Agenda item

Proposal: Submission of Reserved Matters, namely a) Layout, b) Scale, c) Appearance and d) Landscaping pertaining to Outline Permission ref. HGY/2016/0828 for mixed use redevelopment to comprise the demolition of existing buildings/ structures and associated site clearance and erection of new buildings / structures to provide 144 residential units, employment uses (Use Class B1 and B8), retail uses (Use Class A1 and A3), community uses (Use Class D1) associated access, parking and servicing space, infrastructure, public realm works and ancillary development.

 

NB: This reserved matters application also deals with the layout and location of the employment use, which under the outline planning consent is located at the rear of the site and adjacent to Block 4. The layout now changes where the employment use is located at the front of the site on ground floor and first floor of block 1. The amount of commercial floorspace does not increase but as consented under the outline planning consent. A substation will be located in its place to the north west of the site.

 

Recommendation: GRANT

The Committee considered an application for: Submission of Reserved Matters, namely a) Layout, b) Scale, c) Appearance and d) Landscaping pertaining to Outline Permission ref. HGY/2016/0828 for mixed use redevelopment to comprise the demolition of existing buildings/ structures and associated site clearance and erection of new buildings / structures to provide 144 residential units, employment uses (Use Class B1 and B8), retail uses (Use Class A1 and A3), community uses (Use Class D1) associated access, parking and servicing space, infrastructure, public realm works and ancillary development.

 

NB: This reserved matters application also deals with the layout and location of the employment use, which under the outline planning consent is located at the rear of the site and adjacent to Block 4. The layout now changes where the employment use is located at the front of the site on ground floor and first floor of block 1. The amount of commercial floorspace does not increase but as consented under the outline planning consent. A substation will be located in its place to the north west of the site.

 

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

 

NK Guy addressed the Committee in objection to the application.  He believed that community concerns had been dismissed by planning officers in the report, and stated that the increase in housing would lead to accidents on the road, as there was no pedestrian crossing available.

 

Ursula Riniker addressed the Committee in objection to the application.  She considered that the high rise, high denisty development was not acceptable to the area.  The buildings next to the development were two storey houses, and to put six storeys next to them was excessive.  She referred to the 2m high flumes which had not been included in the outline permission and stated that these would create an unacceptable eyesore as well as further polluting the area.  She requested that the Committee refuse the application.

 

Officers responded to questions from the Committee:

-           The development had outline planning permission for three to six storeys across the site.

-           It was a good idea to have the majority of the development to be fenced with controlled access due to the convoluted development.  The fencing was desinged to be open with landscaping, and a high degree of visible permeability, which was a change to the current fencing.

-           The location had not been identified as having raod safety issues.  A zebra crossing and upgrades to existing islands near to the petrol station had been negotiated.

 

Councillor Adje requested clarification on a number of points: the location of the social housing units; the set-up for kitchen  / living space in the family units; and the creation of the cross roads at Devonshire Gardens.  In response, officers confirmed that the affordable housing would be located in one block at the back of the site.  The reason for this was that Haringey Council were purchasing the properties, and wanted to keep all of the properties in the same block for management reasons.  The living and kitchen space would be open plan.  With regards to Devonshire Gardens, part of the proposal was to reconfigure the access, with a raised entry and would improve what was currently there.

 

Mike Walker, Fairview Homes (applicant), spoke in support of the application.  The development would provide 144 new homes, 800sqm of retail and employment space, £15,000 towards improvements of the public footpath to the east of the site, £150,000 towards the improvement of the W3 bus service, and £40,000 towards traffic management measures.  The properties would have open plan living and kitchen space, and complied with national space standards. 

 

Councillor Bevan MOVED that a condition be added to require that all three bedroom units have a separate kitchen and living area.  Following a vote with two in favour, six against and one absention, the motion was REJECTED.

 

The Chair MOVED that the application be approved, and following a vote with seven in favour and two against 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.

 

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 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

 

1.         The development hereby authorised shall be carried out in accordance with the following approved plans and specifications:

 

          00-001, 00-002, 00-101 Rev P1, 00-102 Rev P1, 00-111 Rev P1, 00-112 Rev P1, 00-113, 20-201 Rev P1, 20-202, 20-203, 20-211 Rev P1, 20-212 Rev P1, 20-221 Rev P1, 20-222 Rev P1, 20-223 Rev P1, 20-231, 20-232, 20-233, 20-234, 20-235, 20-236, 20-241 Rev P1, 25-201 Rev P1, 25-202 Rev P1, 25-203 Rev P1, 25-211 Rev P1, 25-212 Rev P1, 25-213 Rev P1, 25-221 Rev P1, 25-222 Rev P1, 25-223 Rev P1, 25-231 Rev A, 25-232 Rev A, 25-233 Rev A, 25-241 Rev P1, 26-201, 26-202 Rev P1, 26-203 and MCA 1917/01 Rev S    

 

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

 

2.         Samples of materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

 

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity

 

3.         No development shall commence until details of the balcony screens have been submitted to, and approved in writing by the Local Planning Authority.  The screen shall be erected in accordance with the approved details before the first use of the balcony and thereafter retained as such.

