Agenda item

Proposal: Partial demolition, change of use and extension of the Chocolate Factory buildings. Demolition of the remaining buildings and redevelopment to create four new build blocks ranging in height from three up to 18 storeys. Mixed use development comprising 10,657 sq.m (GIA) of commercial floorspace (flexible Use Classes A1, A3, B1, D1 and D2), 230 Class C3 residential units together with associated residential and commercial car parking, public realm works and access. This application is accompanied by an Environmental Impact Assessment.

 

Recommendation: GRANT

Clerks note: Councillor Bevan arrived at 20.00 and did not take part in the discussion or voting of this item.

 

The Committee considered an application for: Partial demolition, change of use and extension of the Chocolate Factory buildings. Demolition of the remaining buildings and redevelopment to create four new build blocks ranging in height from three up to 18 storeys. Mixed use development comprising 10,657 sq.m (GIA) of commercial floorspace (flexible Use Classes A1, A3, B1, D1 and D2), 230 Class C3 residential units together with associated residential and commercial car parking, public realm works and access. This application is accompanied by an Environmental Impact Assessment.

 

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

 

Yousaf Ali Khan addressed the Committee in objection to the application.  He was a current tenant at the Chocolate Factory and requested that the Committee ensure that studio spaces were made available long-term, with rent reviews capped at no more than 5%.  The purpose of the arts spaces was to provide affordable space for local artists at the core of the cultural quarter.

 

Yana Stajno addressed the Committee in objection to the application.  She requested a guarantee from the developers that the studio spaces would be rented to artists for £20per square foot as stated, and that these spaces would be permanent art spaces.  She added that the space being provided to art space was half the original space, and this would lead to a loss of diverse arts space.

 

Councillor Elliott spoke in objection to the application.  She raised concerns over the loss of provision of affordable workspace for artists.  The cultural heritage in Wood Green had grown over the past 20 years due to the artist space at the Chocolate Factory.  Collage Arts were requesting 2000sqm of space, and the offer from the developers was 1000sqm – half of the space required to retain the artists.

 

Councillor Ahmet spoke in objection to the application.  She informed the Committee of issues that had been raised by those affected by the development.  There were concerns that there would be a loss of community due to organisations being moved to other premises. 

 

Ian Dubber, applicant, spoke in support of the application.  This application was the result of three years of preparation, and had been presented to three Quality Review Panels.  The development would provide 230 residential units, 35% of which would be affordable.  There would be a number of jobs created at the construction phase and in the business space created.  The floorspace to be provided to Collage Arts would be provided at 35% discounted rent for 10 years and would be offered to artists first, as it was important that the cultural links were maintained.  The rents would be reviewed, but capped at 5%.  There was a fund for the relocation of businesses, and it would offer financial support for local relocation.  The developer owned four other buildings locally, and would support any moves locally in Wood Green.

 

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

 

RESOLVED

 

i.          That the Committee GRANT planning permission and that the Head of Development Management or Assistant Director for Planning 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 9^th May 2018 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in her/his sole discretion allow; and

 

iv.        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.

 

v.         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:

 

a.    In the absence of a legal agreement securing the provision of onsite affordable housing the scheme would fail to foster balanced neighbourhoods where people choose to live, and which meet the housing aspirations of Haringey’s residents. As such, the proposal is contrary to Policy 3.12 of the London Plan 2016, Policy SP2 of the Local Plan 2017, and Policy DM13 of the Development Management, DPD 2017.

b.    The proposed development, in the absence of a legal agreement to secure planning obligations for mitigation measures to promote sustainable transport and address parking pressures, would significantly exacerbate pressure for on-street parking spaces in general safety along the neighbouring highway and would be detrimental to the amenity of local residents. As such the proposal is considered contrary to the requirements of Policy 6.13 of the London Plan 2016, Policy 7.9 of the Local Plan 2017, and Policy DM31 of the Development Management DPD.

c.    The proposed development, in the absence of a legal agreement securing confirmation of the service delivery standards contract and waste management to the proposed residents would have a detrimental impact on neighbouring amenity, character and appearance of the development and the local area, and local ecology and biodiversity. As such, the proposal would be contrary to London Plan policies 7.4, 7.5 and 7.19, Local Plan Policies SP11 and SP13 and Policies DM1, DM3 and DM19 of the Development Management Development Plan Document

d.    The proposed development, in the absence of a legal agreement to work with the Haringey Employment Delivery Partnership, would fail to support local employment, regeneration and address local unemployment by facilitating training opportunities for the local population. As such, the proposal would be contrary to Policies SP8 and SP9 of the Local Plan 2017.

