Agenda item

Demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road.

 

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

 

The Committee considered a report on the application to grant planning permission for the demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road. 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 providing further clarification on the daylight, sunlight and overshadowing analysis undertaken for the scheme, an element identified as being of particular concern within a number of representations received in objection to the application. The Assistant Director Planning provided additional clarification on the assessed loss of some daylight to a studio flat to the upper floor of the Langham Club and daylight and sunlight to a number of residential properties in Harringay Road and Colina Road to below BRE guidelines. It was explained that BRE standards had guideline status and required flexible application as they were based on a low density suburban housing model and not an urban location such as the application site. Officers were therefore satisfied that there would not be an unacceptable detrimental loss of sunlight and daylight to neighbouring properties, a position supported by the GLA Housing SPD which noted that natural light was often restricted in densely developed parts of London. It was additionally identified that affected neighbouring properties benefitted from dual aspects as well as at the present time, a less than typical building mass onsite for such an urban location.  

The Assistant Director also updated the Committee that a provisional NHS funding contribution of £2.6m for the health centre had been confirmed within the last few days. 

 

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

·         The principle of the provision of new homes onsite was supported but not the current plans which constituted overdevelopment in terms of scale and massing and would be overbearing and out of proportion with the local area which consisted predominantly of two storey terraced housing. The scheme was thereby non compliant with planning policy UD3. 

·         The scheme would result in a loss of privacy and overlooking to neighbouring properties compared to the current windowless warehouse onsite. The four storey block would be as close as 8m from Colina Mews.

·         The scheme would dominate the skyline and the surrounding two storey terraced housing by virtue of its height.

·         The 5 storey block facing Colina Road would have a major adverse impact on a number of properties by causing substantial losses of daylight and sunlight above BRE guidelines.

·         The daylight and sunlight reports were incomplete and inadequate in omitting reference to 89-101 Harringay Road which would be adversely affected by the scheme. On Colina Mews, a total of 134 windows would experience a loss of daylight below BRE guidelines. The report also failed to recognise that the major adverse impact caused, as defined within BRE guidance, to affected properties in Colina Road would primarily be to single aspect living/dining and bedrooms.

·         The scheme would result in a number of residents on Harringay Road having reduced access to their properties by virtue of moving public parking spaces from the west side of the mews. This would be a crime risk.

·         One objector offered to contribute £10k towards any costs the Council would incur should a refusal of the application by the Committee be taken to appeal. Should the Committee grant the application, objectors advised that Judicial Review proceedings were likely to be instigated on the grounds of infringement of the right to privacy and the Human Rights Act.

·         The scheme was not fully Lifetime Homes compliant with block A lacking accessible, level entry WCs and with ceiling heights below London Plan standards.

 

The legal officer advised that the offer from an objector to help fund any appeal costs should be disregarded by the Committee in determining the application. 

 

Cllrs Brabazon and Tucker addressed the Committee as local ward councillors and raised the following points:

·         Local residents had raised early concerns about the sunlight and daylight report and officers had been slow in providing associated responses to specific points. The circulation by officers of a late, tabled addendum on this issue was unacceptable in hampering people’s right to object, particularly when objectors were providing alternative evidence.

·         The proposed level of affordable housing was too low in consideration of the sale values of the 133 market sale units. No social housing was proposed and the shared ownership units would not be genuinely affordable for people in housing need in the borough.

·         The height and scale of the scheme was out of keeping in a locality of predominantly 2 storey housing and would visually dominate the local area. The Quality Review Panel (QRP) had also expressed reservations about the height of the scheme.

·         The stated social benefits of the scheme were insufficient to override the impact of the scale and height on the local area.

·         Significant overshadowing would occur to Harringay Road.

 

Cllr Arthur addressed the Committee in his capacity as Cabinet Member for Finance and Health. He outlined the current crisis in primary care provision in the borough, especially in the Green Lanes area and the critical link to addressing the significant variation in life expectancy rates across the borough. Three GP practices had closed in the Green Lanes area in the last year and a new health centre would support 18k patients in an area of high need. The NHS provisional bid for funding had been granted and would be progressing to the second stage of the process.

 

The Committee raised the following points in consideration of the representations:

·         Assurances were sought in relation to comments made by objectors that the proposed scale and massing was non policy compliant. Officers advised that the scheme did not breach policy and was appropriate for an urban, edge of town centre location. The scheme design helped to mitigate the impact including retaining the bulk to the centre of the site, recessed top floors and an active frontage to Green Lanes. 

