Agenda item

Proposal (HGY/2016/3310): Erection of a four storey building (Sui Generis Use) to comprise new ticket sales offices, retail, administrative offices and other ancillary uses; demolition of rear extensions of the listed buildings Nos. 792 and 794 High Road; demolition of boundary wall to the rear of 792-796 High Road; associated hard and soft landscaping; and other ancillary works.

 

RECOMMENDATION: grant permission subject to conditions

 

Proposal (HGY/2016/3540): Listed building consent for demolition of rear extensions of the listed buildings Nos. 792 and 794 High Road; demolition of boundary wall to the rear of 792-796 High Road.

 

RECOMMENDATION: grant listed building consent subject to conditions.

 

The Committee considered a report on the application to grant planning permission for the erection of a four storey building (Sui Generis Use) to comprise new ticket sales offices, retail, administrative offices and other ancillary uses; demolition of rear extensions of the listed buildings Nos. 792 and 794 High Road; demolition of boundary wall to the rear of 792-796 High Road; associated hard and soft landscaping; and other ancillary works and Listed Building consent for the demolition of rear extensions of the listed buildings Nos. 792 and 794 High Road; demolition of boundary wall to the rear of 792-796 High Road. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant planning permission subject to conditions and grant Listed Building consent subject to conditions.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out a number of amendments to the proposed conditions.

 

A representative for the Tottenham Conservation Area Advisory Committee (CAAC) addressed the Committee in objection to the impact of the scheme on the adjacent statutorily listed Georgian terrace, an important asset for Tottenham and the local community. Concerns were raised that the proposed four storey scheme would tower over the terrace, diminish the setting of the historic buildings and would not serve to enhance the Conservation Area. The football club was a large land owner in the borough and as such had the option to site the ticket sales office in an alternative location where the protection of historic buildings was not a risk.

 

The Committee raised concern over the lack of perspective pictures within the officer report illustrating the relationship between the proposed scheme and the Georgian terrace including the visual impact from the west side of Tottenham High Road. Officers provided assurance that no changes were proposed to the frontage of the listed terrace facing onto the High Road and Conservation Area. Works planned to the terrace were confined to the demolition of two modern extensions to the rear in order to reinstate the gardens as part of high quality public realm improvements. The Conservation Officer added that the images contained within the agenda pack had been generated using high tech software and as such were accurate. Following her detailed assessment of the application, she was confident that the new building would not tower over the listed terrace and that proposed works to the rear of the terrace would enhance the setting and the wider Conservation Area and allow integration with the stadium scheme. The top floor to the new ticket office would also be recessed to reduce the visual impact from the High Road.

 

Cllr Bevan expressed his thanks for the representation from the Tottenham CAAC and praised the valuable work they undertook in the area. 

 

A representative for the applicant addressed the Committee and raised the following points:

·         The new proposed building had come about as part of a revision of the main stadium scheme plans including reviews of security, counter terrorism and queuing arrangements.

·         Alternative locations for the function had been considered but were not deemed appropriate for the proposed used.

·         The building would form part of the first phase of the masterplan for the northern terrace which was being brought forward following full consultation. 

·         Demolition works only extended to recent additions to the listed terrace which would overall enhance its setting. The applicant was in agreement with the views expressed by the CAAC on the importance of the historic terrace.

 

The Committee sought clarification as to whether the issue within the officer report relating to the placement and type of noise generating mechanical plant equipment had been resolved. Officers confirmed that this issue would be secured under condition.

 

Clarification was sought in relation to the wider stadium scheme on whether following completion, the High Road would be closed and bus routes diverted on match days. Transport officers advised that this would be the case, with the road closed for around 20 minutes post match, with buses diverted through Northumberland Park and Lansdowne Road. 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/3310 be approved and that the Head of Development Management be authorised to issue the planning permission and impose conditions and informatives.