e.    The proposed development, in the absence of a legal agreement securing public realm enhancements the proposal would give rise to an illegible public realm of poor townscape character, whilst the lack of involvement of the original architects in the detailed construction design of the development would have a negative impact on the design quality of the completed building, adversely affecting the character and appearance of the area. As such, the proposal would be contrary to London Plan policies 7.1, 7.2, 7.4 and 7.5, Local Plan 2017 Policy SP11, and Policies DM1, DM3 and DM19 of the Development Management Development Plan Document.

f.     The proposed development, in the absence of a legal agreement securing sufficient energy efficiency measures and/or financial contribution towards carbon offsetting, would result in an unacceptable level of carbon dioxide emissions. As such, the proposal would be contrary to Policy 5.2 of the London Plan 2016 and Policy SP4 of the Local Plan 2017.

 

vi.        In the event that the Planning Application is refused for the reasons set out in resolution (v) 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 (iii) above to secure the obligations specified therein.

 

CONDITIONS:

 

1)        Standard timeframe 3 years

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)        Approved drawings and supporting documents

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

Plans:

PL003, PL700, PL500 - PL508 inclusive, SK600A, SK601A, SK602A, SK604A, SK605A, SK605AA, SK605BA, SK605CA, SK606A, SK606AA, 0306 031, 0306 020, and PL5294-01 - PL5294-05 inclusive received 20/10/17, PL010B, PL011B, PL-BA-BF-100B - PL-BA-BF-106B inclusive, PL-BB-099B - PL-BB-114B inclusive, PL-BE-BD-101B - PL-BE-BD-109B inclusive, PL-BE-BD-110 - PL-BE-BD-113 inclusive, PL-BD-200B, PL-BD-201B, PL-BD-203B, PL-BE-200B, PL-BE-203B, PL-BF-200B, PL-BF-201B, PL-BF-203B, L33-01B - L 33-04B inclusive, and L33-06B received 21/02/18, PL-BA-201C, PL-BA-202C, PL-BA-203C, PL-BB-115C, PL-BB-116C, PL-BB-117B, PL-BB-200C - PL-BB-203C, PL-BD-202C, PL-BE-202C, PL-BF-202C received 02/03/18 and PL-BE-BD-100C and PL-BE-201D received 08/03/18

 

Supporting documents:

Planning Statement prepared by Barton Willmore and dated 10/17, Existing Floorspace Schedule, Aboricultural Impact Assessment Report prepared by Sharon Hosegood Associates and dated 09/17, Flood Risk Assessment prepared by Furness Partnership and dated 10/17, Phase 1 Environmental Desk Study prepared by Furness Partnership and dated 10/17, Structural Engineer's Stage 2 Report made by Furness Partnership and dated 10/17, and Environmental Statement (Volume 1 - 4 inclusive) prepared by Barton Willmore and dated 10/17 received 20/10/17, Flood Risk Assessment prepared by Furness Partnership and dated 02/18, Block B Residential Acc. Schedule Rev J, Block E Residential Acc. Schedule Rev H, Summary Commercial Acc. Rev H, Energy Statement prepared by Etude and dated 02/18, Sustainability Statement prepared by Etude and dated 02/18, Utilities Statement prepared by Furness Green Partnership and dated 02/18, Statement of Community Involvement prepared by Meeting Place Communications and dated 02/18, and Environmental Statement Addendum prepared by Barton Willmore and dated 02/18 received 21/02/18, Wind Microclimate Statement of Conformity prepared by RWDI and dated 02/18 and letter correspondence from T Rogan-Lyons, GL Hearn to V Bullock, Barton Willmore and dated 16/02/18 re. Daylight and sunlight amenity Coburg notional scheme received 22/02/18, Evaluate Infographic CL13351 prepared by Lichfields and dated 02/18, Block D Residential Acc. Schedule Rev J, Non-Residential Floorspace Schedule Rev C Design and Access Statement Addendum 002.2 prepared by Barton Willmore and dated 02/18, Summary Residential Acc. Schedule Rev L, received 02/03/18, and Commercial Strategy prepared by Workspace and dated 01/18 received 08/03/18

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

 

3)        Minimum B1 Employment floorspace

The development hereby approved shall include no less than 9,414m² falling within the Use Class B1 (Employment) of the Town and Country Planning (Use Classes) Order 1987 (as amended) at any one time.

