Agenda item

Mono House 50-56 Lawrence Road N15 4EG

Demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road and a part 5, 3 and 2 storey building which forms an intermediate block and mews to the rear comprising 47 residential units (use class C3) and 176sqm of commercial floor space (use class B1) on ground floor, including 8 car parking spaces and associated landscaping and cycle parking

RECOMMENDATION: grant permission subject to conditions and subject to sec. 106 Legal Agreement.

Minutes:

The Committee considered a report on the application to grant planning permission for the demolition of the existing buildings and redevelopment of the site to provide a 7 storey building fronting Lawrence Road and a part 5, 3 and 2 storey building forming an intermediate block and mews to the rear comprising 47 residential units (use class C3) and 176sqm of commercial floor space (use class B1) on ground floor, including 8 car parking spaces and associated landscaping and cycle parking. 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 Committee raised the following points in discussion of the application:

· Concerns were raised that a number of the units were below London Plan space standards. In response, it was advised that the three units in question to the top floor of the scheme were considered acceptable as they exceeded studio unit space standards and also benefitted from large balconies and south facing orientation.

· Assurances were sought over the determination made that the scheme would not be required to provide child play space onsite, in particular the projections that the scheme would house only 8 children. The applicant advised that a GLA toolkit had been used to forecast future child occupancy and that the figure generated was below the threshold requiring the onsite provision of play space. In addition, all units would have private amenity space plus the larger family size units would benefit from generous outdoor space. The site was also located in close proximity to local green spaces including Elizabeth Place Park.

· Clarification was sought on vehicular access to the site. The applicant advised that the main access was off Lawrence Road, plus a secondary route via the adjacent Bellway scheme.

· Concerns were raised regarding the viability assessment for the scheme and the low level of affordable housing proposed of 5 shared ownership units plus only a 10% contribution by the applicant as financial compensation for the loss of employment floorspace onsite. Officers advised that the viability assessment had been independently assessed by the Council and which had assessed viability at zero affordable housing units in consideration of issues such as the constraints of the site, high build costs and the existing use value of the land. The applicant was however proposing 19% affordable housing based on habitable rooms and as such the levels were comparable with other schemes in the area. The Committee were reminded that the Council’s 40% affordable housing target was on a borough and not individual scheme basis and to date was on track to be achieved. Cllr Bevan proposed deferring determination of the application to permit reassessment of the viability assessment. The Ass Director Planning reiterated that the applicant’s viability assessment had been independently assessed using a set methodology and as such there was no value in reviewing the assessment as the checks and balances were robust. It was also advised that a 10 month review mechanism would be included within the s106 agreement. Officers proposed an amendment to the mechanism in response to concerns raised for the trigger for the review of viability matters to be when 70% of units were occupied which was inline with the Mayoral viability SPG which was currently out for consultation.

The Chair moved the recommendation of the report subject to the proposed revision to the review mechanism as detailed above and it was

RESOLVED

· That planning application HGY/2016/2824 be approved and 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 above be completed no later than 15th January 2017 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 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 Head of Development Management or the Assistant Director Planning 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) Three Year Expiry (HGY Development Management)

The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Town and Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2) Development in Accordance with Approved Drawings and Documents (LBH Development Management)

The approved plans comprise drawing nos:

1024-00-001rev Q; 1024-00-002revK; 1024-00-003revK; 1024-00-004revJ; 1024-00-005revG; 1024-00-006revF; 1024-00-007revF; 1024-00-008revF; 1024-00-009revD; 1024-00-010revM; 1024-00-011revEcol; 1024-00-012revD; 1024-00-013revCcol; 1024-00-014revDcol; 1024-00-015revDcol; 1024-00-016revDcol; 1024-100-001-col; 1024-100-002 ; 1024-100-003; 1024-100-004; 1024-100-005; 1024-100-006; 1024-100-007; 1024-100-008 ; 1024-100-009; 1024-100-0101024-100-011revA; 1024-100-012revA; 1024-100-013; 1024-100-014; 1024-100-01.

The approved documents comprise:

Affordable Housing and Viability Assessment prepared Quod dated August 2016; Arboricultural Report prepared by Landmark Trees dated 8th August 2016; Commercial Report prepared by Currell dated August 2016; Daylight and Sunlight Report prepared by Point 2 Surveyors dated August 2016; Design and Access Statement Rev E prepared by RAK dated August 2016; Energy Statement prepared by Syntegra dated August 2016; Noise Impact Assessment prepared by KR Associates dated August 2016; Planning Statement and Heritage Statement prepared by RPS CgMs dated 11th August 2016; Planning Statement Addendum prepared by RPS CgMs dated 13th September 2016. Statement of Community Involvement prepared by Terrapin Communications dated August 2016; Surface Water Management Report prepared by MTS dated July 2016; Transport Statement prepared by Motion dated August 2016; Travel Plan Statement prepared by Motion dated August 2016.

