Agenda item

Proposal: Submission of reserved matters namely a) Scale, b) Layout, c) Landscaping, and d) Appearance of outline planning permission reference HGY/2016/2184 dated 21/12/2017 for 54 affordable residential units (Class C3) (12 x 1 bed, 24 x 2 bed and 18 x 3 bed units) in three blocks ranging in height from 4-stories to 5-stories

 

Recommendation: GRANT

The Committee considered an application for: Submission of reserved matters namely a) Scale, b) Layout, c) Landscaping, and d) Appearance of outline planning permission reference HGY/2016/2184 dated 21/12/2017 for 54 affordable residential units (Class C3) (12 x 1 bed, 24 x 2 bed and 18 x 3 bed units) in three blocks ranging in height from 4-stories to 5-stories

 

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

 

Rachel Donald addressed the Committee in objection to the application.  She felt that the development would cause unacceptable harm to the community and surrounding buildings due to the loss of daylight and sunlight.  She informed the Committee thart she had commissioned a daylight and sunlight report which highlighted a number of discrepancies in the report in the application.  Ms Donald requested that the application be refused due to the loss of sunlight and daylight for surrounding properties.

 

Ben Burgerman, Legal Officer for the Council, informed the Committee that the right to light was not a material planning consideration.  He added that this application was for reserved matters, and the Committee could not consider areas that were decided at the outline stage.

 

The Committee noted the following in response to their comments and questions:

-           The cycle parking would be integrated within the blocks.

-           Ventilation systems would be installed, and this was as in all modern housing regardless of location.  This was not an expensive system to maintain.

-           There would be an environmental management plan to deal with the construction noise.

-           The 3 bed units had separate kitchen and living spaces, and the 1-2 bed units had combined kitchen and living spaces.

-           The balconies all projected on to Fairbanks Road, and had solid fronts.

 

The Chair moved that the application be granted, and following a vote, with seven members voting in favour and one abstention, it was:

 

RESOLVED

 

i           That the Committee GRANT planning permission and that the Head of Development Management or the Assistant Director Planning is authorised to issue the planning permission and impose conditions and informatives as set out 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 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.

 

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:

 

Site plans:

16017_00_07_001 Planning Application Boundary Location Plan P01

16017_00_07_002 Existing Site Plan P01

16017_00_07_003 Site Plan Proposed With Context P01

16017_00_07_004 Site Plan Proposed P01

16017_00_07_010 Ground Floor Plan P01

16017_00_07_011 First Floor Plan P01

16017_00_07_012 Second Floor Plan P01

16017_00_07_013 Third Floor Plan P01

16017_00_07_014 Fourth Floor Plan P01

16017_00_07_015 Site Roof Plan P01

 

GA plans:

16017_00_07_100 Block A, Plan - Ground Floor P01

16017_00_07_101 Block A, Plan - First Floor P01

16017_00_07_102 Block A, Plan - Typical Floor P01

16017_00_07_103 Block A, Plan - Roof P01

16017_00_07_105 Block B, Plan - Ground Floor P01

16017_00_07_106 Block B, Plan - First Floor P01

16017_00_07_107 Block B, Plan - Typical Floor P01

16017_00_07_108 Block B, Plan - Fourth Floor P01

16017_00_07_109 Block B, Plan - Roof 1:200 A3 P01

16017_00_07_110 Block C, Plan - Ground Floor P01

16017_00_07_111 Block C, Plan - First Floor P01

16017_00_07_112 Block C, Plan - Typical Floor P01

16017_00_07_113 Block C, Plan - Roof P01

16017_00_07_114 1b2p Type Plans P01

16017_00_07_115 2b4p Type Plans P01

16017_00_07_116 2b4p Type Plans P01

16017_00_07_117 3b5p Type Plans P01

16017_00_07_118 3b5p Type Plans P01

 

Site elevations:

16017_00_07_200 South Site Elevation P01

16017_00_07_201 North Site Elevation P01

 

GA elevations:

16017_00_07_203 Block A, Elevations P01

16017_00_07_204 Block B, Elevations P01

16017_00_07_205 Block C, Elevations P01

16017_00_07_206 Block B, Elevations - South P01

16017_00_07_207 Block B, Elevations - North P01

16017_00_07_208 Rvp, Gutter And Hopper Detail Elevations P01

 

GA sections:

16017_00_07_303 Block A, Section - Core P01

16017_00_07_304 Block A, Section - Long Section P01

16017_00_07_305 Block B, Section - Core P01

16017_00_07_306 Block B, Section - Long Section P01

16017_00_07_307 Block C, Section - Core P01

16017_00_07_308 Block C, Section - Long Section P01

 

Bay studies:

16017_00_07_400 Block A - Bay Study P01

16017_00_07_401 Block B - Bay Study P01

16017_00_07_402 Block C - Bay Study P01

 