Reason: In order to ensure the maximum floorspace is to be used for employment purposes in accordance with Local Plan SP8 and Development Management DPD DM 38.

 

4)        Use Class restrictions

No floor space hereby permitted as falling within the D1 Use Class (Non-residential Institutions) of the Town and Country Planning (Use Classes) Order 1987 (as amended) shall be used as a place of worship.

Reason: To ensure that the traffic and parking demand generated by the development proposal will not adversely impact on the local highways network.

 

5)        Use hours

The units hereby approved falling within the A1, A3, D1 or D2 Use Classes of the Town and Country Planning (Use Classes) Order 1987 (as amended) shall be open only between 0800h and 2400h on any day of the week, other than for uses within Use Class B1(a) which may operate over 24 hours.

Reason: In order to safeguard residential amenity in accordance with Policy DM1 of the Development Management Development Plan Document 2017.

 

6)        Materials to be approved

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 external wall samples, parapet details, depth of window reveals, balcony balustrades, and a roofing material sample combined with a schedule of the exact product references and large scale details of key building junctions.

 

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 consistent with Policy 7.6 of the London Plan 2016, Policy SP11 of the Haringey Local Plan 2017 and Policy DM1 of The Development Management DPD 2017.

 

7)        Site parking management plan

Prior to occupation of the development hereby approved, an onsite Parking Management Plan shall be submitted to and approved by Local Planning Authority. The agreed plan shall be implemented prior to first use of the approved car parking area and permanently maintained during its operation. The plan must include details on the allocation of parking spaces and management of onsite parking spaces in order to maximise use of public transport with parking to be allocated to family disable units and family units first.

 

Reason: To comply with the Policy DM32 of the Development Management, DPD.

 

8)        Cycle parking design

The applicant will be required to provide the correct number of cycle parking spaces in line with the 2016 London Plan in addition the cycle parking spaces should be designed and implemented in line with the 2016 London Cycle Design Standard.

 

Reason: In accordance with Policy 6.3 of the London Plan.

 

9)        Electric charging facilities

Prior to occupation of the development hereby approved, the proposed car parking spaces must include provision for electric charging facility in line with the London Plan; 20% active and 20% passive provision for future conversion.

 

Reason: To provide residential charging facilities for electric vehicles and to promote travel by sustainable modes of transport consistent with Policy 6.13 of the London Plan.

 

10)     Delivery and Servicing Plan and Waste Management Plan

The developer shall be required to submit a Delivery and Servicing Plan (DSP) for the local authority’s approval. The DSP must be in place prior to occupation of the development. 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 which must ensure that all bins are within 10 metres carrying distances of a refuse truck on a waste collection day and that the truck is able to enter and exit in forward moving motion. Deliveries to the site should also be restricted between the hours 07.00hrs - 19.00hrs Monday to Saturday with no deliveries on Sundays or Bank Holidays.

 

Reason: In order to protect the amenities of the locality and to comply with Policy DM4 of the Development Management DPD 2017 and Policy 5.17 of the London Plan 2016.

 

11)     Network Rail

Prior to the commencement of the development hereby approved, a Glare Study shall be submitted to and approved in writing by the Local Planning Authority, in consultation with Network Rail, to confirm that instances of glare / reflection from the glass of the tall buildings is suitably managed to ensure there is no risk to driver operations.

 

Reason: In order to ensure the safe operation of the railway.

 

12)     External lighting

No external illumination shall take place other than in accordance with a detailed lighting scheme which shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development hereby approved.

 

Reason: To ensure that any external lighting has regard to the visual amenity, biodiversity concerns of the area, Network Rail tack safety and amenities of surrounding properties.

 

13)     Crossrail 2 operations protection

Prior to commencement of the hereby approved development shall permitted until detailed design and construction method statements for all of the ground floor structures, foundations and basements and for any other structures below ground level, including piling and any other temporary or permanent installations and for ground investigations have been submitted to and approved in writing by the Local Planning Authority which:

·                Accommodate the proposed location of the Crossrail 2 structures including temporary works

·                Accommodate ground movement arising from the construction thereof,

·                Mitigate the effects of noise and vibration arising from the operation of Crossrail 2 within its tunnels and other structures.

No change there from shall take place without the prior written consent of the Local Planning Authority

 

Reason: In order to ensure the safe operation of the Crossrail 2 development and the protection of Crossrail 2’s infrastructure.