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

Reason: In order to ensure the development is carried out in accordance with the Approved details and in the interests of amenity.

3) Preclusion of A Class Uses – Ground Floor Office (LBH Development Management)

The office use hereby approved shall only be used as a office, to the express preclusion of any other use within Use Class A of the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification, unless agreed in writing with the Local Planning Authority.

Reason: To protect the amenity of the locality and prevent the introduction of retail uses along Lawrence Road.

4) Materials Samples (LBH Development Management)

Prior to the commencement of the development, 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 in writing to and for approval by the Local Planning Authority. Samples shall 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. Details shall include louvered screens on the north elevation of Block B. The development shall be constructed of the approved materials and maintained thereafter.

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.

The Local Planning Authority is satisfied that the pre-commencement requirements of the condition are so fundamental to the development permitted that it would have been otherwise necessary to refuse the whole permission.

5) Boundary Treatments (HGY Development Management)

Prior to the commencement of the development, details of the proposed boundary treatment shall be submitted in writing to and approved by the Local Planning Authority. 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

6) Hard and Soft Landscaping (LBH Development Management)

Prior to the commencement of the development (excepting demolition works), full details of both hard and soft landscape works shall be submitted to and for approval by the Local Planning Authority. Details of hard landscaping works shall include:

· other vehicle and pedestrian access and circulation areas (including details of the southern access to the site)

· hard surfacing materials

· minor artefacts and structures (eg. furniture, 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) including details of the re-located sub-station on the site.

Details of soft landscape works shall include:

· planting plans

· a full schedule of species of new trees and shrubs proposed to be planted (including plantings in the waste collection area fronting Lawrence Road)

· 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; and

· an implementation programme.

The hard and soft landscaping shall be constructed in accordance with the approved details. The approved soft landscaping details shall be implemented in the first planting and seeding season following the occupation of the approved development. The approved hard landscaping details shall be implemented within 3 months of the residential occupation of the development.

Reason: to protect the amenity of the locality and ensure high quality landscaping.

7) Landscaping – Replacement of Trees and Plants (LBH Development Management)

Any tree or plant on the development which, within a period of five years of occupation of the approved development 1) died 2) is removed 3) becomes damaged or 4) becomes diseased, shall be replaced in the next planting season with a similar size and species of tree or plant.

Reason: to protect the amenity of the locality.

8) Confirmation of Site Levels (LBH Development Management)

Prior to the commencement of the development, the details of all levels on the site in relation to the surrounding area shall be submitted in writing to and for approval by the Local Planning Authority. The development shall be constructed in accordance with approved details.

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.

9) Detail of Sub-Station Re-location (LBH Development Management)

Prior to the commencement of the development, details of the re-location of any electrical substation on the land shall be submitted in writing to and for approval by the Local Planning Authority. The detail shall demonstrate liaison with the relevant sub-station operator and that the re-location will not prejudice local amenity. The re-location shall be undertaken in accordance with the approved details and maintained thereafter.

Reason: to protect local amenity and ensure orderly development.

10) Impact Piling Method Statement (Thames Water)

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: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

11) Land Contamination – Part 1 and 2 (LBH Environmental Services and Community Safety)

Part 1:

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.

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.

Part 2:

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.

12) Details of Sustainable Drainage – (LBH Senior Drainage Engineer)

The development hereby permitted shall not be begun until details of the design, implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the local planning authority. Those details shall include:

a) Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance, the methods employed to delay and control the surface water discharged from the site and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters;

b) Any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

c) Flood water exceedance routes, both on and off site;

d) A timetable for its implementation, and

e) A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents’ Management Company or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Once approved, the scheme shall be implemented, retained, managed and maintained in accordance with the approved details.

Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

13) Development in accordance with BREEAM Rating (LBH Carbon Management)

The development hereby approved shall be constructed in accordance with the approved document Energy Strategy Report dated Aug 2016 by Syntegra Consulting Ltd. to deliver the rating of BREEAM New Construction (2014) of ‘Very Good’.

Reason: to address the impacts of climate change and ensure sustainable development.

