Agenda item

Proposal: Conversion of disused first and second floor of existing building above existing ground floor retail unit to create seven dwellings. Modification to roof above existing buildings at first and second floor level, including re-positioning of small plant. Modification to rear of existing building at second floor level including construction of new build extension creating a further three dwellings (10 dwellings in total). Modification to proposed residential entrance at ground floor level.

RESOLVED that planning permission be granted subject to conditions and signing of s106 Legal Agreement.

The Committee considered a report on the application to grant planning permission for the conversion of disused first and second floor of existing building above existing ground floor retail unit to create seven dwellings. Modification to roof above existing buildings at first and second floor level, including re-positioning of small plant. Modification to rear of existing building at second floor level including construction of new build extension creating a further three dwellings (10 dwellings in total). Modification to proposed residential entrance at ground floor level.

 

The Planning Officer gave a short presentation highlighting the key aspects of the report.

 

The Committee raised a number of questions and issues, responses to which are summarised as follows:

-           The façade of the building would remain the same, as would the retail unit on the ground floor.  The first and second floor of the building had been vacant for around 15 years, and the proposal was to create 7 residential units.

-           Cycle parking would be provided on the 1^st floor of the premises.

 

The Chair moved the recommendation, and following a vote it was

 

RESOLVED

i)          That the Committee resolve to GRANT planning permission and that the Head of Development Management is 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 below.

                                

ii)         That the section 106 legal agreement referred to in resolution (i) above is to be completed no later than 16/04/2017 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in her/his sole discretion allow; and

 

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

 

Conditions

 

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

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 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:

 

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

 

CONSERVATION

 

3.      Samples of all the new proposed materials and external finishes should be submitted for further approval, prior to commencement of works on site.

 

Reason: To ensure the preservation and enhancement of the conservation area and locally listed building

 

4.      A further statement indicating the repair works to the front elevation and a relating methodology should be submitted for further approval, prior to commencement of works on site.

 

Reason: To ensure the preservation and enhancement of the conservation area and locally listed building

 

TRANSPORT

 

5.      Prior to the commencement of the development hereby approved Construction Logistics Plan shall be submitted to and approved in writing by the Local Planning Authority, outlining the expected traffic movements in connection with construction and measures to be taken to minimise disruption and inconvenience to neighbouring residents.

 

Reasons: To ensure there are no adverse impacts on the free flow of traffic on local roads and to  safeguard the amenities of the area consistent with Policies 6.3 and  6.11 of the London Plan 2011, Policies SP0 of the Haringey Local Plan 2013 and Saved Policy UD3 of the  Haringey Unitary Development Plan 2006.

         

Reason: In the interest of the amenities of the adjacent properties.

 

6.      Details of a scheme for the management of residential waste shall be submitted to and approved in writing by or on behalf of the Local Planning Authority before any part of the  development is  occupied and the waste arrangement shall be operated in accordance with the approved scheme at all times. The applicant will also be required to provide details on the service of the commercial unit, the plan must include details on how servicing of the commercial unit to insure that servicing will not impact on the operation of the TLRN.

 

Reason: In the interest of the amenities of the adjacent properties and safeguard the  operation of the local road network.

 

7.      The applicant will be required to submit details on the type of cycle parking and the method of security, the design of the cycle parking must be in line with the London Cycle Design Standard.

         

Reason:  To ensure that the type and layout of the cycle parking is in line with the London Cycle Design Standard.

 

CARBON MANAGEMENT

 

8.      Delivery of Energy measures as set out in Energy Statement - 522-528 High Road, Tottenham, dated November 2016 by NRG consultants. The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed carbon reductions set out in the document. The equipment and materials shall be maintained as such thereafter. Confirmation of this must be submitted to the local authority within 6 months of completion on site for approval and the applicant must allow for site access if required to verify delivery. The Council should be notified if the applicant alters any of the measures and standards set out in the submitted strategy (as referenced above). Any alterations should be presented with justification and new standards for approval by the Council. Should the agreed target not be able to be achieved on site through energy measures as set out in the aforementioned strategy, then any shortfall should be offset at the cost of £2,700 per tonne of carbon.

 

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

 

DRAINAGE

 

9.      No development shall take place until a detailed surface water drainage scheme for Site, which is based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year plus 40% for climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall include details of its maintenance and management after completion and shall subsequently be implemented in accordance with the approved details before the development on Site is occupied.