 

14)     Piling method statement

No impact 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 developer is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

 

15)     Construction hours

The construction works of the development hereby granted shall not be carried out before 0800 hours or after 1800 hours Monday to Friday or before 0800 hours or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties consistent with Policy DM1 of the Development Management DPD 2017.

 

16)     Hard/soft landscaping

Prior to the commencement of works to the relevant part of the development, full details of both hard and soft landscape works for the public realm areas, ‘Chocolate Yard’, vacant space behind Block B, courtyard amenity space of Block E and roof top gardens of Block D and Block E shall be submitted to and approved in writing by the Local Planning Authority and these works shall thereafter be carried out as approved. These details shall include:

a)        Proposed finished levels or contours;

b)        Means of enclosure;

c)         Car parking layouts;

d)        Other vehicle and pedestrian access and circulation areas;

e)        Hard surfacing materials;

f)          Minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.);

g)        Proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports etc.); and

h)        Measures to mitigate the impacts of wind within the development.

 

Soft landscape works shall include:

i)          Planting plans;

j)          Written specifications (including written specifications (including cultivation and other operations associated with plant and grass establishment);

k)         Schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; and

l)          Implementation and management programmes.

 

The soft landscaping scheme shall include detailed drawings of:

m)       Those existing trees to be retained;

n)        Those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent; and

o)        Those new trees and shrubs to be planted together with a schedule of species;

p)        Green/podium roof details including details on substrate depth;

q)        Use of deep green roof substrate rather than Sedum mat roof unless justification is provide; and

r)         Communal planting within courtyard and roof top gardens.

 

The approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner). Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species. The landscaping scheme, once implemented, is to be retained thereafter.

 

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 consistent with Policy 7.21 of the London Plan 2016 and Policy SP11 of the Local Plan 2017.

 

17)     Sustainable drainage details

Prior to commencement of development hereby approved amended pro-forma (with resulting coefficient value (CV) value of 1) and micro-drainage calculations (accounting for the CV change and using FEH methodology) shall be submitted to and approved in writing by the Local Planning Authority. The sustainable drainage scheme shall be constructed in accordance with the approved details and thereafter retained.

 

Reason: To promote a sustainable development consistent with Policies SP0, SP4 and SP6 of the Local Plan 2017.

 

18)     Drainage Management Maintenance Schedule

Prior to occupation of the development hereby approved a Management Maintenance Schedule outlining who will be responsible for the maintenance of the pumps and tanks for the lifetime of the development shall be submitted to and approved in writing by the Local Planning Authority. The Management Maintenance Schedule shall be constructed in accordance with the approved details and thereafter retained.

 

Reason: To promote a sustainable development consistent with Policies SP0, SP4 and SP6 of the Local Plan 2017.

 

19)     Revised air quality assessment

Before development commences a revised air quality assessment including predicted concentrations incorporating combustion plant emissions and an air quality neutral assessment with a comparison of development emissions against London Plan emission benchmarks for buildings and transport (taking into account the council’s comments) must be undertaken.

 

Reason:  To comply with Policy 7.14 of the London Plan and the GLA SPG Sustainable Design and Construction.

 

20)     Chimneys

Prior to installation details of all the chimney heights calculations, diameters and locations will be required to be submitted for approval by the LPA prior to construction.

 

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

 

21)     Combustion and Energy Plan

Prior to installation, details of the Ultra Low NOx boilers for space heating and domestic hot water should be forwarded to the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 40 mg/kWh.

 

Reason: To protect local air quality in accordance with Policy 7.14 of the London Plan and the GLA SPG Sustainable Design and Construction

 

22)     Contaminated land 1

Before development commences other than for investigative work:

a.         Utilising the information from the Phase 1 Environmental Desk Study (and Pollution Officer comments provided) a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced and a Phase II site investigation shall be carried out. This shall be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable: -

·                a risk assessment to be undertaken,

·                refinement of the Conceptual Model, and

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

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority 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 in accordance with Policy 5.21 of the London Plan 2016 and Policy DM23 of The Development Management DPD 2017.

 

23)     Contaminated land 2

Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority, before the development is occupied.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2011 and Policy DM1 of The Development Management DPD 2017.

 

24)     Management and control of dust

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 ‘Control of Dust and Emissions during Construction and Demolition’ and shall also include a Dust Risk Assessment.