·         Concerns were expressed on the low level of affordable housing proposed for the scheme. Officers responded that the viability assessment submitted by the applicant had been independently assessed and which had led to an increase in the number of units proposed. The site was the only location identified in Green Lanes as suitable for a new health centre and as such, this element had been prioritised to a degree over affordable housing provision. It was also advised that sales values in the area and increased construction costs all impacted on the viability of the scheme. The Council’s 40% affordable housing target was calculated on a borough as opposed to individual site basis and was on track to be achieved.

·         In response to a question, officers clarified the negotiation process for the affordable housing linked to whether the health centre came forward including the long stop date review clause within the s106 agreement.

·         The lack of definitive confirmation of the delivery of the health centre onsite was identified as a concern. Officers outlined the complexities of the NHS procurement process, with the recent provisional funding confirmation the culmination of a year long process. Until planning permission was granted, future GPs in any instance would be unable to sign a lease for the building. Should the health centre not come forward, any alternative use proposed for the space would require further planning consent. 

·         Assurances were sought on the acceptability of the density of the scheme in the event the health centre did not come forward, with the report outlining that the wider community benefit of this element helped to outweigh the higher density. Officers advised that in policy terms, it was acceptable to exceed density guidelines in high density, urban areas and for high quality designs. The benefits of the provision of new housing were also emphasised.

·         Concerns were expressed over parking provision for the health centre. Transport officers advised that a full review had been undertaken of parking around the site, which was in a high public transport accessible area. The residential element of the scheme would be designated car free, with shared use bays provided to the health centre for essential GP and staff use only, subject to consultation. In response to concerns raised about accommodating future residents with vehicles for business use, officers advised that the applicant under the s106 agreement would be obliged to publicise explicitly to future residents that the scheme was designated car free. 

·         Further details were sought on neighbouring properties that would receive daylight and sunlight levels below BRE standards as a result of the scheme. Officers referred the Committee back to the addendum report which set out this information and reiterated their view that this did not constitute grounds for refusal of the application. This was set within the context of the overall benefits of the scheme including provision of new housing, the densely built up town centre location, the atypical, sparse buildings currently on site and the significant improvements to be made to Colina Road and Mews under the scheme. One of the objectors outlined that the report was incorrect in asserting that all neighbouring windows would receive the same or an unnoticeable drop in daylight levels, a misrepresentation repeated during the consultation. There would be 14 houses on Colina Road affected in this regard, primarily to single aspect rooms.

·         Clarification was sought on separation distances between the scheme and nearest neighbours. One of the objectors identified that the closest house on Harringay Road would be 10m away and the new development being built on Colina Mews less than 1m. Officers outlined that there was no planning policy position regarding separation distances between buildings.

 

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

·         The scheme would provide 133 new homes in a tenure blind, well designed development with quality amenity space. Provision would include 29 family sized units and 14 disabled access units. In response to a question, it was confirmed that a number of the affordable units would be 3 bedroomed.

·         The applicant was committed to delivering a new NHS health centre onsite to support 8-10 GPs, with extensive discussions continuing with the NHS to bring this forward.

·         Extensive consultation had been undertaken with local residents, officers and the QRP to an overall high degree of positive feedback.

·         The scheme would equate to a £2m investment in the borough. 

·         The scale and character of the scheme reflected the surrounding urban area.

·         In response to comments made by the objectors, it was confirmed that all ceiling heights onsite would be policy compliant, with block A being the health centre. The majority of the units would be dual aspect, with a small number of primarily one bed units being single aspect, east to west facing. 

·         The applicant would look into options for the provision of a drop off area for use by future patients of the health centre.

·         Improvements would be made to the local area including tree planting to Green Lanes and Colina Mews and Road, pavement widening and active building frontages.

·         In terms of sunlight and daylight, the scheme had been designed to minimise significant daylight effects including the setting back of taller elements and top floors. The retained levels of daylight amenity to neighbouring properties were within the practical application of the BRE guidelines, which in itself were not a mandatory test and required flexible application, especially in urban locations. A measured land survey had been used to model the scheme.

 

The Committee raised concerns about the number of single aspect units and whether this was a consequence of the high density. It was advised in response that this was not untypical for London developments, with officers adding that best practice was to minimise single aspect units wherever possible and avoid north facing single aspect units. Overall, officers were satisfied that the scheme was well designed.

 

Cllr Carter put forward a motion to refuse the application on the grounds of overdevelopment, bulk and massing leading to a loss of daylight and sunlight, density above London Plan standards and an insufficient level of affordable housing. Officers reiterated that the scheme was policy compliant in terms of affordable housing and as such Cllr Carter agreed to remove this reference from the motion. Cllr Bevan seconded the motion but proposed a revision to include insufficient parking provision as an additional grounds for refusal. Officers responded that the scheme was fully policy compliant in this regards and as such this grounds was not defensible. Cllr Carter agreed to omit this from the original motion, which Cllr Bevan again seconded. At a vote, the motion fell.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/1807 be approved and that the Head of Development Management be authorised to issue the planning permission and impose conditions and informatives subject to the signing of a section 106 Legal Agreement providing for the obligation set out in the Heads of Terms.

