Agenda item

Proposal: Redevelopment of the site to provide 26 residential units together with 1,172sqm of commercial floor space within 2 ground floor premises and plant and store room within basement (use classes A1, A2, B1, B2 restricted to MOT testing, mechanical servicing and repairs of motor vehicles and D1 restricted to medical use).

 

Recommendation: GRANT

The Committee considered an application for the redevelopment of the site to provide 26 residential units together with 1,172sqm of commercial floor space within 2 ground floor premises and plant and store room within basement (use classes A1, A2, B1, B2 restricted to MOT testing, mechanical servicing and repairs of motor vehicles and D1 restricted to medical use).

 

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 informative relating to fire safety only referred to sprinklers, as it was an ‘either / or’ position.  Where it was not possible for the Fire Brigade to have access to a property, sprinklers must be installed.

-           A noise consultant had been employed to ensure that there would be no noise escape from the Kwik Fit unit to the first floor flats.

-           There would be gates to the sides of the building for security, but no shutter on the commercial units.

 

The Chair moved that the application be granted, and following a vote it was

 

RESOLVED

i)            That the Committee 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 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 this 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.

 

iii)          That the section 106 legal agreement referred to in resolution (i) above is to be completed no later than 21 December 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

 

 

Conditions:

 

COMPLIANCE: Time limit for implementation (LBH Development Management)

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.

 

COMPLIANCE: Development in accordance with approved drawings and documents (LBH Development Management)

2.               The approved plans comprise drawing numbers and documents:

 

Drawings:

312-02-001 Rev B2; 312-02-101 Rev B1; 312-02-102 Rev B2; 312-02-103 Rev A1; 312-02-104 Rev A1; 312-02-105 Rev B2; 312-02-106 Rev B2; 312-02-201 Rev B1; 312-02-202 Rev C1; 312-02-203 Rev C1; 312-02-204 Rev C1; 312-02-205 Rev C1; 312-02-206 Rev C1; 312-02-207 Rev C1; 312-02-208 Rev C1; 312-02-301 Rev B2; 312-02-302 Rev C; 312-02-303 Rev C; 312-02-304 Rev B2; 312-02-401 Rev B2; 312-02-402 Rev B2; 312-02-403 Rev C

 

Documents:

Ground Conditions Desk Study dated June 2017 prepared by Hydrock; Planning Statement prepared by Countrywide Planning; Surface Water Drainage Strategy dated 7^th June 2017 prepared by EAS; Noise Assessment dated 22^nd June 2017 prepared by 24Acoustics; Proposed Scheme Daylight & Sunlight Assessment dated June 2017 prepared by XCO2; Daylight, Sunlight & Overshadowing dated June 2017 prepared by XCO2; Heritage Statement prepared by Countrywide Planning; Residential Travel Plan dated June 2017 prepared by EAS; Basement Impact Assessment dated May 2017 prepared by Parmarbrook Urban; Energy Strategy Revision 2 dated 21 June 2017 prepared by Whitecode Design Associates; Transport Assessment dated June 2017 prepared by EAS; Design and Access Statement dated June 2017 prepared by Crawford Partnership; Financial Viability Appraisal dated July 2017 prepared by Affordable 106; Response to Review of FVA Report dated September 2017 prepared by Affordable 106; Letter responding to neighbour consultation responding dated 9^th October 2017 from Countrywide Planning

 

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.

 

COMPLIANCE: Land use (LBH Development Management)

3.               Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order), the unit marked as “retail Unit” on approved plan 312-02-203 C1 shall be limited to A1 or A2 use and the remainder of the commercial space indicated on said plan and plan 312-02-202 C1 shall be limited to A2, B1 or B2 (MoT, vehicle serving and repair only) or D2 (medical uses only) unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure a suitable mixed-use employment-led scheme in accordance with Development Management DPD 2017 policy DM38 which requires the maximum viable re-provision of employment floorspace.

 

COMPLIANCE: Noise level (LBH Pollution - Noise)

4.               Noise arising from the use of any plant or associated shall not increase the existing background noise level (LA90,15mins) when measured (LAeq, 15mins) 1 metre external from the nearest residential or noise sensitive premises.

 

Reason: To ensure the surrounding residential amenities are protected.

