Agenda item

45-63 Lawrence Road N15 4EN and 67 Lawrence Road N15 4EY

Meeting of Planning Sub Committee, Thursday, 3rd November, 2016 7.00 pm (Item 48.)

1) 45-63Lawrence Road N15 4EN (HGY/2016/1213)

Demolition of the existing buildings and redevelopment of the site to provide a building ranging from 4 to 7 storeys in height which includes a recessed top floor comprising 80 residential units (use class C3) and 566sqm of commercial floor space (Use class B1/A2) on ground and first floor level, including 8 disabled parking spaces, 1 car club space including associated works.

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

2) 67 Lawrence Road N15 4EY (HGY/2016/1212)

Demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road which includes a recessed top floor and four storey mews block to the rear, comprising 69 residential units (use class C3) and seven live work units on ground and first floor level, including 7 disabled parking spaces and associated works.

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

Minutes:

The Committee considered two reports for two separate schemes (1) 45-63 Lawrence Road and (2) 67 Lawrence Road on two separate but adjoining sites. The reports sought planning permission for (1) the demolition of the existing buildings and redevelopment of the site to provide a building ranging from 4 to 7 storeys in height which includes a recessed top floor comprising 80 residential units (use class C3) and 566sqm of commercial floor space (Use class B1/A2) on ground and first floor level, including 8 disabled parking spaces, 1 car club space including associated works and (2) the demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road which includes a recessed top floor and four storey mews block to the rear, comprising 69 residential units (use class C3) and seven live work units on ground and first floor level, including 7 disabled parking spaces and associated works. The reports 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 both recommended to grant permission subject to conditions and subject to s106 Legal Agreements.

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 amendments to s106 heads of terms and a correction to the paragraph of the report concerning density for 45-63 Lawrence Road which was 818 habitable rooms per hectare.

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

· Both schemes constituted overdevelopment, with high densities due to site cramming in order to maximise profitability for the developer. The justification for exceeding London Plan standards had not been outlined, with the report seeming to focus on unsubstantiated claims and opinions. The density was significantly greater than the nearby Bellway development.

· The woodland area between 25-35 Bedford Road would be destroyed, with no ecological impact assessment or bat survey undertaken, leading to the potential for protected species to be unlawfully removed. The loss of mature trees would result in the destruction of wildlife habitats and have a negative impact on air quality.

· The schemes did not comply with the Lawrence Road planning brief.

· The height and massing to the northern end would result in overshadowing to the public realm.

· The 7 storey height would detract from other buildings in the area

· Low levels of affordable housing would be provided

· The density towards the western edge near Bedford Road was high which would impact on local residents in addition to the disruption from the live-work units.

· Separation distances were insufficient, being only 10m to the closest rear gardens and 30m to the nearest neighbouring houses.

· The demand for employment space in the area was questioned, with similar units on the nearby Bellway scheme remaining empty.

Cllrs Diakides and Vanier addressed the Committee as local ward councillors and raised the following points:

· The schemes went against the Lawrence Road planning brief and thereby the will of local people

· The massing was out of character with the area and the frontage onto Lawrence Road was domineering

· Local public spaces in the area would be degraded including a loss of light caused to Elizabeth Place Park

· The schemes provided little affordable and no social housing

· The schemes breached planning policy in terms of overlooking, overdevelopment and lacking sufficient community benefits

· The plans should be renegotiated with the applicant

· Past guarantees had been provided on the protection of the woodland area as an important ecological corridor and which was now being ignored.

The Committee raised the following issues in discussion of the representations:

· Assurances were sought over the level of affordable housing proposed, which was considerably lower than the Council’s 40% target. Officers advised that the viability assessment had been independently assessed leading to an increase in units proposed and that the level reflected sales values in the area and increased construction costs. The Council’s 40% affordable housing target was on a borough as opposed to site basis.

· Clarification was sought on children’s play space to be provided on site. Officers advised that child play space for 0-5 year olds would be provided to the southern end of no. 67 Lawrence Road in compliance with the London Plan. Additionally, the applicant would provide a financial contribution towards the upgrade of the playground and redesign of street furniture to the adjacent park.

· Assurances were sought over the live/work units in that similar units remained unoccupied in the nearby Bellway scheme and also over the lack of parking provision. Officers advised that these concerns had been raised at an early stage with the applicant, who had subsequently undertaken further detailed work in this area and identified that a specialist provider would be used to lease out the units. Future occupants of these units would be able to apply for on street car parking as business users.