14) BREEAM Verification Certificate Submission (LBH Carbon Management)

Within six calendar months of the residential occupation of the development hereby approved, details confirming the standard of BREEAM New Construction (2014) “Very Good” has been achieved shall be submitted in writing to the Local Planning Authority. The details shall include a Post Construction Certificate issued by an independent certification body, confirming the relevant standard has been achieved. The development shall be maintained to the relevant standard thereafter.

Reason: to address the impacts of climate change and ensure sustainable development

15) BREEAM Non-Compliance Remediation (LBH Development Management)

In the event that the development fails to achieve the relevant BREEAM standard of ‘Very Good’ and unless a subsequent carbon offset payment program is agreed in writing with the Local Planning Authority, within two calendar months of the submission of the post construction certificate noted in the “BREEAM Verification Certificate Submission” Condition above, details of a full schedule of remedial works required to achieve the relevant BREEAM rating shall be submitted in writing to and for approval by the Local Planning Authority. The approved details shall be implemented within 3 months of the date of approval and maintained thereafter.

Reason: In the interest of addressing climate change

16) Chimney Height Calculations, Diameters and Locations (LBH Environmental Services and Community Safety)

Prior to construction of the development details of all the chimney height calculations, diameters and locations must be submitted for approval by the Local Planning Authority.

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

17) Details of Combined Heat and Power (CHP) – (LBH Environmental Services and Community Safety)

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 B. A CHP Information form must be submitted to and approved by the Local Planning Authority.

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

18) Details of Gas Boilers - (LBH Environmental Services and Community Safety)

Prior to installation, details of all (Communal and Individual) gas boilers to be provided 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 40 mg/kWh (0%).

Reason: As required by The London Plan Policy 7.14.

19) Details of Gas Boilers – (LBH Carbon Management)

Details of the boiler facility and associated infrastructure, which will serve heat and hot water loads for all the units on the site 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:

a) location of the energy centre;

b) specification of equipment;

c) flue arrangement;

d) operation/management strategy; and

e) 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 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.

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 SP:04 and DM 22.

20) Development in accordance with target solar electricity delivery (LBH Carbon Management)

The development hereby approved shall be constructed in accordance with the approved document Energy Strategy Report dated August 2016 prepared by Syntegra Consulting Ltd to deliver 31kWp of electricity by way of the approved rooftop PV Solar Panels.

Reason: to address climate change.

21) Details Roof Top PV Panels (LBH Development Management)

Prior to the occupation of the development for residential purposes, details of the layout and specification of the PV solar panel installation hereby approved (including any green roofs required for drainage purposes) shall be submitted in writing to and approved by the Local Planning Authority. The details of the installation shall demonstrate compliance with the Microgeneration Certification Scheme (MCS). The installation shall be constructed in accordance with the approved details and maintained thereafter.

Reason: To address climate change.

22) Details of AQDMP – (LBH Environmental Services and Community Safety)

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.

Reason: To Comply with Policy 7.14 of the London Plan

23) Consideration Constructor Scheme Registration (LBH Environmental Services and Community Safety)

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 Locally Planning Authority.

Reason: To Comply with Policy 7.14 of the London Plan

24) Plant and Machinery - EU Directives (LBH Environmental Services and Community Safety)

All plant and machinery to be used at the demolition and construction phases shall meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.

Reason: to protect local air quality

25) Registration of NRMM - (LBH Environmental Services and Community Safety)

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.

26) NRMM Inventory and documentation availability (LBH Environmental Services and Community Safety)

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.

27) Details of Noise Mitigation Measures (LBH Development Management)

Prior to the commencement of the development, details of measures to demonstrate compliance with British Standard 8233: 2014 to mitigate the impact of external noise shall be submitted in writing to and approved by the Local Planning Authority. The mitigation measures shall be in general conformity with Table 9.2.3 of the Approved Document Noise Impact Assessment prepared by KR Associates (UK) Ltd dated 7th August 2016. The mitigation measures shall be installed in accordance with the approved details and prior to the occupation of the development for residential use.

Reason: To mitigate the impact of external noise on the residential units hereby approved.

28) Details of Mechanical Plant (LBH Development Management)

Prior to the commencement of the development, details of mechanical plant associated with the A1 retail unit on the ground floor and the roof top mounted plant shall be submitted in writing to and approved by the Local Planning Authority. The details shall demonstrate the subject plant will not exceed the maximum noise and vibration levels set out in the Table 1.4.4 of the Approved Document Noise Impact Assessment prepared by KR Associates (UK) Ltd dated 7th August 2016. The plant shall be constructed in accordance with approved details and maintained thereafter.