 

Reason: To comply with Policy 7.14 of the London Plan

 

25)     Non-road mobile machinery

No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases meets Stage IIIA of EU Directive 97/68/ EC for both NOx and PM and all Non-Road Mobile Machinery (NRMM) and plant to be used on the site of net power between 37kW and 560 kW has been registered at http://nrmm.london/. Proof of registration must be submitted to the Local Planning Authority prior to the commencement of any works on site.

 

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

26)     Non-road mobile machinery inventory

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

 

Reason: To protect local air quality and comply with Policy 7.14 of the London Plan and the GLA NRMM LEZ.

 

27)     Decommissioning of abstraction wells

Prior to commencement of the development hereby approved a scheme for decommissioning the abstraction well(s) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of how these redundant boreholes are to be decommissioned. 

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2011 and Policy DM1 of The Development Management DPD 2017.

 

28)     Secured by Design certification

The development hereby approved shall be designed to Secured by Design compliance. Prior to occupation, confirmation of the final certification shall be submitted to and agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the proposed development meets Police standards for the physical protection of the building and its occupants, and to comply with Policy SP11 of the Local Plan 2017 and Policy DM2 of the Development Management DPD 2017.

 

29)     Wind and micro-climate clarification strategy

Prior to commencement of the hereby approved development clarification and further information regarding the wind and micro-climate assessment review including:

·                Provide further justification for the assessed effects of Block B;

·                Confirm that the landscaping considered in in line with that proposed, represents the initial landscaping upon planting, and if it is accounted for in Figures 10.2A to 10.4A of the Environmental Statement Addendum;

·                Clarify the surrounding context considered in the assessment;

·                Clarify suitability of conditions:

o      Upon initial occupation of Block B (during construction phase);

o      At Block E’s south entrance;

o      Within the public amenity spaces, particular at café and picnic seating areas within ‘Chocolate Square’, ‘Jelly Lane’ and ‘Chocolate Yard’; and

o      At corner balconies on Block B.

·                Clarify expected baseline and proposed site conditions at sensitive surrounding receptors, including building entrances and the Alexandra Primary School playgrounds.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 7.6 and 7.7 of the London Plan 2016 and Policy DM1 of the Development Management DPD 2017.

 

30)     Internal noise levels

Internal Noise Levels within Residential Units shall not exceed the following maximum noise levels (in accordance with BS8233:2014):

Time	Area	Maximum Noise Level
Daytime Noise  (7am – 11pm)	Living rooms and Bedrooms	35dB(A)
	Outdoor Amenity	55dB(A)
Night Time Noise  (11pm - 7am)	Bedrooms	30dB(A)

 

No individual noise events shall exceed 45dB LAmax (measured with F time weighting) in bedrooms between 2300hrs and 0700hrs.

 

Reason: In order to protect the amenity of neighbouring properties in accordance with Policy DM1 of the Development Management DPD 2017.

 

31)     Sound insulation – residential

Prior to commencement of the hereby approved development a scheme and results shall be submitted of sound insulation for glazing and ventilators verifying that the required internal noise levels have been met and approved by the Local Planning Authority.

 

Reason: In order to protect the amenity of neighbouring properties in accordance with Policy DM1 of the Development Management Development Plan Document 2017.

 

32)     Sound insulation – commercial

Prior to commencement of the hereby approved development a scheme shall be submitted of sound insulation between the commercial (flexible Use Classes A1, A3, B1, D1, and D2) properties and residential units and approved by the Local Planning Authority.

 

Reason: In order to protect the amenity of neighbouring properties in accordance with Policy DM1 of the Development Management Development Plan Document 2017.

 

33)     Plant noise restriction

Noise arising from the operation of any plant together with any associated equipment shall not increase the existing background noise level (LA90 15mins) when appropriate measurements are taken 1 metre external (LAeq 15mins) from the nearest residential or noise sensitive premises.

 

Reason: In order to protect the amenity of neighbouring properties in accordance with Policy DM1 of the Development Management DPD 2017.

 

34)     Boiler facility

Notwithstanding the details shown on the approved plans, details of the boiler facility and associated infrastructure shall be submitted which will serve heat and hot water loads for all for all residential units and commercial units on the site.

 

This shall be submitted to and approved in writing by the Local Planning Authority six months prior to any works commencing on site. The details shall include:

a) Location of a single energy centre to serve the site;

b) Specification of equipment and operational standards of the site wide network (advice and expected standards can be provided by the Council);

c) Flue arrangement and air quality mitigation measures;

d) Operation/management strategy;

e) The method of how the facility and infrastructure shall be designed and funded to connect to the Wood Green heating network (including the proposed connectivity locations, punch points through structure and route of the link) ;and

f) Agreement to connect to the Wood Green DEN within a 5 year period of competition on site.