 

Reason: In the interest of visual amenity.

 

4.         No development shall commence until full details of hard landscape works have been submitted to, and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; hard surfacing materials; minor artefacts and structures (e.g. furniture, Electrical Vehicle Changing points, signs, lighting etc.)

 

          Reason: In order for the Local Planning Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

5.         No development shall commence until full details of species and variety of trees around the perimeter of the site have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. The trees shall then be planted in strict accordance of the details so approved shall then be maintained as such thereafter. 

 

Reason: To improve the visual amenity at the site and to safeguard amenity.

 

6.         Prior to the occupation of the development hereby approved details of granting access to others, and vehicle access gates shall be submitted to, and approved in writing by the Local Planning Authority. Details shall include appointing the Site Management Company, how the gates will operate especially for refuse and recycling vehicles, deliveries and servicing, and demonstrate that the operation of the gates will not conflict with movements in/out of the car parking spaces.

 

Reason: To ensure the development does not prejudice the safe and free flow of vehicular and pedestrian traffic on White Hart Lane.

 

7.         Prior to occupation of the development hereby approved, 20% of car parking shall be provided with electric vehicle charging infrastructure, with a further 20% allocated for passive provision.

 

Reasons: To provide residential charging facilities for Electric Vehicles and to encourage the uptake of electric vehicles.

 

8.         No development shall commence until a Stage 1 written scheme of investigation (WSI) has been submitted to, and approved in writing by the Local Planning Authority. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works.

 

If heritage assets of archaeological interest are identified by stage 1 then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and approved by the local planning authority in writing. For land that is included within the Stage 2 WSI, no demolition/development shall take place other than in accordance with the agreed stage 2 WSI which shall include:

 

a)        The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works

 

b)        The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI.

 

Written schemes of investigation will need to be prepared, and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.

 

Reason: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for this and future generations.

 

9.         a)           The development shall deliver the Energy measures as set out in Energy Statement of 500 White Hart Lane, by Low Carbon Energy Consultancy Ltd. Dated 19th December 2017. 

 

The development shall be constructed in strict accordance of the details so approved, and shall achieve the agreed carbon reduction of 35% reduction beyond BR 2013.  This shall include:

 

-           A single heating and hot water system, powered by a single energy centre and serving all units (residential and non-domestic) on the site;

-           The 46 kW of PV system requires 690 m2 of flat roof area (including access) to accommodate the estimated PV capacity

 

The equipment and materials to deliver this standard shall then be maintained as such thereafter.  

 

Confirmation of these measures and standards being achieved must be submitted to the local authority at least 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. 

 

b)               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 £2,700 per tonne of carbon.

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

 

c)               Details of the construction standard of the site wide energy network and its ongoing operation shall be confirmed to the Council 3 months prior to any works commencing on site. These details shall include:

 

a)        Confirmation that the site wide heating and hot water network has been designed and shall be constructed following the CIBSE / ADE Heat Networks Code of Practise; and 

b)        Confirmation that the operator of the heating and hot water network shall achieve the standards set out in the Heat Trust Scheme, and that the developer will sign up to this standard to ensure that users have transparency of costs for customer protection.  The Heat Trust Scheme standards and membership shall then be continued for the life of the heating and hot water network on the site, unless a regulatory scheme takes its place.  

 

Reason: To ensure the facility and associated infrastructure are provided

 

d)               a) The development shall deliver the sustainability measures as set out in the Sustainability Statement, 500 White Hart Lane, Low Energy Consultancy Ltd, dated 19th Dec 2017.

 

The development shall then be constructed in strict accordance of the details so approved shall then be maintained as such thereafter. 

 

b)               In the event that the development fails to deliver the agreed measures on the development, a full schedule and costings of remedial works required to achieve this rating shall be submitted to the Local Planning Authority for our written approval with 2 months of the submission of the post construction certificate. Thereafter the schedule of remedial works must be implemented on site within 3 months of the local authority’s approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

 

Reasons:  In the interest of addressing climate change and to secure sustainable development

 

e)               No development shall commence until details of the living roof is submitted to, and approved in writing by the Local Planning Authority.  Details shall include the following:

 

·                A roofs plan identifying where the living roofs will be located;

·                Confirmation that the substrates depth ranges of between 120mm and 150mm across all the roofs;

·                Details on the diversity of substrate depths across the roof to provide contours of substrate.  This could include substrate mounds in areas with the greatest structural support to provide a variation in habitat;

·                Details on the diversity of substrate types and sizes;

·                Details on bare areas of substrate to allow for self-colonisation of local windblown seeds and invertebrates;

·                Details on the range of native species of wildflowers and herbs planted to benefit native wildlife.  The livings roof will not rely on one species of plant life such as Sedum (which are not native);

·                Details of the location of log piles / flat stones for invertebrates;

 

The living roofs will not be used for amenity or sitting out space of any kind.  Access will only be permitted for maintenance, repair or escape in an emergency. 