 

·         That the section 106 legal agreement referred to above be completed no later than 03/12/2016 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in her/his sole discretion allow; and

 

·         That following completion of the agreement(s) referred to above within the time period provided for above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions

 

·         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.

 

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 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 and specifications:

028-PL-001;028-PL-002; 028-PL-003; 028-PL-004; 028-PL-005; 028-PL-006; 028-PL-007 Rev A; 028-PL-008 Rev B; 028-PL-009 Rev B; 028-PL-010 Rev A; 028-PL-011 Rev A; 028-PL-012 Rev A; 028-PL-013 Rev A; 028-PL-014; 028-PL-015; 028-PL-016; 028-PL-017; 028-PL-018; 028-PL-019; 028-PL-020; 028-PL-021; 028-PL-022; 028-PL-023; 028-SK-057 Rev A; 028-SK-058 Rev A; 028-SK-059; 028-SK-060; 028-SK-061; 028-SK-062 Rev A; 028-SK-063 1/3; 028-SK-063 2/3; 028-SK-063 3/3; 028-SK-064; 252/PL/02; 2703-001; 2703-002; 2703-003; 2703-004; Design and Access Statement (June 2016); Design and Access Statement Appearance and Materials Addendum (July 2016); Air Quality Assessment (May 2016); Preliminary Bat Roost Assessment Report (February 2016); BREEAM Pre-Assessment Summary Report (2 June 2016); HQM Pre-Assessment Summary Report (8 June 2016); Energy and Sustainability Report (8 June 2016); External Building Fabric Assessment (7 June 2016); Fire Safety Planning Short Statement (Jun 2016); Flood Risk Assessment (7 June 2016); Landscape Design (June 2016); Phase 1 Desk Study Report (Rev. 1; June 2016); Planning Statement (June 2016); Statement of Community Involvement (June 2016); Transport Statement (June 2016); Framework Travel Plan (June 2016); Tree Survey Report (February 2016); Vibration Assessment (7 June 2016); Potable Water Capacity Flow & Pressure Investigation (24/06/2016); Daylight and Sunlight Report (Version  V2, June 2016)

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

 

3.         Notwithstanding the information submitted with this application, no development above ground shall take place 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.

 

4.         No development above ground shall take place 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 enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.).

            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.

 

5.         The development shall not be occupied until a landscape management plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens is submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved and maintained thereafter.

            Reason: To ensure a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

6.         Notwithstanding the details hereby approved, the development shall maintain an active frontage along a minimum of 75% of the Green Lanes elevation of the ground floor of the development.

            Reason: To enhance the vitality of the adjacent town centre.

 

7.         The use of the A1/A2/A3/B1/D1 or D2 unit at ground floor hereby permitted shall not be operated before 07:00 hours or after 23:00 hours Monday to Saturday, and before 08:00 hours or after 20:00 hours 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 consistent with Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

8.         The car parking spaces shown on the approved drawings shall be provided and marked out on the site prior to the occupation of the development.  These spaces shall thereafter be kept continuously available for car parking and shall not be used for any other purpose without the prior permission in writing of the Local Planning Authority.

Reason: In order to ensure that adequate provision for car parking is made within the site.

 

9.         The development shall not be occupied until a minimum of 228 cycle parking spaces for users of the development, have been installed in accordance with the details hereby approved.  Such spaces shall be retained thereafter for this use only.

Reason:  To promote sustainable modes of transport.

 

10.       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 Green Lanes, Colina Road, Colina Mews, and the roads surrounding the site 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.

 

11.       Prior to the occupation of the development, 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 the servicing of the commercial/healthcare unit, the servicing of the residential units, including a facility to collect deliveries for residents (a concierge or parcel drop, for example), and 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.

 

12.       Prior to the occupation of the development, details shall be submitted to and approved in writing by the Local Planning Authority demonstrating that the CHP network and its operational design has been delivered in line with the GLA’s District Heat Manual for London and the ADE/CIBSE Heat Networks Code of Practice for the UK.

Should this not be delivered to the correct level, the applicant will be required to undertake remedial works on site to ensure this.  The CHP will thereafter be required to be maintained in accordance with the approved details.

Reason:  To ensure that new community heating network is designed and run efficiently in the interests of sustainability.