 

Reason: Mechanism for the detailed drainage proposals to be approved as the scheme is developed.

 

10.    No construction works (excluding demolition) shall commence until further details of the design methodology, implementation, maintenance and management of the sustainable drainage scheme have been submitted & approved in writing by the Local planning Authority. Details shall include:-

 

(a)  Methodology and reasoning for SuDS flows and volumes proforma determination enabling full assessment that the allowable thresholds have been achieved have been submitted to and approved in writing by the Local Planning Authority.

 

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 £35,100.24 (816sqm x £35 x 1.229) and the Haringey CIL charge will be £12,900.96 (816sqm 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. An informative will be attached advising the applicant of this charge.

 

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: 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.

 

Section 106 Heads of Terms

 

1)        Highway - No residents within the proposed development will be entitled to apply for a resident's parking permit, with the exception of blue badge holders, under the terms of any current or subsequent Traffic Management Order (TMO) controlling on-street parking in the vicinity of the development. The applicant must contribute a sum of £1000 (one thousand pounds) towards the amendment of the TMO for this purpose.

 

2)        Travel Welcome Pack (Travel Plan Statement) - No part of the development shall be occupied unit a ‘Travel Welcome Pack’ detailing local travel information including cycle routes, bus routes/bus stops, car club provision, in addition to, on-site cycle parking provision and permit free obligation, is submitted to, and approved in writing by, the Local Planning Authority. The ‘Travel Welcome Pack’ shall be circulated to all new residents upon first occupation.

 

3)        Car Club Membership - The applicant must establishment or operation of a car club scheme, which includes at least two years free membership and £50 credit to all new residents evidence of which must be provide to the transportation planning team before the development is occupied.

 

4)        Carbon Reduction - £32,220 towards carbon projects in Haringey. Should the agreed target not be able to be achieved on site through energy measures as set out in the aforementioned strategy, then any shortfall should be offset at the cost of £2,700 per tonne of carbon.

 

5)        Construction Training - Participation in Construction Training and Local Labour Initiatives

 

iv)       That, in the absence of the agreement referred to in resolution (i) above being completed within the time period provided for in resolution (ii) above, the planning permission be refused for the following reasons:

 

1.         In the absence of a financial contribution towards the amendment of the Traffic Management Order / a car-free development the proposal would have an unacceptable impact on the highway. As such, the proposal would be contrary to Local Plan policy SP7, saved UDP policy UD3 and London Plan policies 6.9, 6.11 and 6.13.

 

2.         In the absence of a Travel Welcome Pack (Travel Plan Statement), the proposal would have an unacceptable impact on the highway and fail to provide a sustainable mode of travel. As such, the proposal would be contrary to Local Plan policy SP7, saved UDP policy UD3 and London Plan policies 6.9, 6.11 and 6.13.

 

3.         In the absence of participation in car club membership, the proposal would have an unacceptable impact on the highway and fail to provide a sustainable mode of travel. As such, the proposal would be contrary to Local Plan policy SP7, saved UDP policy UD3 and London Plan policies 6.9, 6.11 and 6.13.

 

4.         In the absence of a financial contribution towards carbon management, the proposal would fail to address climate change and secure a sustainable development. As such, the proposal would be contrary to Local Plan policies SP4, London Plan policies 5.1, 5.2, 5.3 and 5.7 and draft DM policy DM21.

 

5.         In the absence of an agreement to work with Construction Training and Local Labour Initiatives, the proposal would fail to support local employment, regeneration and address local unemployment by facilitating training opportunities for the local population contrary to Local Plan Policies SP8 and SP9.

 

v)      In the event that the Planning Application is refused for the reasons set out in resolution (iv) above, the Head of Development Management (in consultation with the Chair of Planning sub-committee) is hereby authorised to approve any further application for planning permission which duplicates the Planning Application provided that:

(i)      There has not been any material change in circumstances in the relevant planning considerations, and

(ii)     The further application for planning permission is submitted to and approved by the Assistant Director within a period of not more than 12 months from the date of the said refusal, and

(iii)    The relevant parties shall have previously entered into the agreement contemplated in resolution (1) above to secure the obligations specified therein.