Agenda item

Proposal: Erection of a two storey office and workshop building, gatehouse and other ancillary buildings/stores, repositioning of existing storage buildings, provision of new vehicle access onto Watermead Way, and provision of vehicle parking and circulation areas.

 

Recommendation: GRANT

The Committee considered an application for the erection of a two storey office and workshop building, gatehouse and other ancillary buildings/stores, repositioning of existing storage buildings, provision of new vehicle access onto Watermead Way, and provision of vehicle parking and circulation areas.

 

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

 

Officers responded to questions from the Committee:

-           The Council was the applicant for the development.

-           There was some additional boundary treatment to be added as detailed on pages 242-243 of the agenda.  To powder coat the fencing was quoted as costing £60,000, which was not considered as essential council spend.

-           A condition could be added to specifically state that good quality landscaping measures could be implemented prior to first use of depot.

 

The Chair moved that the application be granted and following a vote with 9 in favour and 1 abstention it was

 

RESOLVED

 

i.          That the Committee GRANT planning permission and that the Head of Development Management or Assistant Director of Planning be 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 30^th July 2019 or within such extended time as the Head of Development Management or the Assistant Director of Planning shall in her/his 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; and

 

iv.      That delegated authority be granted to the Assistant Director of Planning/Head of Development Management 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.

 

Conditions

 

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

 

Reason: This condition is imposed by virtue of Section 91 of the Town and Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

 

2.         The development hereby permitted shall be carried out in material compliance with the following approved plans and specifications:

 

HML-MMD-XX-XX-DR-D-0001 Rev. P2, HML-MMD-XX-XX-DR-C-0001 Rev. P2, HCMLD-WBA-NB-RF-DR-A-PL_111, HCMLD-WBA-NB-ZZ-DR-A-68_100 Rev. P1, HCMLD-WBA-NB-ZZ-DR-A-PL_100; HCMLD-WBA-SI-XX-DR-A-PL-105 Rev. P2, and 112 to 114; HCMLD-WBA-SI-XX-DR-A-PL_104, 106 to 110; HCMLD-WBA-NB-XX-DR-A-PL_101 Rev. P1, 102 and 103; 18/3037/M50-RF01, 18/3037/E60-RF01, 18/3037/E63-EX01; 0053.PP.001 Rev. PL02105; Light Spill Plan (un-numbered, Rev. 2); Office Block External View from South East (with indicative signage), Office Wall Cladding Details.

 

Supporting documents also approved:

 

Archaeological Desk-base Assessment, Energy Usage and Sustainability Statement, Preliminary Ecological Appraisal, Habitats Regulations Assessment Report, Planning Design and Access Statement, Soft Landscape Specification & Landscape Management Plan, Noise Impact Assessment (Rev. A), Desk Study Report, Contaminated Land Risk Assessment, Transport Assessment, BREEAM Overview, Knotweed Management Plan, Flood Risk Assessment, Air Quality Assessment, Reptile Report.

 

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

 

3.         The development hereby approved shall not commenced until detailed design and method statements (produced in consultation with London Underground) for all of the foundations, basement and ground floor structures, or for any other structures below ground level, including piling (temporary and permanent), have been submitted to and approved in writing by the Local Planning Authority. The statements shall:

·                Provide details on all structures facing LU elevation or adjacent to LU property boundary;

·                Provide details on the use of tall plant/scaffolding;

·                Accommodate the location of the existing London Underground structures;

·                Demonstrate access to elevations of the building adjacent to the property boundary with London Underground can be undertaken without recourse to entering our land;

·                Demonstrate that there will at no time be any potential security risk to our railway, property or structures.

 

The development shall thereafter be carried out in accordance with the approved statements, and all structures and works comprised within the development hereby permitted which are required by the approved design statements in order to procure the matters mentioned in paragraphs of this condition shall be completed, in their entirety, before any part of the building hereby permitted is occupied.

 

Reason:To ensure that the development does not impact on existing London Underground transport infrastructure, in accordance with Table 6.1 of the London Plan 2016, draft London Plan policy T3 and ‘Land for Industry and Transport’ Supplementary Planning Guidance 2012.

 

4.         Prior to the first occupation of each building or part of a building or use, a 'Secured by Design' accreditation shall be obtained for such building or part of such building or use and thereafter all features are to be permanently retained. Accreditation must be achieved according to current and relevant Secured by Design guidelines at the time of above grade works of each building or phase of said development.