Reason: To ensure retail and roof top mechanical plant does give rise to noise impacts to the dwellings hereby approved.

29) Waste Management Scheme (LBH Environmental Services and Community Safety)

A scheme setting out details of the collection and storage of waste and recycled materials shall be submitted in writing to and for approval by the Local Planning Authority. The scheme shall demonstrate sufficient on site capacity for the storage of both residential waste and recycled materials and provide the details of a cleaning plan. The scheme shall preclude the storage of waste on Lawrence Road on non-collection days. The scheme shall be implemented as approved prior to the residential occupation of the development and maintained thereafter.

Reason: To protect the amenity of the locality.

30) Cycle Parking Details (Transport for London + LBH Transportation)

Prior to the occupation of the development for residential purposes, full details of the cycle parking hereby approved (including the type, dimensions and method of security and access, as well as details of water storage for plant watering ) shall be submitted in writing to and approved by the Local Planning Authority. The details shall be in accordance with the London Cycle Design Guide and submitted to the Authority following consultation with Transport for London. The cycle parking shall be constructed in accordance with the approved details and maintained thereafter.

Reason: to ensure sustainable modes of transport.

31) Demolition and Construction Logistics Plan (DCLP) + Demolition and Construction Management Plan (DCMP) (Transport for London + LBH Transportation)

Prior to the commencement of the development, a Demolition and Construction Management Plan (D+CMP) and a Demolition and Construction Logistics Plan (D+CLP) shall be submitted in writing to and for approval by the Local Planning Authority. The D+CMP and D+CLP should provide details of how demolition and construction work would be undertaken in a manner that minimises disruption to traffic and pedestrians on Lawrence Road, Collingwood Road and Nelson Road. Demolition and Construction vehicle movements shall also be planned and coordinated to avoid the AM and PM travel peak periods. The D+CMP and D+CLP shall be implemented as approved and maintained for the duration of the demolition and construction processes.

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation and highways network.

32) Servicing and Delivery Plan (SDP) (LBH Transportation)

Prior to the occupation of the development for residential purposes, a Servicing and Delivery Plan (SDP) shall be submitted in writing to and for approval by the Local Planning Authority. The SDP shall demonstrate how servicing and deliveries will occur at the site, and that serving and delivery vehicle movements are planned and coordinated to avoid the AM and PM peak travel periods. The SDP shall be implemented as approved and maintained thereafter.

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

33) On Site Car Parking Allocation Details (LBH Development Management)

Prior to the occupation of the development for residential purposes, the applicant shall submit in writing to and for approval by the Local Planning Authority details of the allocation of the non-disabled on site car parking. The details shall demonstrate that the on site car parking allocation has been prioritised for the shared ownership family units hereby approved. The car parking shall be allocated in accordance with the approved details and maintained thereafter.

Reason: to ensure sustainable modes of travel.

34) Tree Protection Method Statement (LBH Tree & Nature Conservation)

Prior to the commencement of the development, a Tree Protection Method Statement (TPMS), in general accordance with the recommendations in the approved document Arboriculture Impact Assessment Report dated 8th August 2016 prepared by Landmark Trees, shall be submitted in writing to and for approval by the Local Planning Authority. The TPMS shall additionally provide:

· The frequency of periodic inspections of the installed tree protection measured to be undertaken by the Consultant Arboriculturist during the development process.

· Confirmation all construction works within identified root protection areas (or areas that may impact on them) must be carried out under the supervision of the Consultant Arboriculturist.

The scheme shall be implemented as approved, maintained until the development works are complete, and any associated tree protection works shall be removed as soon as is practicable when no longer required.

Reason: In order to safeguard the trees in the locality.

35) Tree Protection Site Meeting (LBH Tree & Nature Conservation)

Prior to any demolition on the applicant site, a Tree Protection Site Meeting shall occur. The meeting shall be attended by the Site manager, the Consultant Arboriculturist, the Council Arboriculturist and all relevant contractors. The meeting shall confirm all the protection measures in line with the approved Tree Protection Scheme, and discuss any construction works that may impact on the trees.

Reason: In order to safeguard the trees in the locality.

36) Inspection of Tree Protection Measures (LBH Tree & Nature Conservation)

Prior to any demolition on the application site, the installed tree protection measures as approved in the Tree Protection Scheme must be inspected and approved by the Council’s Arboriculturist.