 

·         That Listed Building application HGY/2016/3540 be approved and that the Head of Development Management be authorised to issue the listed building consent and impose conditions and informatives.

 

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 Planning & Compulsory Purchase Act 2004 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: 140922-NT-00-801; 140922-NT-00-802; 140922-NT-00-810; 140922-NT-10-801;140922-NT-10-802; 140922-NT-10-803;140922-NT-10-804;140922-NT-10-805;140922-NT-10-821;140922-NT-10-822;140922-NT-11-811;140922-NT-11-815; 140922-NT-20-801; 140922-NT-20-802; 140922-NT-20-803;140922-NT-20-804;140922-NT-20-805;140922-NT-20-820; 140922-NT-20-821;140922-NT-20-822;140922-NT-20-851; POP-4494-PLN-GA-8000; POP-4494-PLN-GA-8001;POP-4494-PLN-GA-8010; POP-4494-PLN-GA-8011; POP-4494-PLN-GA-8020; POP-4494-PLN-GA-8021; 140922-NT-21-801;140922-NT-21-820; 140922-NT-31-601.

The approved documents comprise:

Application Cover Letter - Quod

Planning Statement- Quod

Design and Access Statement prepared by F3 Architects (including Movement Strategy)

Application Drawing Schedule - Quod

Heritage Statement (to include Historic Building Survey) - F3 Architects

AVR Methodology Statement - INK

Sustainability Statement - XCO2

Energy Statement (to include technical details of air conditioning) - XCO2

Concept Below Ground Drainage Strategy (including foul/waste water) - Lyons O'Neill

Transport Statement - Tim Spencer & Co

Noise Impact Assessment (to include technical details of air conditioning) - XCO2

Archaeological Desk Based Assessment - LP Archaeology

Design Stage Demolition, Excavation and Construction Site Waste Management Plan

Daylight, Sunlight & Overshadowing Assessment - XCO2

Contaminated Land Assessment - Desk Study Report Southern Testing

Construction Management Plan Base Contracts

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)   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 the building 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, sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. The submission shall also include plans of the key junctions of the cast iron cladding at a scale of 1:5 or greater.  The development shall be constructed of the approved materials and the junctions to the approved 1:5 scale plans, and maintained thereafter.

Reason: to protect the amenity of the locality

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.

 

4)   Accessibility Management Plan (LBH Development Management)

Prior to the commencement of the development (excepting demolition), an Accessibility Management Plan shall be submitted in writing to and for approval by the Local Planning Authority.  The Plan shall demonstrate accessibility for all users, including users of the ticketing windows, security/concierge window, the retail shop and public spaces.  The Plan shall be implemented prior to the use of the building for retail sales, ticket sales or office use, and be maintained thereafter.

Reason: to ensure accessible visitor attractions.

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)   Car Parking Management Plan (LBH Transportation)

A car parking management plan shall be submitted in writing to and for approval by the Local Planning Authority.  The plan shall demonstrate the provision of disable car parking spaces (including 2 wheelchair accessible car parking spaces serving the development hereby approved, and the provision of 4 disabled car parking spaces serving the UTC approved under application HGY/2013/1976  which have been removed by the grant of this planning permission ).  The plan shall be implemented as approved prior to the use of the site for ticket sales, and maintained thereafter. 

Reason: to ensure inclusive car parking provision to the development site.

 

6)   Construction Management + Logistics Plans (LBH Transportation)

3 calendar months prior to the commencement of the development, a Construction Management Plan (CMP) and a Construction Logistics Plan (CLP) shall be submitted in writing to and for approval by the Local Planning Authority.   The Plans shall provide details on how construction work (including demolition) will minimise disruption to traffic and pedestrians on the High Road N17 and the roads surrounding the site.  The plans shall demonstrate that construction vehicle movements  are planned and coordinated to avoid the AM and PM peak periods. The Plans shall be implemented as approved and maintained for the full development period. 