 

These boiler facilities and infrastructure shall be carried out strictly in accordance with the details so approved, installed and operational prior to the first occupation of the development and shall be maintained as such thereafter.

 

No change there from shall take place without the prior written consent of the Local Planning Authority.

 

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 Policy 5.7 of the London Plan 2016, SP4 of the Local Plan 2017, and Policy DM22 of the Development Management DPD 2017.

 

35)     Construction standard of energy network

Details of the construction standard of the 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 in accordance with Policy 5.7 of the London Plan 2016, Policy SP4 of the Local Plan 2017, and Policy DM22 of the Development Management DPD 2017.

 

36)     Confirmation of achieving energy efficiency standards and carbon reduction targets

The development must deliver the carbon reduction measure and standards as set out in the Energy Strategy, by Etude, Revision G, dated February 2018.

 

The development shall then be constructed and the deliver the carbon savings set out in this document. Achieving the agreed carbon reduction of 40% reduction beyond BR 2013 across the site (37.7%, for residential and 41%, for commercial spaces). Confirmation that these energy efficiency measures and carbon reduction targets have been achieved must be submitted to the local authority at least 6 months of completion on site for approval.  

 

The Council should be notified if the applicant alters any of the measures and standards set out in the submitted strategy (as referenced above). No change there from shall take place without the prior written consent of the Local Planning Authority.

 

If 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 £2,700 per tonne of carbon plus a 10% management fee.

 

Reason:  To comply with Policy 5.2 of the London Plan 2016 and Policy SP4 of the Local Plan 2017.

 

37)     BREEAM and Home Quality

The developer must deliver the sustainability assessment as set out in the Sustainability Statement, by Etude, Revision G, dated February 2018. The development shall then be constructed in strict accordance of the details so approved, and shall achieve:

·                BLOCK A - BREEAM Refurbishment 2014 ‘Very Good’

·                BLOCK F - BREEAM New Construction 2014 ‘Excellent’

·                Blocks B, D1 and E - Code for Sustainability Homes Level 4

A post construction certificate shall then be issued by an independent certification body, confirming this standard has been achieved. This must be submitted to the local authority at least 6 months of completion on site for approval.

 

In the event that the development fails to achieve the agreed rating for the whole development, a full schedule and costings of remedial works required to achieve this rating shall be submitted 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.

 

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with Polices 5.1, 5.2, 5.3 and 5.9 of the London Plan 2016 and Policy SP4 of the Local Plan 2017.

 

38)     Overheating

Prior to the commencement of the development hereby approved, the developer will submit and have approved in writing by the Local Planning Authority an overheating model and report. The model will assess the overheating risk (under London’s future temperature projections), and report will demonstrate how the risks have been mitigated and removed through design solutions.

 

This report will 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. The report will include the following:

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

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

·                Details on the passive design features have been included;

·                Details on the mitigation strategies which are included to overcome any overheating risk currently and in the future.

 

Once approved the development shall be constructed in accordance with the details so approved, be operational prior to the first occupation and shall be maintained as such thereafter. 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 SP4 and in the interest of adapting to climate change and to secure sustainable development.

 

39)     Accessible dwellings

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 the London Plan 2016 Policy 3.8. 

 

40)     Wheelchair unit provision

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.

  

41)     Central satellite dish

Notwithstanding the provisions of Class H or Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification) 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: details of such a scheme shall be submitted to and approved 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.

 

42)     Broadband

Prior to the first occupation of the development hereby approved evidence shall be submitted to the Local Planning Authority for its written approval that demonstrates the business and residential properties will benefit from access to an ultra-high speed broadband connection.

 

Reason: To facilitate improvements in the quality of employment land within the borough and to comply with Policies DM38 and DM54 of the Development Management Policies DPD.

 

43)    For the duration of the construction phase of development the Applicant will establish and maintain a Liaison Group having the purpose of:

a) informing local residents and businesses of the design and development proposals;

b) informing local residents and businesses of progress of preconstruction and construction activities;

c) considering methods of working such as hours and site traffic;

d) providing local residents and businesses with an initial contact for information relating to the development and for comments or complaints regarding the development with the view of resolving any concerns that might arise;

e) producing a leaflet prior to commencement of demolition for distribution to local residents and businesses identifying progress of the Development and which shall include an invitation to register an interest in the Liaison Group;

f) providing advanced notice of exceptional works or deliveries;

g) providing telephone contacts for resident’s advice and concerns.

