Agenda item

Proposal: Erection of atwo-storey hospital building for mental health patients, which will provide 4 wards, for up to 70 mental health inpatients.

 

Recommendation: GRANT

 

The Committee considered an application for: Erection of atwo-storey hospital building for mental health patients, which will provide 4 wards, for up to 70 mental health inpatients.

 

The Planning Officer gave a short presentation highlighting the key aspects of the report.  The 2015 application was a hybrid application, and the two elements had since been separated.

 

Helen, a local nurse and member of the St Anns Redevelopment Trust (START), addressed the Committee in objection to the application.  START had been involved in creating the masterplan for the development.  Their main objection was to the carpark and boundary wall and considered that the barrier would make it impossible to create a porous border between the hospital and housing.  There needed to be mutually beneficial plans in place so that the border was a shared resource.

 

In response, Emma Williamson informed the Committee that condition 5 stated the need for the Planning Service to approve boundary plans and have further discussions.

 

Andrew Wright, Director of Strategic Development - Barnet, Enfield and Haringey Mental Health NHS Trust – spoke in support of the application.  There was an urgent need for mental health wards at St Anns, and the current provision fell far short of NHS standards.  The design reflected visits to other units, and the input of patients and carers.  In relation to the boundary, there was an issue with the security of the site which was currently sealed at night, but the Trust would be willing to discuss options with the Planning Service.

 

The Chair moved that the application be granted and following a unanimous vote 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 obligations set out in the Heads of Terms below.

 

ii.         That the section 106 legal agreement referred to in resolution (i) above is to be completed no later than 25^th April 2017 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in his/her sole discretion allow; and

 

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

 

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

 

1.    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 is contrary to Local Plan Policies SP8 and SP9.

 

2.    The proposed development, in the absence of a legal agreement to secure planning obligations for mitigation measures to promote sustainable transport, as well as highway control measures and works, would significantly exacerbate pressure for on-street parking spaces in surrounding streets, prejudicing the free flow of traffic and conditions of 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 6.12 and 6.13 of the London Plan 2016.

 

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

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

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

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

 

CONDITIONS

 

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

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

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

 

710-PL-001 Rev. P00, STA-THO-B00-XX-DR-CE-581-0005, STA-THO-B00-XX-DR-CE-581-0006, A_STA-MA-B00-ZZ-DR-BA-800-0001 Rev. 1; STA-MA-B01-ZZ-DR-BA-800-0001, 0002, 0003, 0004 (all Rev. 1); STA-MA-B00-ZZ-DR-BA-800-0005, 0006, 0007, 0008 (all Rev. 1); STA-MA-B00-ZZ-DR-BA-100-0012

 

Supporting documents also approved:

 

Transport Assessment dated June 2014, Planting Strategy dated January 2018, Archaeological Desk-Based Assessment (Heritage Statement) dated September 2017, Written Scheme of Investigation for Archaeological Evaluation dated October 2017, Energy Centre Noise Emission Limits document dated October 2017, Acoustic Design Criteria report dated October 2017, Environmental Management Plan Rev E dated January 2018, Site Waste Management Plan Rev 3 dated November 2017, Green Travel Plan Revision 2 dated November 2017, Construction Methodology and Logistics Plan Revision 5, Preliminary Risk Assessment October 2017, Arboricultural Implications Report January 2018, Proposed Drainage Statement January 2018, Daylight and Sunlight Summary, Energy Strategy dated January 2018, St Ann’s Hospital Travel Plan, Statement of Community Involvement dated January 2018, Daylight and Sunlight Report dated January 2018, Transport Assessment Addendum dated February 2018. Design and Access Statement, Planning Statement.

 

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

 

3.         Details of finishing materials (including samples) to be used for the external surfaces of the mental health unit block shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Brick treatments shall be demonstrated to be appropriately variegated. Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. Details of the finishing treatments for windows, accesses, the proposed entrance canopy and amenity screens shall also be provided as appropriate.

 

          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.

 

4.         Details of finishing materials (including samples) to be used for the proposed entrances and new wall openings hereby approved, including those within the northern wall, shall be submitted to and approved in writing by the Local Planning Authority before any development is commenced. The exact treatment and design detailing for metal gates and fencing shall also be submitted for the Authority’s approval.

 

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 and, Policy SP11 of the Haringey Local Plan 2017.

 

5.         Notwithstanding the information shown on the approved plans, details of the proposed boundary treatment to the western edge of the site, including that of of gates and access points (and their ongoing management), shall be submitted to and approved in writing by the Local Planning Authority before any development is commenced. The development shall thereafter only be carried out in accordance with the agreed details.

