Agenda item

Works to extend the operational railway station at White Hart Lane. Creation of a new station entrance, ticket hall, station facilities and station forecourt. Provision of a new pedestrian entrance from Penshurst Road. Improved access and lift access from street level to platforms, including the erection of new platform canopies. Demolition of the existing station entrance and 33 local authority owned garages. Enhanced public realm and cycle parking facilities. Improvements to the former station building. Plus associated works.

 

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

The Committee considered a report on the application to grant planning permission for works to extend the operational railway station at White Hart Lane, the creation of a new station entrance, ticket hall, station facilities and station forecourt, provision of a new pedestrian entrance from Penshurst Road, improved access and lift access from street level to platforms, including the erection of new platform canopies, the demolition of the existing station entrance and 33 local authority owned garages, enhanced public realm and cycle parking facilities, improvements to the former station building plus associated works. 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. The attention of the Committee was drawn to a tabled addendum setting out a number of amendments to proposed conditions and informatives.

 

An objector to the application addressed the Committee and outlined his concerns regarding the impact of the closure of two existing staircases within the station, resulting in a detour for passengers entering from the west side and to the detriment of local businesses operating near the stairs. These consequences were contrary to Network Rail’s guidelines on station planning. A petition on this issue signed by 450 objectors had been submitted in 2014 as part of the High Road West consultation and had not been fully taken into account by the applicant, contrary to requirements in the Localism Act.

 

Representatives for the applicant addressed the Committee and outlined the benefits of the station reconfiguration including the significant investment in both transport and public realm improvements, creating greater footfall on Love Lane to reduce current anti-social behaviour issues, improved east-west permeability and step free platform access. On match day, the platform access changes would help reduce congestion and improve crowd management through the temporary closure of the Penshurst Road entrance, thereby funnelling passengers through one entrance and reducing queuing.

 

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

·         Clarification was sought on the new roof construction. The applicant advised that the structure would have a 5% pitch to the middle with a central gutter but would appear flat from street view.

·         Clarification was sought on the crowd modelling undertaken for match days particularly access routes for passengers entering from the north of the station. The applicant advised that the Penshurst Road entrance would be closed on match days to avoid crowds of pedestrian traffic on this road impacting on local residents. 

·         It was questioned whether refurbishment works would be undertaken to White Hart Lane road bridge as part of the project. Officers advised that improvements would be made under a Local Implementation Plan (LIP) public realm project running in parallel to the station project. The scoping of this project was being developed and details would be forwarded to Cllr Bevan [action: MR]

·         The conservation officer’s view of the scheme was requested. She identified in response that she had been heavily involved throughout the development of the plans and was very supportive of the well considered design. Additionally, the public realm improvements proposed would enhance the Conservation Area.

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/2573 be approved subject to conditions, subject to a s106 Legal Agreement and subject to the Council not being directed to refuse the application following referral to the Mayor and that the Head of Development Management be authorised to issue the planning permission and impose conditions and informatives

 

·         That, following completion of the agreement(s) referred to above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions and that delegated authority be granted to the Assistant Director to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions as set out in the officer report and to further delegate this power provided this authority shall be exercised in consultation with the Chairman (or in their absence the Vice-Chairman) of the Sub-Committee:

 

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 s91 TCPA 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:

615-DR-A-2000,  615-DR-A-2001, 615-DR-A-2002, 615-DR-A-2003, 615-DR-A-2004,  615-DR-A-2005, 615-DR-A-2006, 615-DR-A-2010, 615-DR-A-2110, 615-DR-A-2111, 615-DR-A-2130, 615-DR-A-2301, 615-DR-A-2302, 615-DR-A-2401, 615-DR-A-2401, 615-DR-A-2402, 615-DR-A-2403,  615-DR-A-2404,  615-DR-A-2800 & 615-DR-A-2801

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

 

3.   Samples of materials and a schedule of the exact product references to be used for the primary external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  The approved materials are then to be implemented as part of approved development.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development in order that the local planning authority are satisfied with the appearance of the building hereby approved as the site is located in Conservation Area and to safeguard the visual amenity of the wider locality.

 

4.   No above ground works shall take place until a detailed scheme for the provision of refuse and waste storage and recycling facilities has been submitted to and approved in writing by the Local Planning Authority. Such a scheme as approved shall be implemented and permanently retained thereafter unless otherwise agreed in writing by the Local Planning Authority. 

Reason: In order to protect the amenities of the locality and to comply with Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2015.