 

The terms of reference for the Liaison Group should be submitted to the Council for approval prior to commencement of the development. The Liaison Group will meet at least once every month with the first meeting taking place one month prior to the commencement of development and the meetings shall become bimonthly after the expiry of a period of four (4) months thereafter or at such longer period as the Liaison Group shall agree.

 

Reason: In order to ensure satisfactory communication with residents, businesses and local stakeholders throughout the construction of the development.

 

43)      Residential Design Standards

Prior to any above ground works, full details of how the residential units meet the residential design standards as set out in part D of Policy D4 of the draft London Plan and thereafter shall be implemented in accordance with the approved scheme.

 

Reason: In order to ensure acceptable living standards for future occupiers of the residential premises.

 

44)      Residential Access

Fobs shall be provided for occupants of the family units in order to obtain access to the communal amenity space of the development hereby approved.

 

Reason: In order to ensure an acceptable living environment for future occupiers of the residential premises

 

INFORMATIVES:

 

INFORMATIVE: This permission is governed by a section 106 legal agreement pertaining to the provision of affordable housing, affordable workspace, business continuity fund, membership with Considerate Contractors Scheme, commitment to partake in the Haringey Employment Delivery Partnership, preparation of a residential and commercial travel plan with associated financial contributions, financial contribution towards amendment of traffic management order, financial contribution towards creation of controlled parking zone, financial contrubution towards diversion of local bus route, financial contribution towards public realm improvements, provision of CMP and CLP, provision of car parking management plan, payment of carbon off-setting contribution, financial contrubution towards street tree replacement, public art, retention of architects, and the financial contribution towards monitoring.

 

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: Party Wall Act: The developer’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 developer 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 developer 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: 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 contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit our website at www.thameswater.co.uk

 

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.”

 

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: Cadent (National Grid) have identified operational gas apparatus within the application site boundary. This may include a legal interest (easements or wayleaves) in the land which restricts activity in proximity to Cadent assets in private land. The Applicant must ensure that proposed works do not infringe on Cadent’s legal rights and any details of such restrictions should be obtained from the landowner in the first instance. 

 

If buildings or structures are proposed directly above the gas apparatus then development should only take place following a diversion of this apparatus. The Applicant should contact Cadent’s Plant Protection Team at the earliest opportunity to discuss proposed diversions of apparatus to avoid any unnecessary delays.

If any construction traffic is likely to cross a Cadent pipeline then the Applicant must contact Cadent’s Plant Protection Team to see if any protection measures are required.

 

All developers are required to contact Cadent’s Plant Protection Team for approval before carrying out any works on site and ensuring requirements are adhered to.

Email: plantprotection@cadentgas.com Tel: 0800 688 588

 

INFORMATIVE: Applicants should refer to the Crossrail 2 Information for Developers available at crossrail2.co.uk. Crossrail 2 will provide guidance in relation to the proposed location of the Crossrail 2 structures and tunnels, ground movement arising from the construction of the tunnels and noise and vibration arising from the use of the tunnels. Applicants are encouraged to contact the Crossrail2 Safeguarding Engineer in the course of preparing detailed design and method statements.

 

Section 106 Heads of Terms:

 

1)        Affordable Housing

·                No less than 35% based on habitable rooms (72 affordable housing units; 32 London affordable rent and 40 London living rent);

·                Early and late stage viability reviews to be undertaken.

·                Any additional affordable housing uplift to be provided as a financial contribution and not on site.

 

2)        Affordable Commercial Rent

·                Provision of 1,014m² of B1 Use Class in Block E let at 25% average market rent (£20);

·                Reasonable endeavour obligation to offer a first refusal period of six month post completion to Collage Arts to occupy this space;

 

3)        Business Continuity Fund

·                £500,000 to be set aside and provided to existing customers support with reasonable relocation expenses

 

4)        Considerate Contractors Scheme

 

5)        Local Labour and Training

·                Employment skills plan to ensure local labour provisions and not less than 20% of those employed are residents of LB Haringey;

·                25% of the LB Haringey residents employed shall be full-time apprenticeships;

·                End User Skills Training financial contribution of £231,432 towards LB Haringey’s Employment and Recruitment Partnership’s activities;

·                Designate a named contact to ensure efficient management and supply of local Council residents for employment and training opportunities.