· Clarification was sought from officers on the justification for both schemes to exceed the London Plan density matrix. Officers advised that the higher levels reflected to a degree the netting off of the commercial space in the mixed scheme. The higher density levels were considered acceptable due to factors such as the high public transport accessibility of both sites, high quality design and the location with the emerging Tottenham Area Action Plan (AAP).

· In response to questions regarding the affordable housing units, it was advised that the units would be pepper potted via block throughout the sites and would be predominantly 1 and 2 bed units to ensure they remained affordable.

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

· The schemes would provide new housing including a 19% affordable housing contribution across the two sites as well as in demand family housing.

· Car parking provision would solely be for disabled access thereby allowing increased landscaping and tree planting, with a net increase of 12 trees across the sites.

· New commercial floorspace would be generated which would be retained and managed by the developer, with part used as a headquarters.

· Improvements would be made to Elizabeth Place Park and the open ground to the north at the lead of a steering group.

· The QRP was in support of the schemes.

· Internal balconies were proposed to reduce overlooking.

· The footprint of the woodland area would be retained as an open landscaped area with significant trees retained and secured under condition.

The Committee raised the following points in discussion of the representations received:

· The degree of overshadowing to Elizabeth Place Park. In response it was advised that proposals met BRE guidance in this regard, with at least half of the site maintaining a minimum 2 hours sunshine on the March equinox. Additionally, this standard was very likely to be exceeded with the pulling back of the building line.

· The security of the bridge link between the two schemes was questioned. The applicant advised that this would constitute a 2 storey gap in the building line and would be fully lit to encourage use and would benefit from natural surveillance.

· Further details were sought on proposals for the use of grey bricks in the scheme, an outlier when compared to the rest of Lawrence Road. It was explained in response that this would support the transition between buff and red brick down the length of Lawrence Road and to provide cohesion between the two schemes. The bricks would be of high quality and the QRP were supportive of proposals.

· In response to a question regarding the marketability of the live/work units, the applicant advised that issues often arose related to mortgageability but that in this instance, the units would be retained and managed by the developer.

The Chair moved the recommendation of the report and it was

RESOLVED

· That planning applications HGY/2016/1212 and HGY/2016/1213 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 31/11/2016 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:

45-63 Lawrence Road – HGY/2016/1213

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 of the Town and Country Planning Act 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:

1297_E_001, 1297_E_002, 1297_P_100, 1297_P_210 Rev C, 1297_P_211, 1297_P_212, 1297_P_213, 1297_P_214, 1297_P_215, 1297_P_216, 1297_P_300, 1297_P_301, 1297_P_302, 1297_P_303, 1297_P_304, 1297_P_305, 1297_P_306, 1297_P_500 Rev A, 1297_P_501 Rev A, 1297_P_502

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

3. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Samples should include type and shade of cladding, window frames and balcony frames, sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. The development shall thereafter be implemented in accordance with the approved samples.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

4. Details of any proposed boundary treatment shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers

5. The details of all levels on the site in relation to the surrounding area shall be submitted and approved by the Local Planning Authority prior to the commencement of the development. The development shall then be carried out in accordance with the approved site levels.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupier.

6. No development 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.

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.

7. The schedule of species of those new trees and shrubs to be planted shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development, excluding demolition. 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 approved development. Any trees or plants, either existing or proposed, which, within a period of five years of occupation of the approved 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 shall be implemented in accordance with the approved details and retained thereafter.

8. Prior to commencement of the development, details of the CHP must be submitted to evidence that the unit to be installed complies with the emissions standards as set out in the GLA SPG Sustainable Design and Construction for Band A. A CHP Information form must be submitted to and approved by the LPA. The development shall then be carried out strictly in accordance with the details approved by the Council and shall be maintained as such thereafter.

Reason: To Comply with Policy 7.14 of the London Plan and the GLA SPG Sustainable Design and Construction

9. Before development commences other than for investigative work:

a) Using the information contained within the Phase I desktop study and Conceptual Model, a site investigation shall be carried out for the 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 approval and the development cannot commence until approved, and thereafter the development shall be carried out only in accordance with the approved details.

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.

10.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. The development shall then be carried out strictly in accordance with the details approved by the Council and shall be maintained as such thereafter.