 

Reason: In order to protect the character and appearance of the area and so not to prejudice future development on adjoining sites in accordance with Policies DM1 and DM55.

 

6.         No development shall take place on site until full details (including details of materials as appropriate) of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall thereafter be carried out as approved.

 

Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme].  The soft landscaping scheme shall include detailed drawings of:

 

a.           those existing trees to be retained.

b.           those existing trees to be removed.

c.            those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be approved in writing by the Local Planning Authority.

d.           Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development. 

 

Such an 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 Haringey Local Plan 2017.

 

7.         The applicant is required to submit a fully detailed Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the Local Planning Authority’s approval three months prior to construction work commencing on site. The Plans should provide details on how construction work (inc. demolition) would be undertaken in a manner that disruption to traffic and pedestrians on St Anns Road, Hermitage Road and the other roads surrounding the site is minimised. Construction vehicle movements shall be carefully planned and coordinated to avoid the AM and PM peak periods.

 

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

 

8.         Prior to the commencement of the development hereby approved the exact location and type of cycle parking to be provided shall be submitted to and agreed in writing by the Local Planning Authority, in discussion with Transport for London. A minimum 5% of cycle spaces should be suitable for enlarged cycles and the type of stand proposed must be clarified. The recommendations and requirements of the London Cycle Design Standards document shall be followed.

 

Reason: In accordance with Policy 6.3 of the London Plan 2016.

 

9.         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.

 

10.      Prior to carrying out above grade works of each building or part of a building, 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 can achieve full ‘Secured by Design’ Accreditation. The development shall only be carried out in accordance with the approved details.

 

Reason: In accordance with Policy DM2 of the Development Management Policies DPD 2017.

 

11.      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.

 

Reason: In accordance with Policy DM2 of the Development Management Policies DPD 2017.

 

12.      Prior to any work commencing on the site a full, detailed assessment of all site emissions, including emissions from all energy sources, is to be provided to the LPA for approval.  The final design is to be Air Quality Neutral in line with the London Plan and emerging London Plan with respect to all emissions (NO₂, PM10 and PM2.5) from the site.  If the proposed development is not air quality neutral, a scheme of mitigation is to be submitted and approved by the LPA and shall be installed as agreed and retained as such thereafter.

 

Reason: To protect local air quality.

 

13.      Prior to installation, details of the Ultra Low NOx boilers for space heating and 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.

 

14.      Prior to commencement of the development details of any chimney/flue heights calculations, diameters and locations will be required to be submitted for approval by the LPA.  Any locations considered unsuitable with regard to emissions shall be subject to re-locating.

 

Reason:To protect local air quality.

 

15.      Before development commences other than for investigative work:

 

a)    Using the information within the Phase 1 Preliminary Risk Assessment, (RSK, Reference: 29356-R02 (00), dated 27^th October 2017), a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. 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.

         

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.

 

Before development is occupied:

 

c)    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.

 

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

 

Reason: To comply with Policy 7.14 of the London Plan 2016.

 

17.      No works shall commence on the site until all plant and machinery to be used at the demolition and construction phases have been submitted to, and approved in writing by, the Local Planning Authority. Evidence is required to meet Stage IIIA of EU Directive 97/68/ EC for both NOx and PM.  No works shall be carried out on site until 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. 

 

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.

 

18.      The proposed new access within the northern boundary wall, prior to demolition of the bungalow or immediately after, but no later than the start of construction of the new Mental Health Unit, shall be used solely for the access and egress of construction vehicles until building works for the new Mental Health Unit project are completed.

 

Reason: To protect highway safety.

 

19.      Prior to the commencement of the development hereby approved a parking layout plan and an internal road layout plan shall be submitted to the Local Planning Authority for its written approval. The approved layouts shall be installed as agreed and retained as such thereafter.

 

Reason: To protect highway safety.

 

20.      Prior to commencement of the development hereby approved a management and maintenance plan for the proposed drainage system, detailing future responsibilities for the lifetime of the development, and final detailed drawings of the proposed systems, shall be submitted to the Local Planning Authority for its written approval. The system shall be installed and managed as approved and retained as such thereafter.

 

Reason: To ensure adequate site drainage and minimise risk of flooding.

 

21.      Prior to commencement of the development hereby approved a revised eastern elevation shall be submitted to the Local Planning Authority for its written approval that amends the design of the proposed oriel windows to minimise impact on the amenity of neighbouring properties. The windows shall be installed as approved and retained as such thereafter.