 

The living roofs shall then be carried out strictly in accordance with the details approved by the Council, and shall be maintained as such thereafter.

 

Reason: To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity and supports the water retention on site during rainfall

 

f)          a)  The development shall deliver the Biodiversity objectives and the features as set out in Biodiversity Enhancement Study by Ecology Solutions (dated December 2017). 

 

This will include:

 

-        5 Schwegler bat boxes on new buildings facing between south and east orientations

-        4 Schwegler Swift boxes facing between the north and east orientations of the buildings

-        4 Schwegler Sparrow Terrace boxes facing between the north and east orientations of the buildings

-        New vegetation on the site that supports foraging and commuting for bats and breeding and foraging for birds

 

The development shall then be constructed in strict accordance of the details so approved, and shall provide evidence of these measures to the Local Planning Authority no more than 3 months after construction.

 

Once installed these measures shall be maintained as such thereafter. 

 

b)  In the event that these measures are not installed, a full schedule and costings of remedial works required to achieve this rating shall be submitted to the Local Planning Authority for our written approval within 4 months of completion on site. Thereafter the schedule of remedial works must be implemented on site within 3 months of the Local Planning Authority’s approval of the schedule, or the full costs and management fees given to the Council for offsite remedial actions.

 

Reason: To ensure that the development provides the maximum provision towards the creation of habitats for biodiversity

 

g)        No development shall commence until a detailed maintenance schedule for the SuDs has been submitted to, and approved in writing by the Local Planning Authority. Details shall include the arrangements for the 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.

 

Reason: To ensure the future maintenance of the surface water drainage system.

 

h)        No development shall commence until drainage works have been carried out in accordance with final detailed drawings to be submitted to, and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure a satisfactory provision for drainage on site and ensure suitable drainage provision for the approved development.

 

i)          At no time shall any amplified speech or music (associated with the non-residential uses) generated from the site be audible within the adjoining residential premises.

 

To prevent loss of amenity to neighbouring residential premises due to noise generated from the commercial premises.

 

j)          Prior to the first use of each commercial element within the scheme hereby approved details of the hours of use shall be submitted to, and approved in writing by the Local Planning Authority. The commercial floor space shall then be operated in accordance with these hours

 

Reason: This permission is given to facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished.

 

k)         Prior to the first occupation of the A3 unit hereby approved details of the external flue/mechanical equipment shall be submitted to, and approved in writing by the Local Planning Authority. Such a scheme as approved shall be implemented and permanently retained thereafter.

 

Reason: In order to protect the amenities of nearby residential occupiers.

 

l)          No development of each building or part of a building shall commence until details shall be submitted to, and approved in writing by the Local Planning Authority to demonstrate that such building or such part of a building and development site will achieve full ‘Secured by Design' Accreditation. The development shall only be carried out in accordance with the approved details.

 

Reason: To ensure the development is compliant to ‘Secured by Design' standards

 

m)       Prior to the first occupation of each building or part of a building or use, a 'Secured by Design' accreditation shall be obtained for such building or part of such building or use and thereafter all features are to be permanently retained.

 

Reason: To ensure the development achieves ‘Secured by Design' standards accreditation.

 

n)        90% of 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 'accessible and adaptable dwellings'.

 

o)        Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, no satellite antenna shall be erected or installed on any of the hereby approved buildings. The proposed flatted development shall have a central dish or aerial system for receiving all broadcasts for the residential units created: details of such a scheme shall be submitted to, and approved in writing by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

 

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

 

INFORMATIVES:

 

INFORMATIVE: Working with the applicant: 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 £533,345.89 (13,069sqm x £35 x 1.166) and the Haringey CIL charge will be £213,286.08 (13,069sqm x £15 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.

 

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: Street Numbering: 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: London Fire Brigade: 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: 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 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.

 

INFORMATIVE:  Archaeology: The development of this site is likely to damage heritage assets of archaeological and historical interest. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines.

 

INFORMATIVE: s278: All works on or associated with the public highway be carried out by Council's Transportation Group at the full expense of the developer.  Before the Council undertakes any works or incurs any financial liability the developer will be required to make a deposit equal to the full estimated cost of the works.

 

INFORMATIVE: Advertisements: Planning permission has been granted without prejudice to the need to get advertisement consent under the Town & Country Planning (Control of Advertisements) (England) Regulations 2007.

 

INFORMATIVE: The applicant must seek the advice of the Metropolitan Police Service Designing Out Crime Officers (DOCOs) for each building or phase of the development and accreditation must be achieved according to current and relevant Secured by Design guide lines at the time of above grade works of each building or phase of said development.

 

INFORMATIVE: A bat sensitive lighting scheme must be considered for the site, to minimise the potential impacts on foraging or commuting bats that use the site. Guidance for this scheme is provided by the Bat Conservation Trust within their guidance document Bats and Lighting (Stone, 2013).