Agenda item

Proposal: Reserved Matters of appearance, landscaping, layout, scale and access and discharge of Condition 1 of outline planning application HGY/2016/4165 for the Demolition of the existing buildings at Cannon Factory and Ashley House and erection of three buildings to provide 3,171 sqm of commercial floorspace (GEA) (Class A1/A3/B1/D1), and 256 residential units (Class C3), new public realm, landscaped amenity space, car and cycle parking and all associated works.

 

Recommendation: GRANT

 

The Committee considered an application for the approval of reserved matters of appearance, landscaping, layout, scale and access and discharge of Condition 1 of outline planning application HGY/2016/4165 for the Demolition of the existing buildings at Cannon Factory and Ashley House and erection of three buildings to provide 3,171 sqm of commercial floorspace (GEA) (Class A1/A3/B1/D1), and 256 residential units (Class C3), new public realm, landscaped amenity space, car and cycle parking and all associated works.

 

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

 

Officers and the Applicant responded to questions from the Committee:

-           Lower level balconies would have perforated screening to allow for privacy, and higher level balconies would have lighter screening.

-           The commercial spaces had scope for 450sqm A1 use, with no provision for betting shops.

-           Notting Hill Genesis was a registered housing provider, and would ensure that tenancies were robust, with requirements for clutter-free balconies included on the lease.  There would be rigorous requirements in the s106 agreement in relation to design contractors. 

-           There was a dedicated play space around the site and at podium level, and a £900k contribution had been secured for Down Lane Park.

-           The daylight and sunlight conditions had been updated in accordance with reserved matters and the development would achieve targets for average daylight factors.  All amenity areas were compliant with guidance.

-           The response from the London Fire Brigade was in relation to an earlier point in the consultation process.  Further information had been submitted, and the LFB had no objections. 

-           The development was largely car free, and the s106 terms outline that all marketing information was to state that the development was car free.  The area has a high level of public transport available.

-           The outline plan secured 50% affordable housing, although Notting Hill Genesis was working with the Council’s regeneration team to bring forward grant funding to support 100% affordable housing across all three buildings.  The tenure mix was likely to be intermediate rent and shared ownership, and comprise of mainly 1 and 2 bed properties.

 

The Chair moved that the application be granted, and following a vote with nine in favour, and no abstentions or refusals it was

 

RESOLVED

 

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

 

Conditions

 

1.    Compliance: Development in accordance with approved drawings and documents (LBH Development Management).

The approved plans comprise drawing numbers and documents:

 

Building 2

Building 2 Ground and First Floor ACF-BPTW-01-ZZ-DR-A-1044 C02

Building 2 - Second and Third Floor DR ACF-BPTW-01-ZZ-DR-A-1045 C02

Building 2 - Roof Plan ACF-BPTW-01-04-DR-A-1046 C02

Building 2 - Elevations ACF-BPTW-01-ZZ-DR-A-2026 C02

Building 2 West/East section ACF-BPTW-01-ZZ-DR-A-3006 C01

 

Building 2A - Ground Floor ACF-BPTW-02-GF-DR-A-1047 C03

Building 2A - Floor 01, 02, 03, 04 ACF-BPTW-02-ZZ-DR-A-1048 C02

Building 2A - Fifth Floor ACF-BPTW-02-05-DR-A-1052 C02 Building 2A –

Sixth Floor ACF-BPTW-02-06-DR-A-1053 C02 Building 2A-

Seventh Floor ACF-BPTW-02-07-DR-A-1054 C02

Building 2A - Roof Level ACF-BPTW-02-08-DR-A-1055 C02

Building 2A - North & South Elevations ACF-BPTW-02-ZZ-DR-A-2028 C02

Building 2A - East & West Elevations ACF-BPTW-02-ZZ-DR-A-2029 C02

Building 2A – East/West section ACF-BPTW-02-ZZ-DR-A-3006 C01

 

Building 3

Building 3 - Ground Floor ACF-BPTW-03-GF-DR-A-1060 C02

Building 3 - First Floor ACF-BPTW-03-01-DR-A-1061 C02

Building 3 - Levels 02, 03, 04, 05, 06, 07 ACF-BPTW-03-ZZ-DR-A-1062 C02

Building 3 - Eighth Floor ACF-BPTW-03-08-DR-A-1063 C02

Building 3 - Ninth Floor ACF-BPTW-03-09-DR-A-1064 C02

Building 3 - Levels 10, 11, 12, 13, 14, 15 ACF-BPTW-03-ZZ-DR-A-1065 C02

Building 3 - Sixteenth Floor ACF-BPTW-03-16-DR-A-1066 C02

Building 3 - Roof Plan ACF-BPTW-03-17-DR-A-1067 C02

Building 3 - North Elevation ACF-BPTW-03-ZZ-DR-A-2009 rev. C03

Building 3 - East Elevation ACF-BPTW-03-ZZ-DR-A-2010 C03

Building 3 - South Elevation ACF-BPTW-03-ZZ-DR-A-2011 C03

Building 3 - West Elevation ACF-BPTW-03-ZZ-DR-A-2012 C03

Building 3 - Internal South Elevation ACF-BPTW-03-ZZ-DR-A-2017 C02

Building 3 - Courtyard Elevations ACF-BPTW-03-ZZ-DR-A-2018 C03

Building 3 - West/East Section ACF-BPTW-03-ZZ-DR-A-3009 C01

Building 3 - North/South Section ACF-BPTW-03-ZZ-DR-A-3008 C01

 