Reason: to ensure safe operation of the highway network and the free flow of traffic.

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.

 

7)   Boundary Treatments (LBH Development Management)

 Prior to the commencement of the development, details of the proposed boundary treatment shall be submitted in writing to and for approval by the Local Planning Authority. The approved boundary treatment shall be installed prior to occupation and use of the Paxton Building for tickets sales and maintained thereafter.

Reason: In the interest of the 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.

 

8)   Hard and Soft Landscaping (LBH Development Management)

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

•     vehicle and pedestrian access (including vehicle gating) and circulation areas 

•     hard surfacing materials (including full product specification of paving bands)

•     street furniture (including full product specification for cycle hoops, benches and stools and litter bins)

•     fixed and deployable rising bollards

•     fixed queuing infrastructure  (including railing line)  

Details of soft landscape works shall include:

•     planting plans for all planting zones

•     a full schedule of species of new trees and shrubs proposed to be planted  (in general accordance with the approved Design and Access Statement)

•     written specifications (including cultivation and other operations) associated with plant 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 implemented 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 prior to the use of the site for any ticket sales. 

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

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.

 

9)   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.

 

10)            Paxton Building Management Plan (LBH Development Management)

Prior to the commencement of above ground works on the Paxton Building details of a management plan for the Paxton Building shall be submitted in writing to and for approval by the Local Planning Authority.  The details shall specify the hours of operation of the manned security/concierge desk and demonstrate the appropriate management of and access to the undercroft ticket queuing area at all times.  The approved details shall be implemented prior to the use of the site for any ticket sales, and maintained thereafter.

Reason: to prevent crime and anti-social behavior

 

11)            CCTV Strategy (LBH Development Management) 

Prior to the commencement of above ground works on the Paxton Building, details of a CCTV strategy shall be submitted in writing to and for approval by the Local Planning Authority.   The details shall demonstrate appropriate placement and operation of CCTV to surveil the undercroft ticket queuing area and the public realm hereby approved. The strategy shall consider the amenity of adjoining occupiers.    The approved details shall be implemented prior to the use of the site for any ticket sales, and maintained thereafter.

Reason: to prevent crime and anti-social behavior

 

12)            Lighting Strategy (LBH Development Management)

Prior to the commencement of above ground works on the Paxton Building, details of a lighting strategy, in general conformity with details provided in the approved Design and Access Statement, shall be submitted in writing to and for approval by the Local Planning Authority.   The details shall demonstrate appropriate placement and operation of lighting serving the undercroft ticket queuing area and the public realm.  The strategy shall consider the amenity of adjoining occupiers.  The approved details shall be implemented prior to the use of the site for any ticket sales, and maintained thereafter.

Reason: to prevent crime and anti-social behavior

 

13)            Confirmation of Site Levels (LBH Development Management)

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.

 

14)            Secured by Design Commercial Award Scheme (Metropolitan Police)

Prior to the commencement of the development hereby approved, details of a full application for the Secured by Design commercial award scheme shall be submitted in writing to and for approval by Local Planning Authority following consultation with the Metropolitan Police NE Designing Out Crime Office.  The applicant shall set out how the principles and practices of the Secured by Design Scheme are to be incorporated. 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 approved details.

Reason: to prevent crime in the locality and to create safer, sustainable communities 

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.

 

15)            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.

 

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

Before development commences other than for investigative work:

a) Using the information from the desk-top study, a site investigation shall be designed and carried out.  This shall be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site.

The investigation must be comprehensive enough to enable: a risk assessment to be undertaken, refinement of the Conceptual Model, and  the development of a Method Statement detailing the remediation requirements.

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

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.

 

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

c) 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.

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.

 

18)            Development in accordance with Energy Strategy (LBH Head of Carbon Management)

The development shall be constructed to achieve the energy efficiency standards as set out in the Energy Strategy, by XC02 Energy, Issue 02, dated 02 August 2016. Specifically, the following building elements shall meet the required u values set out in the Statement:  External walls 0.15; Roof 0.10; Ground Floor 0.1; Windows 1.6 and an Air Tightness 5 m3/hr/m2. 