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

11.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 Dust and Emissions Control and shall also include a Dust Risk Assessment must be submitted to and approved by the LPA thereafter, the development shall be carried out only in accordance with the approved Air Quality and Dust Management Plan.

Reason: To Comply with Policy 7.14 of the London Plan

12. Prior to the commencement of any works the site or Contractor Company is to register with the Considerate Constructors Scheme. Proof of registration shall be sent to the Local Planning Authority.

Reason: To Comply with Policy 7.14 of the London Plan

13. 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.

14. 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.

15. The development shall then be constructed in strict accordance of the details set out in Lawrence Road - Sustainability and Energy Strategy”, dated 17/04/2016, by GreenGauge, and shall achieve the agreed carbon reduction of at least 35% reduction beyond BR 2013.

Design aspects includes:

o U Values achieving at least:

o Walls: 0.18W/m2/K

o Ground floor: 0.15 W/m2/K

o Roof: 0.13 W/m2/K

m2/K

o Windows: 1.4 W/m2/K

o And an air tightness of at least 4m3/hr/m2

o A single heating and hot water system which will serve all dwellings and commercial units which will be served by a communal CHP unit.

o PV panels will be placed horizontal, oriented south, generating approx. 70kWp of power and covering an area of 700m²

All of this equipment and materials shall be maintained as such thereafter. Confirmation of this must be submitted to the local authority at least 6 months of completion on site for approval and the applicant must allow for site access if required to verify delivery.

Should the agreed target not be able to be achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £2,700 per tonne of carbon plus a 10% management fee.

Reason: To comply with London Plan Policy 5.2. and local plan policy SP:04

16. Details of the CHP facility and associated infrastructure, that will serve all units within the development, shall be submitted to and approved in writing by the Local Planning Authority 3 months prior to any works commencing on site. The details shall include:

- location of the energy centre;

- specification of equipment / plant;

- flue arrangement;

- operation/management strategy; and

- the method of how the facility and infrastructure shall be designed to allow for the future connection to any neighbouring heating network (including the proposed connectivity location, punch points through structure and route of the link)

The CHP and infrastructure shall be carried out strictly in accordance with the details so approved, installed and operational prior to the first occupation of the approved development and shall be maintained as such thereafter.

Reason: To ensure the facility and associated infrastructure are provided and so that it is designed in a manner which allows for the future connection to a district system in line with London Plan policy 5.7 and local plan policy SP:04 and DM22.

17.To demonstrate that there is minimal risk of overheating, the results of dynamic thermal modelling (under London’s future temperature projections) for all internal spaces will be given to the Council for approval. This should be submitted to and approved in writing by the Local Planning Authority 6 months prior to any works commencing on site and shall be operational prior to the first occupation of the development hereby approved.

This model and report should include details of the design measures incorporated within the scheme (including details of the feasibility of using external solar shading and of maximising passive ventilation) to ensure adaptation to higher temperatures are included. Air Conditioning will not be supported unless exceptional justification is given.

Once approved the development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

Reason:In the interest of adapting to climate change and to secure sustainable development.

18.The applicants must construct the scheme as set out in the BREEAM New Construction (version 2014) undertaken by SRE Ltd (dated 04.04.2016) that demonstrates the office space (B1) can achieve a “very good” outcome.

The development shall construct in strict accordance of the details so approved, and shall achieve the agreed rating and shall be maintained as such thereafter. A post construction certificate shall then be issued by the Building Research Establishment or other independent certification body, confirming this standard has been achieved. This must be submitted to the local authority at least 6 months of completion on site.

In the event that the development fails to achieve the agreed rating for the development, a full schedule and costings of remedial works required to achieve this rating shall be submitted for our written approval with 2 months of the submission of the post construction certificate. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authorities’ approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

19.The applicant must construct the scheme as set out in the Home Quality Mark Assessment undertaken by SRE Ltd (dated 04.04.2016) that demonstrates that all dwellings achieve a 3 stars outcome under this scheme.

The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed rating and shall be maintained as such thereafter. A post construction certificate shall be issued by the Building Research Establishment or other independent certification body, confirming this standard has been achieved. This must be submitted to the local authority at least 6 months of completion on site.