 

13.       The A1/A2/A3/B1/D1 or D2 unit hereby approved shall not be occupied until a post construction certificate or evidence issued by an independent certification body confirming that BREEAM (or any such equivalent national measure of sustainable building which replaces that scheme) rating 'Very Good' has been achieved for this development has been submitted to, and approved in writing by the Local Planning Authority,

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

 

14.       The residential units hereby approved shall achieve a reduction in carbon (CO2) emissions of at least 33% against Part L of the Building Regulations 2013, as per the details hereby approved. No dwelling shall be occupied until a certificate has been issued by a suitably qualified expert, certifying that this reduction has been achieved, has been submitted to, and approved in writing by the Local Planning Authority.

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

 

15.       No development 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 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), and that the site contractor company be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on site.  The scheme shall be carried out in accordance with the approved plans.

Reasons: To safeguard the amenities of the area.

 

16.       Before development commences, other than for investigative work and demolition:

a) Using information obtained from the Phase1 Desk Study Report (CGL June 2016 Revision 1) additional site investigation, sampling and analysis shall be undertaken.  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 that remediation being carried out on site.

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

 

17.       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.

 

18.       Prior to the commencement of development, a revised air quality assessment (including dispersion modelling and air quality neutral assessment), taking into account the requirements of the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority.  The scheme shall be carried out in accordance with the approved plans.

Reason: To protect local air quality.

 

19.       Prior to the commencement of the relevant part of the development, details of all chimney heights calculations, diameters and locations (for CHP units and boilers) shall be submitted to and approved in writing by the Local Planning Authority. All parameters must, as a minimum, meet the requirements of the Chimney Height Memorandum and the Sustainable Design and Construction SPG.

Reason:To protect local air quality and ensure effective dispersal of emissions.

 

20.       Prior to commencement of the relevant part of the development, details of the CHP demonstrating that the unit to be installed complies with the emissions standards as set out in the GLA SPG Sustainable Design and Construction for Band B, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out in accordance with the approved plans.

Reason:To protect local air quality and ensure effective dispersal of emissions.

 

21.       Details of a scheme for the storage and collection of refuse from the premises shall be submitted to and approved by the Local Planning Authority prior to the occupation of the development. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

 

            Reason: In order to protect the amenities of the locality.

 

22.       The development, with the exception of demolition, hereby permitted shall not be commenced until detailed design and method statements 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 in consultation with London Underground.  The details shall:

- provide details on all structures

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

- accommodate ground movement arising from the construction

- 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 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 has no impact on London Underground transport infrastructure.

 

23.       No piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: To ensure that any piling has no impact on local underground sewerage utility infrastructure.

 

24.      Prior to the occupation of the development, the applicant shall provide certification that the scheme complies with the requirements of Secured by Design, and this shall be submitted to and approved in writing by the local planning authority.

            Reason: To ensure the safety and security of the development.

 

25.      Prior to any above ground works commencing on site, a detailed sustainable drainage scheme shall be submitted to the local planning authority for consideration and determination and thereafter, any approved scheme shall be implemented wholly in accordance with the approval and before any above ground works commence.

            Reason: In order to ensure that a sustainable drainage system has been incorporated as part of the scheme in the interests of sustainability.

 

26.       Notwithstanding the Provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no satellite antenna shall be erected or installed on the building hereby approved.  The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created, and this shall be installed prior to the occupation of the property, and the scheme shall be implemented and permanently retained thereafter.

Reason: In order to prevent the proliferation of satellite dishes on the development.

 

Informatives:

 

INFORMATIVE 1: 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 2: CIL

Based on the information given on the plans, the Mayoral CIL charge will be £316,117.24 (7349sqm x £35 as uprated for inflation) and the Haringey CIL charge will be £1,278,064.59 (7349sqm x £165 as uprated for inflation). 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 3: 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 4: 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 5: 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 6: 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 7:  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 8: 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 9: Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.

 

INFORMATIVE 10: A Trade Effluent Consent will be required for any Effluent discharge other than a 'Domestic Discharge'. Any discharge without this consent is illegal and may result in prosecution. (Domestic usage for example includes - toilets, showers, washbasins, baths, private swimming pools and canteens). Typical Trade Effluent processes include: - Laundrette/Laundry, PCB manufacture, commercial swimming pools, photographic/printing, food preparation, abattoir, farm wastes, vehicle washing, metal plating/finishing, cattle market wash down, chemical manufacture, treated cooling water and any other process which produces contaminated water. Pre-treatment, separate metering, sampling access etc, may be required before the Company can give its consent.

 

INFORMATIVE 11: 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 12: 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.