 

Reason: To protect the private amenity of neighbouring residents.

 

22.      No development shall take place until full details of a scheme for external lighting for that part of the site shall be submitted to and approved by the Local Planning Authority. Any artificial lighting within the development shall be designed to ensure that there is no light spill into the adjacent SINC and ecological corridor. Such agreed scheme to be implemented and permanently retained as such thereafter.

 

Reason: In order to ensure that the proposed development provides a safe and sound environment for patients and adjoining occupiers, and would not harm the ecology of an area through disruption of the natural diurnal rhythms of wildlife.

 

23.      No demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. 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 protect local archaeological assets.

 

24.      No works shall take place until the applicant has secured the implementation of a programme of historic buildings recording and analysis, which considers building structure, architectural detail and archaeological evidence. This shall be undertaken in accordance with a written scheme of investigation submitted by the applicant and approved by the local planning authority.

 

Reason: To protect local heritage assets.

 

25.      The requirements of the Tree Protection Plan in Appendix 1 of the Arboricultural Implications Report shall be followed unless otherwise agreed in writing in advance by the Local Planning Authority.

 

Reason: To ensure trees on site are adequately protected.

 

26.      Prior to commencement of the development hereby approved an internal inspection of all buildings assessed within the Environmental Management Plan as providing opportunities for roosting bats shall be completed as per the requirements of the Plan and provided to the Local Planning Authority for its written approval. Bat emergence and re-entry surveys shall also be undertaken on all buildings assessed as providing opportunities for roosting bats. Surveys shall be undertaken between May and August in suitable weather conditions. Any mitigation or other measures required by the assessments and surveys shall be undertaken in full at the most relevant point in the development process and retained as such thereafter.

 

Reason: To ensure that protected species are respected.

 

27.      Prior to commencement of the development hereby approved a nesting bird check shall be completed (within the relevant survey season of March-September) and provided to the Local Planning Authority for its written approval. Any mitigation or other measures required by the assessments and surveys shall be undertaken in full at the most relevant point in the development process and retained as such thereafter.

 

Reason: To ensure that protected species are respected.

 

28.      Demolition of the building identified on the Proposed Site Plan as Building 38 shall not take place until a Bat Roosting Survey has been undertaken in accordance with the requirements of Condition 25, and a demolition methodology for this building has been submitted to the Local Planning Authority for its written approval in accordance with the recommendations of that Survey. The methodology shall ensure that the host SINC is protected and enhanced during the demolition process.

 

Reason: To ensure that protected species are respected, and to protect areas of nature conservation.

 

29.      You must deliver the sustainability measures as set out in the approved Environmental Management Plan, dated Jan 2018, Version E, by Vinci Construction.

 

The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed rating of BREEAM “Excellent” and this standard shall be maintained as such thereafter.  A post construction certificate or evidence shall then be issued by an independent certification body, confirming this standard has been achieved.   This must be submitted to the local authority within 6 months of completion on site for approval.

 

In the event that the development fails to achieve the agreed rating for the 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.

 

Reasons:  In the interest of addressing climate change and to secure sustainable development in accordance with London Plan (2011) polices 5.1, 5.2, 5.3 and 5.9 and policy SP:04 of the Local Plan.     

 

30.      Details of the boiler facility serving the heat and hot water loads for all of the approved medical building and its associated infrastructure, shall be submitted to and approved by the Local Planning Authority 3 months prior to any works commencing on site. The details shall include:

 

a)    location of the energy centre in the building;

b)    specification of equipment, including confirmation that the boiler facility shall deliver all the sites heating and hot water loads;

c)    flue arrangement;

d)    operation/management strategy; and

e)    the method of how the facility and infrastructure shall be designed to allow for the future connection to the area wide network (serving the whole of the St Ann’s site). This shall include the proposed connectivity location, punch points through structure and route of the link. 

 

Once these details are approved the Council should be notified if the applicant alters any of the measures and standards set out in the approved Environmental Management Plan, dated Jan 2018, Version E, by Vinci Construction.  Any alterations should be presented with justification and new standards for approval by the Council. 

 

The boiler facility and infrastructure shall be delivered in accordance with the details so approved, installed and operational prior to occupation of the development and shall be maintained until the development is connected to the St Ann’s heat network. At this point this equipment will be decommissioned and all heating and hot water loads will be delivered by the St Ann’s area wide heating network. 