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

20. Prior to commencement on site details on the living roof shall submitted to the local authority for approval. This will include the following:

· A roof(s) plan identifying where the living roofs will be located and demonstrating that 825m2 green roof will be installed on the roof of the 3rd, 5th and 6th floors;

· Confirmation that the substrates depth range of between 100mm and 150mm across all the roof(s);

· Details on the diversity of substrate depths across the roof to provide contours of substrate. This could include substrate mounds in areas with the greatest structural support to provide a variation in habitat;

· Details on the diversity of substrate types and sizes;

· Details on bare areas of substrate to allow for self colonisation of local windblown seeds and invertebrates;

· Details on the range of native species of wildflowers and herbs planted to benefit native wildlife. The living roof will not rely on one species of plant life such as Sedum (which are not native);

· Details of the location of log piles / flat stones for invertebrates;

The living roof will not be used for amenity or sitting out space of any kind. Access will only be permitted for maintenance, repair or escape in an emergency.

The living roof (s) shall then be carried out strictly in accordance with the details approved by the Council and shall be maintained as such thereafter.

Reason: To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity and supports the water retention on site during rainfall. In accordance with regional policies 5.3, 5.9 and 5.11 of the London Plan (2011) and local policy SP:05 and SP:13.

21.The applicant/developer is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval prior to construction work commencing on site. The Plans should provide details on how construction work (including demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Lawrence Road, West Green Road and Philip Lane 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 and highways network.

22.The applicant/operator is required to submit a Service and Delivery Plan (SDP) for the local authority’s approval prior to occupancy of the proposed development. The Plans should provide details on how servicing and deliveries will take place. It is also requested that servicing and deliveries should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

Reason: To reduce traffic and congestion on the transportation and highways network

23. A pre?commencement site meeting must be specified and attended by all interested parties, (e.g. Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees and discuss any construction works that may impact on the trees prior to construction work commencing on site

Reason: In order to safeguard the tree in the interest of visual amenity of the area consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

24. Robust protective fencing / ground protection must be installed under the supervision of the Consultant Arboriculturist, prior to the commencement of demolition and retained until the completion of construction activities. It must be designed and installed as recommended in the Arboricultural report.

25. The tree protective measures must be inspected or approved by the Council Arboriculturist, prior to the commencement of demolition.

25 The tree protective measures must be periodically checked the Consultant Arboriculturist.

26 All construction works within root protection areas or that may impact on them, must be carried out under the supervision of the Consultant Arboriculturist

27. No development hereby approved in relation to the below elements shall commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved in writing by, the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewerage flooding, to ensure that sufficient capacity is made available to cope with the new development, and in order to avoid adverse environmental impact upon the community.

28. Before the first occupation of the development hereby permitted, details of the cycle parking stands method of security and access to cycle parking facilityto be submitted to and approved in writing by, the Local Planning Authority

Reason: To encourage sustainable modes of travel

29. Prior to the commencement of the development hereby permitted, details of the measures to be incorporated into all the development demonstrating how the principles and practices of the ‘Secured by Design’ scheme have been included shall be submitted to and approved in writing by the Local Planning Authority. Once approved in writing by the Local Planning Authority in consultation with the Metropolitan Police Designing Out Crime Officers, the development shall be carried out in accordance with the agreed details.

30. The proposed development shall have a central dish/aerial system for receiving all broadcasts for all the residential units created, details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property and the approved scheme shall be implemented and permanently retained thereafter.

Reason: In order to protect the visual amenities of the neighbourhood

31. The permitted use within Use Class A2 of the Town & Country Planning (Use Classes) Order 1987 (as amended) shall not include the use as a Betting Office and shall be ancillary to the B1(a) use only.

Reason: In order to protect the amenity of occupiers of the development and surrounding occupiers.

32 Prior to occupation, confirmation in writing and full details that the adjoining proposal at 67 Lawrence Road (application reference number HGY/2016/1212) will be implemented and built out as detailed in the approved drawings. In the event that the adjoining application at 67 Lawrence Road is not implemented, full details the proposals shall be submitted to and approved by the local planning authority. The full details of these proposals must include the following:

a) Updated floorplans detailing the revised layouts as a result of the adjoining application not built.

b) Full details of the of the external elevations facing the adjoining site

c) Full details and samples of the external materials

The development must be completed fully in accordance with the above approved drawings.

Reason: In order to protect the visual amenities of the neighbourhood

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 £249,813.914 (5,807.6 sqm x £35 x 1.166) and the Haringey CIL charge will be ££91,818.156 (5,807.6 sqm x £15). 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 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: 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 or refurbishment 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

INFORMATIVE: A bulk waste store should be considered when residents are throwing out items of furniture. How is it going to be managed, also due to the nature of the weight and size unlike residual waste locations for collections. Bulk waste vehicles must be able to collect from the location the bulk waste is store for health & safety reasons.