Reason: In order to safeguard the trees in the locality.

37) Details of Central Dish/Receiving System (LBH Development Management)

Prior to the occupation of the development, details of a Central Satellite Dish/Receiving System for the residential units hereby approved shall be submitted in writing to and for approval by the Local Planning Authority. The System shall be implemented in accordance with approved details and maintained thereafter.

Reason: to protect the amenity of the locality.

38) Individual Satellite Dishes or Television Antennas Precluded (LBH Development Management)

The placement of any satellite dish or television antenna on any external surface of the development is precluded, excepting the approved central dish/receiving system approved pursuant to the “Central Dish/Receiving System” condition above.

Reason: to protect the amenity of the locality.

Informatives:

1) Working with the Applicant (LBH Development Management)

INFORMATIVE: In dealing with this application, the London Borough of Haringey has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) Order 2015 to foster the delivery of sustainable development in a positive and proactive manner.

2) Community Infrastructure Levy (LBH Development Management)

INFORMATIVE: The Community Infrastructure Levy 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.

3) Hours of Construction Work (LBH Development Management)

INFORMATIVE: 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.

4) Party Wall Act (LBH Development Management)

INFORMATIVE: 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.

5) Requirement for Groundwater Risk Management Permit (Thames Water)

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. Thames Water 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."

6) Attenuation of Storm Flows. Combined Sewer drain to nearest manhole. Connection for removal of ground water precluded. Approval required for discharge to public sewer. (Thames Water)

INFORMATIVE: 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 0800 009 3921.

7) Public Sewer Crossing – Approval required for building, extension or underpinning within 3 metres. (Thames Water).

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

8) Water Main Crossing Diversion (Thames Water)

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

9) Minimum Pressure and Flow Rate from Pipes (Thames Water)

INFORMATIVE: Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

10) Responsibility to Dispose of Commercial Waste (LBH Neighbourhood Action Team)

INFORMATIVE: Commercial Business must ensure all waste produced on site are disposed of responsibly under their duty of care within Environmental Protection Act 1990. It is for the business to arrange a properly documented process for waste collection from a licensed contractor of their choice. Documentation must be kept by the business and be produced on request of an authorised Council Official under section 34 of the Act. Failure to do so may result in a fixed penalty fine or prosecution through the criminal Court system.

11) Asbestos Survey (LBH Environmental Services and Community Safety)

INFORMATIVE: The applicant is advised that 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.

12) New Development Naming (LBH Transportation)

INFORMATIVE: The new development will require naming. The applicant should contact LBH Local Land Charges at least six weeks before the development is occupied on 020 8489 5573 to arrange for the allocation of a suitable address.

13) Connecting and Sharing Heating Plant (LBH Carbon Management)

INFORMATIVE: The applicant is advised to liaise with the owner of the adjoining development to the south (the Bellway Homes scheme) to discuss connecting and sharing heating plant. To further discuss district heating, contact Joe Baker, Head of Carbon Management at joe.baker@haringey.gov.uk.

14) Affordable Housing Preferred Partners (LBH Housing)

INFORMATIVE: The Council has established a preferred partners list to deliver affordable housing, working with six specific registered providers to increase investment and improve efficiency. To further discuss the preferred partners, the applicant is advised to contact Robinson Yvonne, Housing Enabling Officer, at Yvonne.robinson3@haringey.gov.uk

15) Designing Out Crime – Certified Products (Metropolitan Police)

INFORMATIVE: In meeting the requirements of Approved Document Q pursuant to the building regulations, the applicant may wish to seek the advice of the Police Designing Out Crime Officers (DOCOs) concerning certified products. The services of the Police DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk or 0208 217 3813.

16) Tree Protection Site Meeting and Inspection (LBH Tree & Nature Conservation)

INFORMATIVE: To schedule a Tree Protection Site Meeting and pre-demolition inspection of tree protection measures, contact Alex Fraser, Tree & Nature Conservation Manager on 020 8489 5657 or alex.fraser@haringey.gov.uk.

17) Environment Agency – Additional Advice (Environment Agency)

INFORMATIVE: The Environment Agency has provided advice to the applicant in respect of Ground Water Protection and Land Affected by Contamination. This advice is available on the Council’s website using the application reference number.

Supporting documents:

Item x - HGY 2016 2824 - Monohouse Committee Report FINAL WITH JOHNS COMMENTS 01 12 2016, item 7. PDF 2 MB