Landscaping

Landscape Key Plan and Section Location Plan (Ground Floor) 484-CLA-XX-GF-DR-L-0001 P04

Landscape Key Plan and Section Location Plan (Roof Level) 484-CLA-XX-01-DR-L-0002 P04

Landscape Site Plan Ground Floor Level 484-CLA-XX-GF-DR-L-1000 P04

Landscape General Arrangement Ground Floor Detailed Plan 1 of 2 (South) 484-CLA-XX-GF-DR-L-1100 P04

Landscape General Arrangement Ground Floor Detailed Plan 2 of 2 (North) 484-CLA-XX-GF-DR-L-1200 P04

Landscape Drainage and Levels Detailed Plan 1 of 2 (South) 484-CLA-XX-GF-DR-L-1101 P04

Landscape Drainage and Levels Detailed Plan 2 of 2 (North) 484-CLA-XX-GF-DR-L-1201 P04

Landscape Softworks Plan 1 of 2 (South) 484-CLA-XX-XX-DR-L-5100 P04

Landscape Softworks Plan 2 of 2 (North) 484-CLA-XX-XX-DR-L-5200 P04

Landscape Site Plan Roof Level 484-CLA-XX-01-DR-L-1000 P04

Landscape Roof Level Detailed Plan 1 of 2 (South) 484-CLA-XX-07-DR-L-1100 P04 Landscape Roof Level Detailed Plan 2 of 2 (North) 484-CLA-XX-09-DR-L-1200 P04 Site Sections - Ashley Link 484-CLA-XX-XX-DR-L-2001 P03

Site Sections - Building 2A Courtyard Sections 484-CLA-XX-XX-DR-L-2002 P03

Site Sections - Ashley Road 484-CLA-XX-XX-DR-L-2003 P03

Site Sections - Burdock Road 484-CLA-XX-XX-DR-L-2004 P03

Site Sections - Building 3 Podium / Berol Yard 484-CLA-XX-XX-DR-L-2005 P03

Site Sections - Building 2a Roof Terrace 484-CLA-XX-07-DR-L-2001 P03

Site Sections - Building 3 Roof Terrace 1 of 2 484-CLA-XX-09-DR-L-2001 P04

Site Sections - Building 3 Roof Terrace 2 of 2 484-CLA-XX-09-DR-L-2002 P03

 

2.    PRIOR TO ABOVE GROUND WORKS: Samples of external materials

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

 

REASON: To safeguard the appearance of the development and the character of the area generally and to enable the Local Planning Authority to properly consider and control the development, having regard to Local Plan 2017 policy SP11 and policy DM1 of the Development Management DPD 2017, coupled with the requirements of the National Planning Policy Framework 2018.

 

3.    PRIOR TO ABOVE GROUND WORKS: Schedule of Materials, Colours and Finishes

A schedule of external materials, indicating types, colours and finishes of bricks and tiles and decorative metal screening to be used in respect of the development hereby approved, shall be submitted to and approved in writing by the Local Planning Authority, and the approved materials shall be used in the implementation of the development and thereafter so retained. 

 

REASON: To safeguard the appearance of the development and the character of the area generally and to enable the Local Planning Authority to properly consider and control the development, having regard to Local Plan 2017 policy SP11 and policy DM1 of the Development Management DPD 2017 and the requirements of the National Planning Policy Framework 2018.

 

4) PRIOR TO OCCUPATION: LANDSCAPE WORKS IMPLEMENTATION

All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant recommendations of appropriate British Standards or other recognised Codes of Good Practice. The works shall be carried out prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. 

Reason: To safeguard the appearance of the development and the character of the area generally and to enable the Local Planning Authority to properly consider and control the development, having regard to Local Plan 2017 Policy SP11 and Policy DM1 of the Development Management DPD 2017, couple with the requirements of the National Planning Policy Framework 2018.

 

Informatives

 

Original Planning Permission

The original planning permission HGY/2016/4165 still stands and all its conditions and informatives still apply, in particular the play space, wheelchair units, planting, passive ventilation and SuDS conditions include ongoing requirements. This approval and that permission should be read together.

 

Working with the applicant (LBH Development Management)

INFORMATIVE: In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as ameded) to foster the delivery of sustainable development in a positive and proactive manner.

 

Hours of construction work (LBH Development Management)

INFORMATIVE: The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:

·                     8.00am - 6.00pm Monday to Friday

·                     8.00am - 1.00pm Saturday

·                     and not at all on Sundays and Bank Holidays.

 

Party Wall Act (LBH Development Management) Planning Sub-Committee Report

INFORMATIVE: The applicant's attention is drawn to the Party Wall Act 1996, which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

Designing out crime – certified products (Metropolitan Police)

INFORMATIVE: In meeting the requirements of Approved Document Q pursuant to the building regulations, the applicant may wish to seek the advice of the Police Designing Out Crime Officers (DOCOs) concerning certified products. The services of the Police DOCOs are available free of charge and can be contacted via docomailbox.ne@met.police.uk or 0208 217 3813.

 

Surface water (Thames Water)

INFORMATIVE: In respect of surface water, it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required.

 

Minimum pressure and flow rate (Thames Water)

INFORMATIVE: Thames Water will aim to provide customers with a minimum pressure of 10m head (approximately 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

Sprinkler installation (London Fire Brigade)

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

 

Asbestos survey (LBH Environmental Health)

INFORMATIVE: Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

Naming of new development (LBH Transportation)

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