. They can be contacted on 0800 009 3921.

INFORMATIVE: 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.

INFORMATIVE: There are large water mains adjacent to the proposed development. Thames Water will not allow any building within 5 metres of them and will require 24 hours access for maintenance purposes. Please contact Thames Water Developer Services, Contact Centre on Telephone No: 0800 009 3921 for further information.

INFORMATIVE: There is a Thames Water main crossing the development site which may/will need to be diverted at the Developer’s cost, or necessitate amendments to the proposed development design so that the aforementioned main can be retained. Unrestricted access must be available at all times for maintenance and repair. Please contact Thames Water Developer Services, Contact Centre on Telephone No: 0800 009 3921 for further information.

INFORMATIVE: The discharge of condition application for the landscaping condition on the outline application should include:

-      For the Landscaping beds in public realm (on street and square), to include planting to beds and maintenance that ensure the lush and varied vegetation shown in the proposals can be achieved and boundary treatments to all planting beds to show robust and effective means of separation from roadways and paths, such as a dwarf wall or fence of suitable and complimentary design. 

-      For the Pocket Park & Residents’ Garden, to include:

-      how it is a direct, well lit, clear and safe route that allows visibility right through from Hornsey Park Road through to the Spine Road (Mary Neuner Way);

-      how the different programmes, layout planting, management and uses create a distinction in character between the two spaces;

-      details of the boundary between the two spaces, including gateway(s) and thresholds between the two;

-      details of path treatment that distinguish in appearance and durability between the heavily used “primary” footpath / cyclepath, main secondary paths (particularly those to the south of the Residents’ Garden, tertiary circumambulation paths and those such as to the ecological gardens / private (communal) gardens used primarily for occasional visits and/or maintenance; and

-      details of landscape screening to the PRS. 

-      For the Private Communal Gardens, to include details of separation of these block by block and/or core by core, boundary fences, and youngest childrens’ play facilities (in each one)