Reason: to address climate change.

 

19)            Detail of Photovoltaic (PV) Panels (LBH Development Management)

Prior to the commencement of above ground works on the Paxton Building, details of the roof top photovoltaic panels (and any associated plant) shall be submitted in writing to and for approval 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 operational within six calendar months following the commencement of the use of the building for retail purposes. The installation shall be maintained and operational thereafter.

 Reason: To address the impacts of climate change.

 

20)            Details of Air Source Heat Pumps (LBH Development Management)

Prior to the commencement of above ground works on the Paxton Building details of Air Source Heat Pumps (ASHP) and associated internal or external plant shall be submitted in writing to and for approval by the Local Planning Authority.  The details shall contain full product information, including noise specifications and demonstrate the noise impacts of any proposed plant to be commensurate with the approved document Noise Impact Assessment prepared by XCO2.

The installation of ASHP shall be in accordance with the approved details and maintained thereafter.

Reason: To address the impacts of climate change.

 

21)            Future connection to District Heating Network (LBH Development)

At the point when the Air Source Heat Pumps installed are due to be replaced, the applicant shall connect the Paxton Building to the District Energy Centre, unless otherwise agreed in writing with the Local Planning Authority.

Reason: to address the impacts of climate change.

 

22)            Compliance with efficiency standards and carbon reduction targets (LBH Head of Carbon Management)

Within 6 calendar months of the commencement of the use of the Paxton Building for retail purposes, details of a report demonstrating compliance with efficiency standards and carbon reduction targets set out in the approved document Energy Strategy, by XC02 Energy, Issue 02, dated 02 August 2016 shall be submitted in writing to and for approval by the Local Planning Authority. This report shall show emissions figures at design stage to demonstrate building regulations compliance, and then report against the constructed building. 

Reason: to address the impacts of climate change.

 

23)            BREEAM Post Construction Certificate  (LBH Head of Carbon Management)

Within 6 calendar months of the commencement of the use of the Paxton Building for retail purposes, a post construction certificate (or similar evidence) shall be submitted in writing to and for approval by the Local Planning Authority.  The certificate (or similar evidence) shall be issued by an independent certification body and confirm the agreed rating of BREEAM ‘Excellent’ has been achieved by the approved development.  The agreed rating shall be maintained thereafter.

Reason: to address the impacts of climate change.

 

24)               BREEAM Non-Compliance Remediation (LBH Carbon Management)

In the event that the development fails to achieve the relevant BREEAM standard of ‘Excellent’  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 Post Construction Certificate” 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: to address the impacts of climate change.

 

25)            Results of dynamic thermal modeling  (LBH Head of Carbon Management)

6 calendar months prior to the commencement of the development, results of dynamic thermal modeling (under London’s future temperature projections) for all internal spaces shall be submitted in writing to and for approval by the Local Planning Authority.  The results shall demonstrate a minimal risk of overheating and submission shall 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.  The development shall be constructed in accordance with approved details and maintained thereafter.

Reason: to address the impacts of climate change.

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.

 

26)            Retention of Existing Architect (LBH Development Management)

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

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

 

27)            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.

 

28)            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

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.

 

29)            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 LPA.

Reason:  To Comply with Policy 7.14 of the London Plan

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.

 

 

30)            Plant and Machinery - EU Directives (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 have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.

No works shall be carried out on site until 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.

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.

 

31)            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.

 

32)            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 be implemented as approved prior to the occupation of the development and maintained thereafter.

Reason: To protect the amenity of the locality.

 

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

Prior to the occupation of the development for, full details of the cycle parking hereby approved (including the type, dimensions and method of security and access) 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.