 

Reason: To ensure the facility and associated infrastructure are provided and so that it is designed in a manner which allows for the future connection to a district system in line with London Plan policy 5.7 and local plan SP:04 and DM 22.

 

31.      The developer will submit for approval an overheating model and report.  The dynamic thermal model will assess the overheating risk (using future weather temperature projections - 2030 and 2050), and report will demonstrate how the risks have been mitigated and removed through design solutions.

 

This should be submitted to and approved in writing by the Local Planning Authority prior to any works commencing on site and any measures shall be operational prior to the operation of the development.

 

This report will include details of the design measures incorporated within the scheme (including details of the feasibility of using external solar shading and passive cooling and ventilation) to ensure adaptation to higher temperatures are addressed, and the unit does not overheat.   The report will include the following:

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

·         that there is space for cooling pipe work and that this is designed in to the building to allow the retrofitting of cooling and ventilation equipment

·         that all heating pipework is appropriately insulated

·         that passive cooling and ventilation features have been included or to be retrofitted

·         highlight the mitigation strategies to overcome any future overheating risk for the patients

 

Air Conditioning will not be supported unless exceptional justification is given. 

 

Once approved the development shall be constructed in accordance with the details so approved, shall be maintained as such thereafter and no change there from shall take place without the prior written consent of the Local Planning Authority.

 

Reason: London Plan Policy 5.9 and Local Plan 2017 Policy SP04 and in the interest of adapting to climate change and to secure sustainable development.

 

32.      The roof plant and any associated equipment shall be so designed to achieve a noise level of no less that 5dB below existing background noise level (L_{A90 15mins}) when measured 1 metre external (L_{Aeq 15mins}) from the nearest residential or noise sensitive premises.

 

Reason: To protect the amenity of neighbouring occupiers.

 

33.      Prior to the commencement of works to the sub-station building hereby approved details shall be submitted to the Local Planning Authority for its written approval demonstrating the dimensions and material finish of that building, including any ancillary additional structures associated with it. Once approved, the building shall be constructed in accordance with the approved plans and retained as such thereafter.

 

Reason: In the interests of visual amenity consistent with Policy 7.6 of the London Plan 2016 and Policy SP11 of the Haringey Local Plan 2017.

 

INFORMATIVES

 

INFORMATIVE : In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

 

INFORMATIVE:  The development hereby approved shall be completed in accordance with the associated Section 106 & Section 278 agreements.

 

INFORMATIVE: The applicant must seek the advice of the Metropolitan Police Service Designing Out Crime Officers (DOCOs). The services of MPS DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk or 0208 217 3813.

 

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(s).

 

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

 

INFORMATIVE: 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.

 

INFORMATIVE: Any piling or foundations should be as shallow as possible (ideally within the London Clay) to minimise the risk of creation of preferential pathways into the chalk aquifer where the groundwater is abstracted for public supply.

 

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: 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: The development of this site is likely to damage structural remains. The applicant should therefore submit detailed proposals in the form of a project design for building recording. The design should be in accordance with the appropriate English Heritage guidelines.

 

SECTION 106 HEADS OF TERMS

 

1)        Considerate Contractors Scheme

 

2)        Connection to a Future Energy Centre

·                The applicant shall undertake best endeavours to ensure that this building connects to the area wide heating network which is proposed for the whole of the St Ann’s Hospital site

 

3)        Jobs for Haringey

a.         Not less than 20% of the onsite workforce employed during the construction of the Development to comprise of the residents of the London Borough of Haringey;

b.         That 20% to undertake appropriate training;

c.         The developer shall agree with the Council to a proportion (up to a maximum of 10%) of construction jobs being undertaken as apprenticeships – a payment of £1,500 per apprentice placement would be required and apprentices shall be paid London minimum wage;

d.         To provide the Council with information to enable the effective implementation of the above;

e.         All of the above are to be followed unless practical considerations dictate otherwise.

 

4)        Revised Travel Plan including Monitoring

·                Within three months of the development first being occupied the applicant is required to:

-                appoint a co-ordinator

-                submit the Travel Plan and have it approved by the Council;

-                pay the monitoring contribution of £3,000.

·                Conduct annual reviews of the Travel Plan and amend the Plan as may be reasonably required by the Council

·                To comply with the Travel Plan during the lifetime of the development.

 

5)        Carbon Offsetting

a.         The proposed PV solar panels shall deliver 19 kWp of energy to the site;

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 £1,800 per tonne of carbon plus a 10% management fee.