 

5.   Prior to any works associated with the demolition or commencement of the development hereby granted a Demolition and Construction Management Plan and Construction Logistics Plan (CLP)  must be submitted to and approved by the Council in consultation with Transport for London.  The Demolition Management Plan and the Construction Management Plan shall include but not limited to:

-     details of phasing and methodology to be used in the demolition process;

-     the times during which works may be undertaken and the times during which deliveries may be made to the Site consistent with the Council's Environmental Code of Construction Practice;

-     the routes which construction traffic shall be directed to use;

-     any measures to deliver construction materials and remove construction waste by rail;

-     any necessary temporary road closure orders or diversions on the highway network in the vicinity of the Site;

-     details of the form siting and installation of temporary wayfinding signage to the Destinations;

-     measures necessary to ensure the continued provision of bus and taxi services to White Hart Lane Station station;

-     measures to ensure the safety of the public during the period in which works are being carried out on the Site including lighting in the streets surrounding the Site;

-     measures to monitor construction traffic impacts generally;

-     measures to mitigate against the effects of the Development works on the Site including the effects of dust noise and vibration on the amenity of occupiers in the vicinity of the Site including any infrastructure protection measures in respect of TfL's assets

-     measures to be taken prior to road closures and construction

-     details of such matters which are likely to cause nuisance during construction including noise, dust, smoke, road cleaning and any other matters relevant to this particular site.

-     construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

The development shall only be implemented in accordance with the details as approved.

Reason: To ensure there are appropriate safeguards during the demolition and construction process to allow the continued operation of the station interchange, the necessary safeguards for TfL infrastructure protection, to reduce congestion and mitigate any obstruction to the flow of traffic on the transportation network and to ensure that the construction does not prejudice the ability of neighbouring occupiers' reasonable enjoyment of their properties and with regard to Policy 7.15 of the London Plan 2015 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

6.   Prior to the completion of construction activities, details of a signage strategy for the immediate vicinity of the station shall be submitted to and approved by Transport for London and the Local Planning Authority. The approved details shall be installed prior to the completion of the station works.

Reason: To ensure the safe movement for passengers and members of the public have safe, legible routes to access the station.

 

7.   Before development commences other than for investigative work a discovery strategy shall be submitted and approved by the LPA prior to the commencement of any works and the agreed strategy thereby implemented. Waste soils removed from site as a result of the redevelopment are to be sampled and analysed and disposed of in accordance with current regulations.  

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan.

 

8.   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 order to ensure that the amenity of surrounding residents is safeguarded.

 

9.   The demolition and construction works shall be carried out in accordance with the submitted Arboricultural Method Statement (AMS) 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.

 

10.Local Labour shall be employed on the site in accordance with TfL’s Strategic Labour Needs and Training Programme details of which should be supplied to the Council 3 months prior to works commencing on site.

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

 

11.Prior to installation, details of the Ultra Low NOx boilers for space heating and hot water should be forwarded to the Local Planning Authority and the approved details thereby implemented.  The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 20mg/kWh

Reason: To ensure control over NOx emissions.

 

12.Before development commences other than for investigative work:

a)   Using this information from the Phase 1 Desktop Study a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced and a Phase II site investigation shall be carried out. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable:-

•     a risk assessment to be undertaken,

•     refinement of the Conceptual Model, and

•     the development of a Method Statement detailing the remediation requirements.

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority for written approval.

b)   If the risk assessment and refined Conceptual Model indicate any risk of harm, a method statement detailing the remediation requirements, using the information obtained from the site investigation and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to the remediation being carried out on site.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2015 and Saved Policy UD3 of the Haringey UDP.

 

13.Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

14. No works shall be carried out on the site until a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust, has been submitted and approved by the LPA.  The plan shall be in accordance with the GLA SPG ‘Control of Dust and Emissions During Construction and Demolition’ and shall also include a Dust Risk Assessment.  

Reason:  To Comply with Policy 7.14 of the London Plan

 

15.No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases meets Stage IIIA of EU Directive 97/68/ EC for both NOx and PM and 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 and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

16. 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 and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

17. No above ground works shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site using sustainable drainage methods has been submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved detailed design prior to the use of the building commencing.

Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal.

 

18.Details of a scheme depicting those areas to be treated by of hard and soft landscaping shall be submitted to and, approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved details and retained thereafter. Any trees which die within a period of 5 years from the completion of the development; are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity of the area

 

19. The existing architects or other such architects as approved in writing by the Local Authority acting reasonably shall undertake the detailed design of the project.

Reason: In order to retain the design quality of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of The Haringey Unitary Development Plan 2006.

 

 

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 foster the delivery of sustainable development in a positive and proactive manner.

 

INFORMATIVE:  CIL

Based on the information given on the plans, the Mayoral CIL charge will be £26,411 (614 sqm x £35 x 1.229). This will be collected by Haringey after/should the scheme is/be 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 : 

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:  Party Wall Act: 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: 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.  . 

 

INFORMATIVE:

With regards to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water course, 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.  They can be contacted on 0845 850 2777.

 

INFORMATIVE :  Thames Water will aim to provide customers with a minum 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 :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.