·                Work with the Haringey Employment and Recruitment Partnership, who will provide and prepare the said Council residents for all employment and training opportunities.

 

6)        Residential Travel Plan

·                Within six months of first occupation at Travel Plan for the approved residential uses shall be submitted to and approved in writing;

·                The developer must appointment a travel plan co-ordinator, working in collaboration with the Estate Management Team, to monitor the travel plan initiatives annually for a minimum period of five years;

·                Provide welcome induction packs containing public transport and cycling/walking information like available bus/rail/tube services, map and time-tables, to every new resident;

·                Establish or operate a car club scheme, which includes the provision of two car club bays and two cars with, two years’ free membership for all residents and £50.00 (fifty pounds) in credit per year for the first two years. And enhanced car club membership for the family sized units (three plus bed units) including three years membership £100 (one hundred pounds) per year from membership for three years;

·                Provision of Travel Information Terminals erected at strategic points within the development, which provides real time travel information;

·                Include specific measurements to achieve the 8% cycle mode share by the 5th year;

·                Financial contributions of £2,000 (two thousand pounds) per year for a period of five year for monitoring of the travel plan initiatives.

 

7)        Commercial Travel Plan

·                Submission of Travel Plans for the commercial aspect of development

·                The developer must appoint a travel plan coordinator who must work in collaboration with the Facility Management Team to monitor the travel plan initiatives annually for a period of years;

·                Provide welcome residential induction packs containing public transport and cycling/walking information, available bus/rail/tube services, map and timetables to all new residents, travel pack to be approved by the Councils transportation planning team;

·                The developer will be required to provide, showers lockers and changing room facility for the work place element of the development;

·                Establish or operate a car club scheme, which includes the provision of 1car club bays and one cars with, two years’ free membership for all commercial units;

·                Financial contributions of £2,000 (two thousand pounds) per year for a period of five year for monitoring of the travel plan initiatives.

 

8)        Parking Control Measures

·                Amendment of the Traffic Management Order (TMO) controlling on-street parking in the vicinity of the development to preclude the issue of on-street residential parking permits within any current or future Controlled Parking Zone (CPZ) to future occupiers of the land. The developer must contribute a sum of £4,000 (four thousand pounds) towards the amendment of the TMO;

·                Financial contribution of £23,000 (twenty three thousand pounds) towards CPZ design and consultation for the roads to the north of the site which are not currently controlled and within walking distance.

 

9)        Bus Route Diversion

·                Financial contribution of £200,000 (two hundred thousand pounds) towards securing two bus routes to serve the development and enhance the connectivity to the existing bus network.

 

10)     Public Realm Improvements

·                Financial contribution of £150,000 (one hundred and fifty thousand pounds) towards works to the pedestrian realm in the locality, including:

·                Penstock Foot path

·                Haringey Park Road

·                Mayes Road

·                Coburg Road, Caxton Road/ Caxton Road to Wood Green High Road

 

11)     Construction Management Plan (CMP) and Construction Logistics Plan (CLP)

·                Submission of Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for approval three months prior to construction works commencing onsite

 

12)     Car Parking Management Plan

·                Submission of a document that demonstrates allocation and management of the onsite car parking spaces including wheel chair accessible car parking spaces to the front of the building and the five commercial car parking spaces;

·                The residential car parking spaces must be allocated in order of the following priorities regardless of tenure:

·                Parking for the disable residential units 10% of the total number of units proposed – wheel chair accessible car parking spaces

·                A minimum of one wheel chair accessible car parking space for the commercial element of the development

·                Family sized units three+ bed units

·                Two bed four person units

·                Two bed units

·                One bed units and studios

 

13)     Carbon Offsetting 

·                £309,060 toward addressing the unachieved carbon reduction targets, to be paid upon the implementation of the planning permission.

 

14)     Tree replacement

·                £10,000 towards planting two street trees in the local area.

 

15)     Public Art

·                £50,000 to be set aside for the funding of public and artist designed public art with transparent processing for commissioning.

 

16)     Retention of Architects

 

17)     Monitoring fee

·                Pay the monitoring fee contribution – 5% of the total contributions up to a maximum sum of £20,000.

 

Section 278 Heads of Terms:

 

1)        A developer contribution of approximately £549,533 (five hundred and forty nine thousand, five hundred and thirty three pounds) for offsite highway works, not including any statuary utilities works, to be paid upon implementation of the planning permission.