 

34)            Servicing and Delivery Plan (SDP) (LBH Development Management)

Prior to the occupation of the development, 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.

35)            Structural Blast Engineer (SBE) Report – Metropolitan Police Counter Terrorism Security Advisor (CTSA)

Prior to the commencement of the development (excluding demolition) a Report prepared by a Structural Blast Engineer (SBE) in consultation with the Metropolitan Police CTSA shall be submitted in writing to and approved by the Local Planning Authority.  The SBE Report shall inform both the design of the development and mitigation in the event of a blast by:

a)  Evaluating the buildings envelope for effects related to air blast (including interior and exterior glazing, exterior wall systems, roof system and ceilings) at pre-determined stand-off ranges from a VBIED and LVBIED.

b) Providing performance specifications for pre-manufactured systems subject to air-blast loading (i.e. precast panels, windows, etc)

c)  Providing specialist advice to the structural engineer and other design team members on incorporating blast analysis results in to the building’s design.

The recommendations and standards specified within the SBE Report shall be proportionate and appropriate, and the report shall demonstrate the specialist advice has been incorporated into the final design of the scheme.  The recommendations and standards specified within the SBE Report shall be implemented as approved and maintained thereafter.

Reason: in the interest of security

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.

 

36)               Hostile Vehicle Mitigation (HVM) - Metropolitan Police Counter Terrorism Security Advisor (CTSA)

Prior to the commencement of the development (excluding demolition) a Vehicle Dynamics Assessment (VDA) and details of Hostile Vehicle Mitigation (HVM) measures (prepared in conjunction with the Metropolitan Police CTSA) shall be submitted in writing to and for approval by the Local Planning Authority.

The specifications of the HVM measures shall be informed by the completion of the VDA and demonstrate that the HVM has been designed into the development to limit/manage access for vehicles onto the development to 1) minimise disruption from a potential Vehicle Borne Improvised Explosive Device (VBIED) and 2) minimise disruption from a vehicle being used to mow people down. The HVM measures shall demonstrate compliance with ISO International Workshop Agreement (IWA) 14 P1/P2 2013 (formerly BSI PAS 68/69). The details shall be implemented as approved and maintained thereafter.

Reason: in the interest of security

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.

 

37)              Building Information Modeling BIM - Metropolitan Police Counter Terrorism Security Advisor (CTSA)

Building Information Modelling (BIM) utilised during the development shall conform to PAS 1192-5:2015 Minimum level 2.

Reason: in the interest of security

 

 

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)   Asbestos Survey (LBH Environmental Services and Community Safety)

INFORMATIVE: Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials.  Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

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. 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."

 

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)   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.

 

9)   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.

 

10)            New Development Naming (LBH Transportation)

INFORMATIVE: The new development will require naming and/or numbering. 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.

 

11)            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.

 

12)            Permit - Moselle Brook (Environment Agency)

INFORMATIVE: This development may require a permit under the Environmental Permitting (England and Wales) Regulations 2010 from the Environment Agency for any proposed works or structures, in, under, over or within eight metres of the top of the bank of the Moselle Brook, designated a ‘main river’. This was formerly called a Flood Defence Consent. Some activities are also now excluded or exempt. A permit is separate to and in addition to any planning permission granted. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits.

 

 

13)            Structural Blast Engineer (SBE) Report – List of Companies - Metropolitan Police Counter Terrorism Security Advisor (CTSA)

INFORMATIVE: The Metropolitan Police advise that the preparation of a SBE Report should be undertaken by a member of the Register of Security Engineers and Specialists (RSES).  The RSES membership list is sponsored by the Centre for the Protection of National Infrastructure (CPNI) and is administered and operated by the Institution of Civil Engineers (ICE). The list of companies can be found via the following web link: www.ice.org.uk/rgn4

 

14)            Design to Hostile Vehicle Approach Speeds - Metropolitan Police Counter Terrorism Security Advisor (CTSA)

INFORMATIVE: The Metropolitan Police advice that well considered design at the concept stage that helps to reduce hostile vehicle approach speeds to the site can provide a reduction in the required Hostile Vehicle Mitigation (HVM) specifications and subsequent costs. Installations may be aesthetically pleasing and can be shrouded to compliment the surrounding architecture, so long as the minimum distance between measures is adhered to.  Contact the CTSA for further information. 