 

Reason: To ensure a safe environment in accordance with Policy 7.3 of the London Plan 2016 and Policy DM2 of the Development Management DPD.

 

5.         Prior to the first occupation of the development hereby approved a Workplace Travel Plan (WTP) for the commercial use must be submitted to and approved in writing by the Local Planning Authority. The developer must appoint a designated Travel Plan Coordinator who shall work in collaboration with the Facility Management Team to monitor the Workplace Travel Plan initiatives annually for a period of two years. The WTP shall secure the following measures:

 

a)         Provision of travel packs for staff members containing public transport and cycling/walking information, and bus/rail/tube maps and timetables;

b)        Provision of showers, lockers and changing room facilities within the development.

 

Reason: To promote travel by sustainable modes of transport in line with the London Plan, the Council’s Local Plan SP7 and Policy DM32 of the Development Management DPD.

 

6.         Prior to the commencement of work on site a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted to and approved by the Local Planning Authority. The Plans shall provide details on how construction work (including demolition) would be undertaken in a manner so that disruption to traffic and pedestrians on Marsh Lane, Marigold Road and Watermead Way is minimised. Construction vehicle movements shall be carefully planned and coordinated to avoid the AM and PM peak travel periods. The plans shall demonstrate appropriate consideration of other developments that are being constructed locally and shall implement measures to safeguard and maintain the operation of the local highway network during the construction process. The development shall be implemented in accordance with the approved details.

 

Reason: To ensure that the impacts of the development proposal on the local highways network are minimised during construction.

 

7.         The  development hereby approved shall not commence (other than site set up works) until a statement is received and approved in writing by the Local Planning Authority confirming that the surface water drainage scheme for the site shall meet the following requirements:

·                Be constructed in accordance with the Flood Risk Assessment submitted with this application, dated 01 April 2019;

·                Be constructed in accordance with drawing no. HML-MMD-XX-XX-DR-D-0001 rev. P1

·                Shall be appropriately lined to mitigate against infiltration;

·                Shall achieve the expected 20 l/s run-off rate.

·                The statement shall also include details of the surface water drainage scheme’s management and maintenance after completion of the development and the scheme shall subsequently be implemented in accordance with the approved details before the site is occupied.

 

Reason: To comply with Policy DM25 of the Development Management DPD which requires sensitive surface water management.

 

8.         Prior to installation details of the gas boilers to be provided for space heating and hot water should be submitted to and approved in writing by the Local Planning Authority. The boilers to be provided for space heating and hot water shall have dry NOx emissions not exceeding 40 mg/kWh (0%). The development shall be implemented in accordance with the approved details. 

 

Reason: As required by The London Plan Policy 7.14.

 

9.         Prior to commencement of the development details of height calculations, diameters and locations of any flues must be submitted for approval by the Local Planning Authority. The development shall be implemented in accordance with the approved details

 

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

 

10.      Prior to the commencement of works the site the Contractor Company is to register with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA.

 

Reason:  To Comply with Policy 7.14 of the London Plan

 

11.      Prior to the commencement of the development, evidence of site registration at nrmm.london to allow continuing details of Non-Road Mobile Machinery (NRMM) and plant of net power between 37kW and 560 kW to be uploaded during the construction phase of the development shall be submitted to and approved by the Local Planning Authority.

 

Reason: To protect local air quality.

 

12.      All plant and machinery to be used during the demolition and construction phases of the development shall meets Stage IIIA of EU Directive 97/68/ EC for both NOx and PM emissions.

         

Reason: To protect local air quality.

 

13.      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 Local Planning Authority. The AQDMP shall be in accordance with the Greater London Authority SPG ‘Dust and Emissions Control’ and shall also include a Dust Risk Assessment. The development shall be implemented in accordance with the approved details

 

Reason:  To Comply with Policy 7.14 of the London Plan

 

14.      If site vegetation is to be removed during the bird breeding season (March-August inclusive) the vegetation shall first be checked for nesting birds, with this check supervised by an appropriately qualified Ecological Clerk of Work, no more than 48 hours prior to removal. If active nests are found, any young shall to be allowed to fledge prior to vegetation removal and a buffer around the nest shall be installed to minimise disturbance and shall remain in situ whilst the nest is active.

 

Reason: To protect local biodiversity in accordance with Policy DM1 of the Development Management DPD.