 

COMPLIANCE: Accessible and adaptable dwellings (LBH Development Management)

5.               All residential units within the proposed development shall be designed to Part M4 (2) 'accessible and adaptable dwellings' of the Building Regulations 2015 (formerly Lifetime Homes Standard) unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: To ensure that the proposed development meets the Council's Standards in relation to the provision of wheelchair accessible homes and to comply with Haringey Local Plan 2017 Policy SP2 and London Plan 2016 Policy 3.8.

 

COMPLIANCE: Wheelchair accessible or easily adaptable for wheelchair use(LBH Development Management)

6.               At least 10% of all dwellings within each tenure type shall be wheelchair accessible or easily adaptable for wheelchair use (Part M4 (3) 'wheelchair user dwellings' of the Building Regulations 2015) unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: To ensure that the proposed development meets the Council's Standards for the provision of wheelchair accessible dwellings in accordance with Haringey Local Plan 2017 Policy SP2 and the London Plan Policy 3.8.

 

COMPLIANCE: Energy strategy (LBH Carbon Management)

7.               The development shall be constructed in accordance with the energy efficiency standards as set out in the Energy Strategy (Whitecode Design Associates, Revision 2, dated 21 June 2017) and in specific shall deliver the U-values set out in this document and the agreed carbon reduction of 0.3% beyond BR 2013.  Following completion of works a final Energy Performance Certificate with accompanying Building Regulations compliance report shall be submitted to an approved in writing by the Local Planning Authority and shall reflect the carbon reduction targets agreed.  It the targets are not achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £1,800 per tonne of carbon plus a 10% management fee.

 

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that CO2 emission reduction targets are met in accordance with London Plan Policy 5.2. and local plan Policy SP:04.

 

COMPLIANCE: Satellite antenna restriction (LBH Development Management)

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

 

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

 

COMPLIANCE: Electric charging points (LBH Transportation)

9.               The proposed car parking spaces must include provision for electric charging facility in line with the London Plan 2016, 20% of the residential car parking spaces must have active provision and 20% passive provision for future conversion for the residential aspect of the development and 10% commercial car parking spaces must have active provision and 10% passive provision for future conversion for the commercial aspect of the development.

 

Reason: To promote travel by sustainable modes of transport to and from the site and comply with the London Plan.

 

PRE COMMENCEMENT: Construction Management and Logistics Plan (LBH Transportation)

10.            No works shall be carried out on the site until a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) has been submitted to, approved in writing by the Local Planning Authority and implemented accordingly thereafter.  The plans should provide details on how construction work (including any demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Tottenham Lane and the surrounding residential roads is minimised. It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

 

Reason: To ensure that the development does not prejudice the free flow of traffic or public safety along the neighbouring highway.

 

PRE COMMENCEMENT: Air Quality and Dust Management Plan (LBH Pollution)

11.            No works shall be carried out on the site until a detailed Air Quality and Dust Management Plan (AQDMP), detailing the management of demolition and construction dust, has been submitted and approved by the LPA (the plan shall be in accordance with the GLA SPG Dust and Emissions Control and shall also include a Dust Risk Assessment).  The development shall be carried out in accordance with the approved plan.

 

Reason: To comply with Policy 7.14 of the London Plan and to safeguard the amenities of the area.

 

PRE COMMENCEMENT: Piling method statement (Thames Water)

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

 

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

 

PRIOR TO ABOVE GROUND WORKS COMMENCEMENT: Contaminated land risk assessment and method statement (LBH Pollution)

13.            Before development commences other than for investigative work:

 

a)       Using the information contained within the Phase I desktop study (Hydrock, June 2017, ref: R/05971/002/Iss 003) and Conceptual Model, a site investigation shall be carried out for the site.  The investigation must be comprehensive enough to enable:

·      risk assessment to be undertaken;

·      a refinement of the Conceptual Model; and

·      the development of a Method Statement detailing the remediation requirements.

 

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

 

b)         If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.

 

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

 

PRIOR TO OCCUPATION: Contaminated land risk assessment and method statement (LBH Pollution)

14.            Where remediation of contamination on the site is required, completion of the remediation detailed in the approved method statement as required by condition 13 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.