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: No infiltration based sustainable drainage systems should be constructed on land affected by contamination as contaminants can remobilise and cause groundwater pollution. Piling or any other foundation designs using penetrative methods should not cause preferential pathways for contaminants to migrate to groundwater and cause pollution.

INFORMATIVE: A separate application will be required for either the installation of a new shopfront or the display of any illuminated signs.

67 Lawrence Road – HGY/2016/1212

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 of the Town and Country Planning Act 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:

PL_0100B, PL_0101, PL_0200, PL_0300, PL_1000E, PL_1001E, PL_1002A, PL_1003B, PL_1004, PL_1005, PL_1006, PL_1007, PL_1008B, PL_1009, PL_1100C, PL_1101A, PL_1102A, PL_1103A, PL_1104A, PL_1105A, PL_1106A

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

4. Details of the proposed boundary treatment shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers

5. The details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority prior to the commencement of the development.

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

6 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 (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.).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 consistent with Policy 7.21 of the London Local Plan 2015, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

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

Reason: To protect local air quality

9. Before development commences other than for investigative work:

c) Using the information contained within the Phase I desktop study and Conceptual Model, a site investigation shall be carried out for the 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.

d) 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.

10. 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

Reason: To Comply with Policy 7.14 of the London Plan

12. Prior to the commencement of any works the site or Contractor Company is to register with the Considerate Constructors Scheme. Proof of registration must be sent to the LPA.

Reason: To Comply with Policy 7.14 of the London Plan

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

15. The development shall then be constructed in strict accordance of the details set out in “Planning Statement Energy Assessment of 67 Lawrence Road”, date drafted - 31/03/2016, by Eight Associates, issue number 2. The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed carbon reduction of 40.2% reduction beyond BR 2013. Design aspects includes:

o U-values of 0.17 W/m2K on all walls;

o U-values of 1.3 W/m2K on all windows;

o U-values of 0.13 W/m2K on the residential roofs.

- A single heating and hot water system which will serve all dwellings and commercial units (as seen on page 11) which will be served by communal boilers.

- PV panels will be placed horizontal, oriented south, covering 352m2 of the roof and delivering a 33% carbon reduction (as seen on page 25) and the drawing (Planning Proposed Roof Plan diagram PL_1008) which shows 215 PV panels.

Reason: To comply with London Plan Policy 5.2. and local plan policy SP:04

16. Details of the boiler facility and associated infrastructure, that will serve all units within the development, shall be submitted to and approved in writing by the Local Planning Authority 3 months prior to any works commencing on site. The details shall include:

- location of the energy centre;

- specification of equipment;

- flue arrangement;

- operation/management strategy; and

The boiler facility and infrastructure shall be carried out strictly in accordance with the details so approved, installed and operational prior to the first occupation of the development and shall be maintained as such thereafter.

17. The development shall then be constructed in strict accordance of the details set out in the “Planning Statement: Overheating Analysis of 67 Lawrence Road”, date drafted - 31/03/2016, by Eight Associates, issue number 1 and subsequent appendix.

The development shall then be constructed in strict accordance of the details so approved, to manage overheating risk. Design aspects includes:

- All southern glazing should have a G-value of less than 0.40

- That all external shading as set out in the analysis is delivered as designed.

Reason: To comply with London Plan Policy 5.9. and local plan policy SP:04

18. The development shall then be constructed in strict accordance of the details set out in the sustainability assessment as set out in “Planning Statement: Sustainability Statement, 67 Lawrence Road. Dated 05/04/2016 by Joanna Peacock of Eight Associates.

The development shall then be constructed in strict accordance of the details so approved, and shall provide evidence of the following to the local planning authority at least 6 months of completion on site for approval:

- A site waste management plan targeting best practice benchmarks for resource efficiency;

- Dedicated internal and external waste storage and recycling facilities for end users;

- Approximately 825m2 green roof will be installed on the roof of the 3rd, 5th and 6th floor, to provide the following ecological and sustainable benefits:

- Registration under the Considerate Constructors Scheme (CCS) targeting at least 35 out of 50 points, including 7 points within each section of the scheme.

- A resident and employee Travel Pack for all new occupiers.