Design intent:

16017_00_07_500 Balcony Detail P01

16017_00_07_501 Window Detail P01

16017_00_07_502 Canopy Detail P01

16017_00_07_503 Typical Roof Section P01

 

Landscape drawings:

271_001 Proposed Landscape Plan P6

271_002 Proposed Tree Replanting Plan P4

271_010 Block A Proposed Landscape Plan P5

271_011 Block B Proposed Landscape Plan P4

271_012 Block C Proposed Landscape Plan P5

271_020 Proposed Cross Section 1 P2

271_021 Proposed Cross Section 2 P2

271_022 Proposed Cross Section 3 P1

271_023 Proposed Cross Section 4 P2

271_024 Proposed Cross Section 5 P2

271_025 Proposed Cross Section 6 P2

271_026 Indicative Typical Brick Setting Out P1

271_030 Proposed Wall Front Elevation 1 P2

271_031 Proposed Wall Front Elevation 2 P1

271_040 Typical Wall Detail P2

 

Highway drawings:

160721-X-00- DR-C-2000 Proposed Levels Layout Sheet 1 P2

160721-X-00-DR-C-2001 Proposed Levels Layout Sheet 1 P2

160721-X-00-DR-C-4000 Proposed Surface Layout Sheet 1P2

160721-X-00-DR-C-4001 Proposed Surface Layout Sheet 2 P2

160721-X-00-DR-C-2200 Longitudinal Sections P1

160721-X-00-DR-C-2201Cross Sections Sheet 1 P1

160721-X-00-DR-C-2202 Cross Sections Sheet 2 P1

160721-X-00-DR-C-3300 Highway Construction Details Sheet 1 P1

160721-X-00-DR-C-3300 Highway Construction Details Sheet 1 P2

 

Documents:

Combined Planning Statement and Design and Access Statement (including appendices) dated December 2017 by Allies and Morrison

Construction Environmental Management Plan dated 23 February 2018 by Mulalley & Co Ltd

 

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: Plant and Machinery – EU Directive (LBH Environmental Health)

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

 

Reason: To protect local air quality.

 

COMPLIANCE: Inventory of NRMM during Development

4.            An inventory of all NRMM shall be kept on the development site during the course of the demolitions, site preparation and construction phases. All machinery shall be regularly serviced and service logs kept on site for inspection which detail proof of emission limits for all equipment.  This documentation shall be made available to local authority officers as required until development completion.

 

Reason: To protect local air quality.

 

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

5.            The placement of any satellite dish or television antenna on any external surface of the development is prohibited excepting those approved pursuant to the “Central Dish/Receiving System” condition above.

 

Reason: To protect the amenity of the locality.

 

COMPLIANCE: Wheelchair Dwelling (LBH Development Management)

6.            At least 10% of all dwellings hereby approved shall be wheelchair accessible or easily adaptable for wheelchair use (Part M4 (3) 'wheelchair user dwellings' of the Building Regulations 2010 (as amended) in conformity with the Design and Access Statement unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: To ensure inclusive and accessible development.

 

PRE-COMMENCEMENT: Land contamination part 1 (LBH Environmental Health)

7.            Before development commences other than for investigative work:

 

a)         Using information obtained from the Phase 1 DeskStudy Report (CGL June2016 Revision 1) additional site investigation, sampling and analysis shall be undertaken.  The investigation must be comprehensive enough to enable: a risk assessment to be undertaken, refinement of the Conceptual Model, and the development of a Method Statement detailing the remediation requirements.

 

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

 

b)         If the approved 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.

 

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.

 

PRIOR TO FIRST OCCUPATION: Land contamination 2 (LBH Environmental Health)

8.            Where remediation of contamination on the site is required completion of the remediation detailed in the approved 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 first occupied.

 

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

 

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

9.            Prior to the commencement of the development, a Construction Management Plan (CMP) and 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) would be undertaken in a manner that disruption to traffic and pedestrians is minimised.  It is also required that construction vehicle movements be carefully planned and co-ordinated to avoid the AM and PM peak periods.  The development will thereafter be implemented in accordance with the approved CMP and CLP.

 

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

 

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.

 

PRE-COMMENCEMENT: Inspection of Tree Protection Measures (LBH Tree & Nature Conservation)

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

 

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

 

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.

 

PRE-COMMENCMENT: NRMM Registration and Notification to LPA (LBH Environmental Health)

11.         Prior to the commencement of the development, all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW shall be been registered at http://nrmm.london/.  The Local Planning shall be notified in writing of registration.

 

Reason: To protect local air quality.

 

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.

 

PRE-PILING: Impact 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: 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 to discuss the details of the piling method statement.