 

PRIOR TO ABOVE GROUND WORKS COMMENCEMENT: Sound insulation (LBH Pollution - Noise)

15.            No development above ground shall take place until a scheme of sound insulation between the ground floor commercial and proposed residential units on the first floor has been submitted to and approved in writing by the Local Planning Authority.  The approved sound insulation shall be completed prior to occupation of the development and permanently retained thereafter.

 

Reason: To ensure the surrounding residential amenities are protected.

 

PRIOR TO ABOVE GROUND WORKS COMMENCEMENT: Materials (LBH Development Management)

16.            Notwithstanding the information submitted with this application, no development above ground shall take place until precise details of the external materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

 

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

PRIOR TO ABOVE GROUND WORKS COMMENCEMENT: Chimney details (LBH Pollution)

17.            No development above ground shall take place until precise details of all the chimney height calculations, diameters and locations to be used in connection with the development hereby permitted have been submitted to, approved in writing by the Local Planning Authority.  The chimney details hereby approved shall be implemented prior to first occupation and retained as such in perpetuity.

 

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

 

PRIOR TO ABOVE GROUND WORKS COMMENCEMENT: CHP details (LBH Pollution)

18.            Prior to the commencement of above ground development hereby approved, details of the proposed CHP and boiler facility and associated infrastructure serving the heat and hot water loads for all for all residential units and commercial units on the site shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:

 

a)    location of the single energy centre which is sized for all required plant;

b)    specification of equipment (including thermal storage, number of boilers and floor plan of the plant room);

c)    flue arrangement;

d)    operation/management strategy;

e)    the route and connections from the energy centre into all the dwellings and the commercial uses; and

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

 

The CHP and boiler facility and infrastructure shall be 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.

 

PRIOR TO INSTALLATION: Boiler details (LBH Pollution)

19.            Prior to installation, details of the gas boilers to be provided for space heating and domestic hot water shall be submitted to, approved in writing by the Local Planning Authority.  The boiler details hereby approved shall be implemented prior to first occupation and retained as such in perpetuity.

 

Reason: As required by the London Plan Policy 7.14.

 

PRIOR TO COMPLETION: Thermal modelling (LBH Carbon Management)

20.            Within 6 months from the commencement of the superstructure works for the building hereby approved the results of dynamic thermal modelling (under London’s future temperature projections) for all internal spaces must be given to the Council for approval.  Details in this strategy will include measures that address the following:

 

·         the standard and the impact of the solar control glazing;

·         that the overheating pipe work space is designed in to the building allow the retrofitting of cooling and ventilation equipment;

·         what passive design features have been included; and

·         what mitigation strategies are included to overcome any overheating risk.

 

This model and report should include details of the design measures incorporated within the scheme (including details of the feasibility of using external solar shading and of maximising passive ventilation) to ensure adaptation to higher temperatures are included. Air Conditioning will not be supported unless exceptional justification is given. Once approved the development shall be carried out strictly in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

 

Reason: London Plan Policy 5.9 and local policy SP:04 and in the interest of adapting to climate change and to secure sustainable development.

 

PRIOR TO FIRST OCCUPATION: Energy efficiency measures (LBH Carbon Management)

21.            The energy efficiency measures/features and renewable energy technology (solar PV panels), as set out in the Energy Strategy (Whitecode Design Associates, Revision 2, dated 21 June 2017) shall be installed and operational prior to the first occupation of the development and in specific shall provide for no less than 262m2 of solar PV panels generating 32.75 kWp, with a total number of 131 panels installed.

 

Should the agreed target not be able to be achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £1,800 per tonne of carbon.

 

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that C02 emission reduction targets by energy efficient measures/features and renewable energy are met.

 

PRIOR TO FIRST OCCUPATION: Internal noise levels – residential units (LBH Pollution - Noise)

22.            The submitted noise impact assessment by Stephen Gosling of 24 Acoustics Ref R6375-1 Rev 0 dated 22nd June 2017 states that with the specified recommended glazing and ventilators installed within the proposed residential units (with the windows closed) the following internal noise levels in accordance with BS8233:2014 will be achieved:

 

Time	Area	Maximum noise Level
Day time noise: 7am-11am	Living rooms and bedrooms	35dB(A)
	Outdoor amenity	55dB(A)
Night time noise: 11pm–7am	Bedrooms	30dB(A)

 

Prior to first occupation of the development, an appropriate test shall be undertaken to demonstrate that the above noise levels have been met and the results submitted to the Local Planning Authority for approval.

