Agenda item

Proposal: Demolition of existing buildings and erection of a part 6, part 8 storey building to provide 97 residential units (Class C3), 131.9 sqm of commercial floorspace (Class A1/A3/B1), new public realm, car and cycle parking and associated works

Recommendation: GRANT

Clerks note – the Chair varied the order of the agenda to consider agenda item 8 before item 7.  The minutes follow the order of the agenda.

The Committee considered an application for the approval of the demolition of existing buildings and erection of a part 6, part 8 storey building to provide 97 residential units (Class C3), 131.9 sqm of commercial floorspace (Class A1/A3/B1), new public realm, car and cycle parking and associated works.

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

Councillor Gordon addressed the Committee in objection to the application.  Her main concern was the overall problem with air quality in Tottenham Hale, along with issues over affordability.  Councillor Gordon referred to the report submitted in relation to air quality, and felt that it did not go far enough to mitigate the problems in the area.  The report stated that people would not be affected by the works, however children attending Harris school would be in close proximity and would be affected by this development and the overall development of the area.  Councillor Gordon also referred to the child yield calculations, and the suggestion that children could use Down Lane park for play space and questioned how the park space would be sufficient for all of the additional children in the development as a whole.

In response to a question from the Chair, Councillor Gordon explained that the report referred to ‘medium risk’, and she felt that risk was risk and the mitigations put forward for the construction phase were not sufficient.

Danielle Lennon, Planning Manager for Notting Hill Genesis addressed the Committee.  Ashley Park made up the southern portion of the Ashley Road site, it was the last major application within the area and within the Notting Hill Genesis estate.  The development would include 97 homes of mixed tenure, with commercial office units on the ground floor.  The three bedroom duplex houses were set at London affordable rent, and located at ground and first floors.  Floors two to eight comprised of one and two bedroom flats, set at London affordable rent and market sale.  Of the 97 homes, 41% were affordable and of these, 41% would be London affordable rent, and 59% would be set at the Mayor of London’s rent to buy scheme for households with a minimum income of £49,000.  Notting Hill Genesis would retain responsibility for managing and maintaining all of the properties.

Officer and the Applicants responded to questions from the Committee:

-           The rent to buy scheme would be implemented to provide people with the opportunity to buy properties.

-           Ashley Link was approximately 20m at the narrowest point, and would serve several purposes, which were designed to be reasonably distinct.  The play space at building two was fenced off.  Six parking spaces were located to the north of the site, and access for services such as refuse collection would be once a week, so traffic movements would be low.  The priority would be for pedestrians and cyclists.

-           London affordable rent levels were set in line with Council Housing Benefit caps, and social rent levels.

-           The air quality assessment set out that the air quality would be neutral in terms of the lifetime of the development.  A contribution would be made to the establishment of a construction co-ordinator to ensure that all of the developments provided as clean and easy a development as possible.  Dean Hermitage informed the Committee that condition 10 could be expanded to include the required of air quality monitoring.

-           The child yield figure of 27 was calculated using the GLA formula, and taking into account the different tenures.

-           The buildings would all be tenure blind externally.  There would be some differences with the internal fittings, however this would not affect the quality provided.

Councillor Williams moved that the application be refused on the grounds of too many one and two bedroom units, and not enough three bedroom units, along with the cumulative effect of lack of amenity space for the 2900 new dwellings in area, which were all reliant on play space in Down Lane Park. 

Councillor Carroll seconded the motion, adding that the development was deficient on play space, and following a vote with six for, four against and no abstentions, it was resolved that the application be REFUSED.

Note – Councillor Tabois was unable to take part in the vote as he had left the meeting during discussion of the application.