 

15.      During the clearance of the site the recommendations of the Reptile Report shall be followed in full. For the avoidance of doubt these measures include:

 

·                Vegetation clearance to be completed in set phases during the active reptile season (March to September inclusive) and to be cut by hand or machine mounted blade only;

·                Cut vegetation to be cleared from the site as soon as the cut is done to avoid creating new refugia for reptiles;

·                Vegetated area ground disturbance to be supervised by a suitably qualified ecologist;

·                Any log or rubble piles or other natural refugia on site to be searched by a suitably qualified ecologist and dismantled by hand.

 

Reason: To protect local biodiversity in accordance with Policy DM1 of the Development Management DPD.

 

16.      Prior to the commencement of the development hereby approved a two metre exclusion zone shall be installed around the invasive species Himalayan Cotoneaster (cotoneaster simonsii) and an appropriately qualified Invasive Species Specialist shall be engaged to remove this plant from site.

 

Reason: To protect local biodiversity in accordance with Policy DM1 of the Development Management DPD.

 

17.      No works shall commence on site until details of the active and passive electric vehicle charging points have been submitted to the Local Planning Authority and approved in writing. The details shall include:

 

a)         Location of active and passive charge points;

b)        Location of associated parking spaces;

c)         Specification of charging equipment;

d)        Operation/management strategy.

 

The development shall be implemented in accordance with the approved details

 

Reason: To comply with London Plan Policy 6.13.

 

18.      Prior to the commencement of the development (other than for investigative work):

 

a)         Using the information obtained from the previous assessments, an additional site investigation, sampling and analysis shall be undertaken at the site as appropriate. The investigation must be comprehensive enough to enable: (i) a risk assessment to be undertaken, (ii) refinement of the Conceptual Model, and (iii) 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 its written approval;

 

b)        If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements in respect of the site, 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 the Plot;

 

c)         Where remediation of contamination on the site is required completion of the remediation detailed in the approved 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 first occupied.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

 

19.      Prior to first occupation of the development hereby approved, the following shall be in place:

·                Provision of a new signalled junction to the satisfaction of the Council’s Transportation Officer

·                Existing crossing shall be removed

·                Existing cycle route from Watermead Way shall be re-routed through the new road crossing to provide a connection to the Lee Valley Regional Park

•          The public right of way connecting Marsh Lane to Watermead Way (south of the site) shall be re-surfaced

•          The detailed design of the proposed improvements, including details of how light spill shall illuminate this path, shall be submitted to and approved by the Council within six months of the first commencement of works on site

·                Cycle directional signage shall be retained and/or upgraded as required

·                Design details of the proposed improvements shall be submitted to and approved by the Council within six months of the first commencement of works on site and prior to the removal of the existing crossing

 

Reason: To promote travel by sustainable modes of transport in line with the London Plan, the Council’s Local Plan SP7 and Policy DM32 of the Development Management DPD.

 

Informatives

 

1.         In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. The Council has made available detailed advice in the form of our development plan comprising the London Plan 2016 and the Haringey Local Plan 2017 along with relevant SPD/SPG documents, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. In addition, where appropriate, further guidance was offered to the applicant during the consideration of the application.

 

2.         Based on the information submitted with the application, the Mayoral CIL charge would be £147,840 (2,464sqm x £60 x 1) and the Haringey CIL charge would be nil.

 

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

 

4.         The applicant is reminded that this planning permission does not infer consent for any signage that may be attached to the development hereby approved and separate advertisement consent may need to be sought.

 

5.         The new development will require numbering. The applicant should contact Haringey 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.

 

6.         Prior to demolition/relocation 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.

 

7.         Contractors & developers undertaking significantly noise-creating construction works within the London Borough of Haringey are restricted to the following dates and times: Monday – Friday 08.00 – 18.00hrs; Saturday 08.00 - 13.00hrs; Sundays & Bank Holidays – no significantly noise-creating works permitted. Major developments are encouraged to apply for prior consent under Section 61 of the Control of Pollution Act 1974.

 

8.         The applicant is advised to contact London Underground Infrastructure Protection in advance of preparation of final design and associated method statements, in particular with regard to: demolition; drainage; excavation; construction methods; tall plant: scaffolding and security;

 

9.         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.

 

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

 

*Clerks note: the wording for any additional conditions and informatives approved by the Committee will be formulated by the Planning Service and included on the decision notice