 

Reason: To ensure the surrounding residential amenities are protected.

 

PRIOR TO FIRST OCCUPATION: Parking Management Plan (LBH Transportation)

23.            Before the use hereby approved first commences, a Parking Management Plan (PMP) detailing the provision of car parking spaces for the residential aspect of the development shall be submitted to and approved by the Local Planning Authority.  The PMP shall also contain details of how the proposed car parking spaces will be monitored and managed to ensure that spaces are only used by the allocated users noting that car parking spaces should be prioritised for disable residents and family sized units.  The Parking Management Plan thereby approved shall be implemented prior to first occupation and retained as such in perpetuity.

 

Reason: In order to ensure that a reasonable minimum of car parking spaces is provided for people with disabilities.

 

PRIOR TO FIRST OCCUPATION: Delivery and Servicing Plan (LBH Transportation)

24.            Prior to the occupation of the development, a Delivery and Service Plan (DSP) shall be submitted to, approved in writing by the Local Planning Authority and implemented accordingly thereafter.  The DSP must also include a waste management plan which includes details of how refuse is to be collected from the site, the plan should be prepared in line with the requirements of the Council’s waste management service and must ensure that bins are provide within the required carrying distances on a waste collection day.

 

Reason: To ensure that the development does not prejudice the free flow of traffic or public safety along the neighbouring highway.

 

PRIOR TO FIRST OCCUPATION: Cycle parking (LBH Transportation)

25.            Prior to first occupation of the development, details of the type of cycle parking, the layout and method of access/security shall be submitted to and approved in writing by the Local Planning Authority.  The cycle storage details thereby approved shall be implemented prior to first occupation and retained as such in perpetuity.

 

Reason: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general and to comply with the London Cycle Design Standard.

 

PRIOR TO FIRST OCCUPATION: Obscure glazing (LBH Development Management)

26.            Before the first occupation of the development hereby permitted, the windows within the eastern flank elevation (as annotated on approved drawings 312-02-204 Rev C1; 312-02-205 Rev C1 and 312-02-206 Rev C1) shall be fitted with obscured glazing and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut and the balcony screening installed.  The windows and balconies shall be permanently retained in that condition thereafter.

 

Reason: To avoid overlooking into the adjoining properties.

 

PRIOR TO FIRST OCCUPATION: Secured by Design (Metropolitan Police)

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

 

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

 

POST OCCUPATION: BREEAM rating (LBH Carbon Management)

28.            The buildings hereby approved shall achieve a minimum BREEAM Rating of ‘Excellent’ unless otherwise agreed in writing with the Local Planning Authority. Within 3 months of occupation of the buildings evidence shall be submitted in the form of a Post Construction Certificate (prepared by a Building Research Establishment qualified Assessor) to demonstrate full compliance with this standard.

 

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan 2016 polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

 

POST OCCUPATION: Residential sustainability assessment (LBH Carbon Management)

 

29.            The building hereby approved must deliver a sustainability assessment for the residential portion of the scheme and achieve a rating of Home Quality mark level 4 for all units on the site. The units must be constructed in accordance with the details required to achieve Home Quality mark level 4 and shall be maintained as such thereafter. Within 3 months of occupation of any of the residential units, evidence shall be submitted in the form of a Post Construction Certificate to demonstrate that the standard has been achieved

 

Reasons: In the interest of addressing climate change and to secure sustainable development in accordance with London Plan 2016 polices 5.1, 5.2,5.3 and 5.9 and policy SP:04 of the Local Plan.

 

INFORMATIVE:

 

Working with the applicant (LBH Development Management)

1.               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.

 

S106 agreement (LBH Development Management)

2.               INFORMATIVE: This permission is governed by a legal agreement pursuant to Section 106 of Town and Country Planning Act 1990 (as amended).  The agreement relates to affordable housing financial contribution, highways works, travel plan, car-capped development.