 

 

Listed Building Consent (HGY/2016/3540)

 

1)   LBC Five Year Expiry (LBH Development Management)

The works to which this Listed Building Consent relate must be begun five years from the date of this decision notice. 

Reason:  this condition is imposed by virtue of the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

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

The approved plans comprise drawing nos: 140922-NT-00-801; 140922-NT-00-802; 140922-NT-00-810; 140922-NT-10-801;140922-NT-10-802; 140922-NT-10-803;140922-NT-10-804;140922-NT-10-805;140922-NT-10-821;140922-NT-10-822;140922-NT-11-811;140922-NT-11-815; 140922-NT-20-801; 140922-NT-20-802; 140922-NT-20-803;140922-NT-20-804;140922-NT-20-805;140922-NT-20-820; 140922-NT-20-821;140922-NT-20-822;140922-NT-20-851; POP-4494-PLN-GA-8000; POP-4494-PLN-GA-8001;POP-4494-PLN-GA-8010; POP-4494-PLN-GA-8011; POP-4494-PLN-GA-8020; POP-4494-PLN-GA-8021; 140922-NT-21-801;140922-NT-21-820; 140922-NT-31-601.

The approved documents comprise:

Application Cover Letter - Quod

Planning Statement- Quod

Design and Access Statement prepared by F3 Architects (including Movement Strategy)

Application Drawing Schedule - Quod

Heritage Statement (to include Historic Building Survey) - F3 Architects

AVR Methodology Statement - INK

Sustainability Statement - XCO2

Energy Statement (to include technical details of air conditioning) - XCO2

Concept Below Ground Drainage Strategy (including foul/waste water) - Lyons O'Neill

Transport Statement - Tim Spencer & Co

Noise Impact Assessment (to include technical details of air conditioning) - XCO2

Archaeological Desk Based Assessment - LP Archaeology

Design Stage Demolition, Excavation and Construction Site Waste Management Plan

Daylight, Sunlight & Overshadowing Assessment  -XCO2

Contaminated Land Assessment - Desk Study Report Southern Testing

Construction Management Plan - Base Contracts

The development shall be completed in accordance with the approved plans and documents except where conditions attached to this Listed Building Consent indicate otherwise.

Reason:  To ensure the development is carried out in accordance with the approved plans and documents and to protect identified heritage assets.

 

3)   LCB Details of Opening Up Works and Brick Cleaning (LBH Principal Conservation Officer)

Prior to the commencement of the relevant works, the details of following elements shall be submitted in writing to and for approval by the Local Planning Authority:

A.  Details of opening up works to the rear of the relevant buildings and the repair works to make good including brick and mortar samples.

B.  If required, details of any brick cleaning or equivalent

The relevant element of the works shall be undertaken in accordance with approved details.

Reason: to protect heritage assets.

 

4)   LBC Hidden Historic Features (LBH Principal Conservation Officer)

Any hidden historic features (internal or external) which are revealed during the course of works shall be retained in situ, work suspended in the relevant area of the building and the Council as local planning authority notified immediately.  Prior to the resumption of works in the relevant area of the building, the developer shall await the Local Planning Authority’s written instructions concerning the retention and/or proper recording of any relevant feature(s). 

Reason: to protect heritage assets.

 

5)   LBC Works to Match Existing (LBH Principal Conservation Officer)

 

All works shall be made good to match the existing building fabric in colour, material and texture. If works cause any un-intentional harm to the existing fabric, this shall be repaired or replicated to match existing.

Reason: to protect heritage assets