The external waste facilities and the green roof shall be maintained as such thereafter.

In the event that the development fails to deliver the required measures, a full schedule and costings of remedial works shall be submitted for our written approval. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authorities’ approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan

19. Prior to commencement on site details on the living roof shall submitted to the local authority for approval. This will include the following:

· A roof(s) plan identifying where the living roofs will be located and demonstrating that 825m2 green roof will be installed on the roof of the 3rd, 5th and 6th floors;

· Confirmation that the substrates depth range of between 100mm and 150mm across all the roof(s);

· Details on the diversity of substrate types and sizes;

· Details on bare areas of substrate to allow for self colonisation of local windblown seeds and invertebrates;

· Details on the range of native species of wildflowers and herbs planted to benefit native wildlife. The living roof will not rely on one species of plant life such as Sedum (which are not native);

· Details of the location of log piles / flat stones for invertebrates;

The living roof will not be used for amenity or sitting out space of any kind. Access will only be permitted for maintenance, repair or escape in an emergency.

The living roof (s) shall then be carried out strictly in accordance with the details approved by the Council and shall be maintained as such thereafter.

20. The applicant/developer is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval prior to construction work commencing on site. The Plans should provide details on how construction work (including demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Lawrence Road, West Green Road and Philip Lane 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 and highways network.

21. The applicant/operator is required to submit a Service and Delivery Plan (SDP) for the local authority’s approval prior to occupancy of the proposed development. The Plans should provide details on how servicing and deliveries will take place. It is also requested that servicing and deliveries should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

Reason: To reduce traffic and congestion on the transportation and highways network

22. A pre?commencement site meeting must be specified and attended by all interested parties, (e.g. Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees and discuss any construction works that may impact on the trees prior to construction work commencing on site

23. Robust protective fencing / ground protection must be installed under the supervision of the Consultant Arboriculturist, prior to the commencement of demolition and retained until the completion of construction activities. It must be designed and installed as recommended in the Arboricultural report.

24. The tree protective measures must be inspected or approved by the Council Arboriculturist, prior to the commencement of demolition.

25 The tree protective measures must be periodically checked the Consultant Arboriculturist.

26 All construction works within root protection areas or that may impact on them, must be carried out under the supervision of the Consultant Arboriculturist

Reason: To encourage sustainable modes of travel

Reason: In order to protect the visual amenities of the neighbourhood

31. A detailed plan showing a 1.8 metre high privacy screen along the side of the balcony on the 7^th floor of no. 67 Lawrence Road facing no. 69 Lawrence Road shall be submitted to and approved in writing by the Planning Authority prior to the occupation of the property. Development shall be carried out in accordance with the approved details prior to the first use of the BALCONY AREA and the screening shall be retained in perpetuity unless otherwise agreed in writing by the Planning Authority.

Reason: To avoid overlooking into the site if it was to come forward for development and to comply with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 General Principles of the Haringey Unitary Development Plan 2006.

32. Before the first occupation of the development hereby permitted, windows in

the proposed side elevation of the 7^th floor of no. 67 Lawrence Road facing no. 69 Lawrence Road shall be fitted with obscured glazing and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut. The window shall be permanently retained in that condition thereafter.

Reason: To avoid overlooking into the adjoining properties and to comply with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 General Principles of the Haringey Unitary Development Plan 2006

33. Prior to occupation, confirmation in writing and full details that the adjoining proposal at 45-63 Lawrence Road (application reference number HGY/2016/1213) will be implemented and built out as detailed in the approved drawings. In the event that the adjoining application at 45-63 Lawrence Road is not implemented, full details the proposals shall be submitted to and approved by the local planning authority. The full details of these proposals must include the following:

a) Updated floorplans detailing the revised layouts as a result of the adjoining application not built.

b) Full details of the of the external elevations facing the adjoining site

c) Full details and samples of the external materials

The development must be completed fully in accordance with the above approved drawings.

Reason: In order to protect the visual amenities of the neighbourhood

Informatives:

INFORMATIVE: CIL

Based on the information given on the plans, the Mayoral CIL charge will be £132,830.32 (3,088 sqm x £35 x 1.229) and the Haringey CIL charge will be £48,821.28 (3,088 sqm x £15 x 1.054). 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:

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.

Supporting documents:

Draft committee report version 5 - 45-63 67 Lawrence Road, item 48. PDF 4 MB