 

CIL (LBH Development Management)

3.               INFORMATIVE: The applicant is advised that the proposed development will be liable for the Mayor of London and Haringey CIL.  Based on the information given on the plans, the Mayoral CIL charge will be £73,874.58 (1,663.28sqm x £35 x 1.269) and the Haringey CIL charge will be £479,556.89 (1,663.28sqm x £265 x 1.088).  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.

 

Party Wall Act (LBH Development Management)

4.               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.

 

Hours of construction (LBH Development Management)

5.               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

 

Asbestos (LBH Environmental Services)

6.               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.

 

Avoiding risk of backflow (Thames Water)

7.               INFORMATIVE: The Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

 

Surface Water (Thames Water)

8.               INFORMATIVE: With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses 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.  The contact number is 0800 009 3921.

 

Sewers (Thames Water)

9.               INFORMATIVE: Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership.  Should your proposed building work fall within 3 metres of these pipes we recommend you email us a scaled ground floor plan of your property showing the proposed work and the complete sewer layout to developer.services@thameswater.co.uk to determine if a building over / near to agreement is required.

 

Groundwater Risk Permit (Thames Water)

10.            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.

 

Pressure (Thames Water)

11.            INFORMATIVE: Thames Water will aim to provide customers with a minimum pressure of 10m head (approximately 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.

 

Fire safety (London Fire Brigade)

12.            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.

 

Street numbering (LBH Transportation)

13.            INFORMATIVE: The new development will require naming/numbering.  The applicant should contact the Local Land Charges at least six weeks before the development is occupied to arrange for the allocation of a suitable address.

 

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

14.            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.

 

SECTION 106 HEADS OF TERMS:

 

1)        An affordable housing contribution of £245,000 with review mechanism

2)        Early stage viability review (if the planning permission is not implemented within 2 years of being granted)

3)        Late stage viability review (to be triggered at the point 75% of the dwellings are let or sold)

4)        A carbon offsetting contribution of £21,393 (plus a possible further contribution following a sustainability review)

5)        A construction training and local labour initiatives and contribution of £52,190.03

6)        A transport and highways (s278) contribution of £12,000

7)        A Traffic Management Order (CPZ) contribution of £25,000

8)        Resident Parking Permit restriction (‘Car-capped’ development)

9)        Travel plans (commercial and residential) with car club membership (two years and £50 credit per membership) with monitoring fee (£3,000 per travel plan)

10)     Child play space contribution of £2,565

 

v)      In the event that members choose to make a decision contrary to officers’ recommendation, members will need to state their reasons.

 

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

 

(i)        In the absence of a financial contribution towards affordable housing, the proposal would have an unacceptable impact on affordable housing provision within the Borough.  As such, the proposal would be contrary to Local Plan Strategic Policies 2017 Policy SP2, Development Management DPD 2017 policy DM13 and London Plan 2016 policy 3.12.

 

(ii)       In the absence of a financial contribution towards the amendment of the Traffic Management Order, highways works and car club funding, 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 Strategic Policies 2017 Policy SP7, Development Management DPD 2017 policies DM31, DM32 and DM33 and London Plan 2016 policies 6.9, 6.11 and 6.13.

 

(iii)      In the absence of a financial contribution towards carbon offsetting, the proposal would fail to deliver an acceptable level of carbon saving.  As such, the proposal would be contrary to Local Plan Strategic Policies 2017 Policy SP4 and London Plan 2016 policy 5.2.

 

(iv)      In the absence of a financial contribution towards construction training and local labour initiatives, the proposal would fail to deliver an acceptable level of support towards local residents accessing the new job opportunities in the construction phase of the scheme.  As such, the proposal would be contrary to Haringey’s Planning Obligations SPD 2014.

 

(v)       In the absence of a financial contribution towards child play space, the proposal would fail to deliver an acceptable level of play and informal recreation based on the expected child population generated by the scheme.  As such, the proposal would be contrary to London Plan 2016 policy 3.6, the Mayor’s Shaping Neighbourhoods: Play and Informal Recreation SPG 2012 and Local Plan 2017 Strategic Policy SP13.

 

vii)    In the event that the Planning Application is refused for the reasons set out in resolution (vi) above, the Head of Development Management or the Assistant Director Planning (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;

 

(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 2.1 above to secure the obligations specified therein.