 

PRE-ANY TREE WORKS: Tree Protection Site Meeting (LBH Tree and Nature Conservation)

13.         Prior to any trees works on the application site (including tree removal), a Tree Protection Site Meeting shall occur.  The meeting shall be attended by the Site Manager, the Consultant Arboriculturist, the Council Arboriculturist and all relevant contractors.  The meeting shall confirm all the protection measures in line with the approved Tree Protection Scheme and discuss any construction works that may impact on the trees.

 

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

 

PRE-ABOVE GROUND WORKS – Secure by Design Certificate (Metropolitan Police Service)

14.         Prior to above grade works, details of full Secured by Design' Accreditation shall be submitted in writing to and for approval by the Local Planning Authority.  The details shall demonstrate consultation with the Metropolitan Police Designing Out Crime Officers.  The development shall be carried out in accordance with the approved details and maintained as such thereafter.

 

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

 

PRIOR TO FIRST OCCUPATION: Car Parking Management Details (LBH Transportation)

15.         Details of a scheme for the management, maintenance and enforcement of car parking within the development shall be submitted to and approved in writing by or on behalf of the Local Planning Authority before any part of the development is first occupied and the parking areas shall be operated in accordance with the approved scheme at all times unless previously agreed in writing by or on behalf of the Local Planning Authority.

 

Reason: to protect the amenity of adjoining occupiers and prevent obstruction on the highway.

 

PRIOR TO FIRST OCCUPATION: Child Play Space Strategy (LBH Development Management)

16.         Prior to first occupation, a Child Play Space Strategy demonstrating how child play space provision will be accommodated on and off the site shall be submitted to and approved by the Local Planning Authority.  The strategy as approved shall be implemented prior to first occupation of the development and maintained as such thereafter unless otherwise agreed in writing by Local Planning Authority.

 

Reason: to ensure high quality development.

 

PRE-ABOVE GROUND WORDS – Ventilation Strategy (LBH Environmental Health)

17.         A)         A building ventilation strategy shall be carried out which shall consider natural ventilation, mechanical ventilation and mixed-mode ventilation and identify the best available ventilation mode to reduce exposure to air pollution and sent to the LA for approval. The strategy should take into account the Building Regulations 2000,Approved Document F (Ventilation) and the Domestic Ventilation Compliance Guide, as well as guidance provided by the Chartered Institution of Building Services Engineers (CIBSE), including Guide A: Environmental Design and Minimizing Pollution at Air Intakes.  A balance must be struck between ventilation to improve air quality indoors versus air tightness to improve energy efficiency performance. The ventilation must address the pollutants of concern of PM10 and nitrogen dioxide.

 

B)         Using the information in the ventilation strategy and prior to the commencement of above-ground works, details of the ventilation or other plant shall be submitted to and approved by the Local Planning Authority prior to installation.  Details should include full specifications of all filtration, deodorising systems, noise output and termination points. The approved scheme shall be completed prior to occupation of the development and shall be permanently maintained thereafter.

 

Reason: To protect the amenity of future occupants against poor air pollution

 

INFORMATIVES:

 

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) Order 2015 (as ameded) to foster the delivery of sustainable development in a positive and proactive manner.

 

Hours of construction work (LBH Development Management)

2.            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.

 

Party Wall Act (LBH Development Management)

3.            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.

 

Designing out crime – certified products (Metropolitan Police)

4.            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.

 

Public sewers (Thames Water)

5.            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.

 

Surface water (Thames Water)

6.            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.

 

Minimum pressure and flow rate (Thames Water)

7.            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.

 

Water main crossing the site (Thames Water)

8.            INFORMATIVE: There is a Thames Water main crossing the development site which may/will need to be diverted at the Developer's cost, or necessitate amendments to the proposed development design so that the aforementioned main can be retained.  Unrestricted access must be available at all times for maintenance and repair.  Please contact Thames Water Developer Services, Contact Centre on 0800 009 3921 for further information.

 

Large water main adjacent the site (Thames Water)

9.            INFORMATIVE There are large water mains adjacent to the proposed development.  Thames Water will not allow any building within 5 metres of them and will require 24-hour access for maintenance purposes. Please contact Thames Water Developer Services, Contact Centre on 0800 009 3921 for further information.

 

Sprinkler installation (London Fire Brigade)

10.         INFORMATIVE: This authority strongly recommends that sprinklers are considered for new development and major alterations to existing premises particularly where the proposals relate to schools and care homes. Sprinklers systems installed in buildings can significantly reduce the damage caused by fire and the consequential costs to businesses and housing providers, and can reduce the risk to like.  The Brigade opinion is that there are opportunities for developers and building owners to install sprinklers systems in order to save money save property and protect the lives of the occupier.  Please note that it is our policy to regularly advise our elected members about this issue.

 

Asbestos survey (LBH Environmental Health)

11.         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.

 

Naming of new development (LBH Transportation)

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