Agenda item

Proposal – Planning Permission: Full planning application for the erection of a four storey building with flexible A1/A2/A3/B1/D1/D2 uses; external alterations to 798-808 High Road; change of use of 798-808 High Road to a flexible A1/A2/A3/B1/D1/D2 uses; demolition of rear extensions to Nos. 798, 800-802, 804-806, 808 and 814 High Road; erection of new rear extensions to Nos. 798, 800-802, 804-806 and 808 High Road; hard and soft landscaping works; and associated works.

Proposal– Listed Building Consent: Listed building consent for internal and external alterations to 798-808 High Road, including the demolition of rear extensions Nos. 798, 800-802, 804-806 and 808 High Road; erection of new rear extensions to Nos. 798, 800-802, 804-806 and 808 High Road; and associated works.

Recommendation: GRANT

The Committee considered an application for the approval of:

Planning Permission: Full planning application for the erection of a four storey building with flexible A1/A2/A3/B1/D1/D2 uses; external alterations to 798-808 High Road; change of use of 798-808 High Road to a flexible A1/A2/A3/B1/D1/D2 uses; demolition of rear extensions to Nos. 798, 800-802, 804-806, 808 and 814 High Road; erection of new rear extensions to Nos. 798, 800-802, 804-806 and 808 High Road; hard and soft landscaping works; and associated works.

Listed Building Consent: Listed building consent for internal and external alterations to 798-808 High Road, including the demolition of rear extensions Nos. 798, 800-802, 804-806 and 808 High Road; erection of new rear extensions to Nos. 798, 800-802, 804-806 and 808 High Road; and associated works.

Officers and the applicant team responded to questions from the Committee:

-            The design for the extensions was deliberately different to the existing approved extension following discussion with the QRP. 

-            The applicant was happy for the lighting to be conditioned to allow further discussion with officers on the lighting design for the courtyard.

-            Haringey Building Control would be used.

-            An informative could be provided to request the applicant to explore additional community use activities.

-            The design for the gates would be conditioned so that the applicant could discuss the detail with officers.

Councillor Cawley-Harrison proposed that condition one be amended to reduce the time limit from four to three years.  Councillor Ross seconded the proposal and following a request from the Committee to vote on the proposal it was unanimously agreed that the condition be amended.

Mr Hermitage summed up the report and advised that the recommendation was to grant the application subject to the s106 agreement, the conditions and informatives set out in the report and addendum, the amendment to condition one and the addition of an informative in relation to community use activities.

The Chair moved that the application be granted and following a vote it was unanimously

RESOLVED

HGY/2020/1584

i.        That planning permission be granted and that the Head of Development Management or the Assistant Director Planning, Building Standards and Sustainability be authorised to issue the planning permission and impose conditions and informative and signing of a section 106 Legal Agreement providing for the obligations set out in the Heads of Terms below and a section 278 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 31 January 2021 or within such extended time as the Head of Development Management or the Assistant Director Planning, Building Standards and Sustainability shall in her/his sole discretion allow.

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 is granted in accordance with the Planning Application subject to the attachment of the conditions.

HGY/2020/1586

iv.      That Listed Building Consent be granted and that the Head of Development Management or the Assistant Director Planning Building Standards and Sustainability be authorised to issue the Listed Building Consent and impose conditions and informatives.

v.       That delegated authority be granted to the Head of Development Management or the Assistant Director of Planning Building Standards and Sustainability to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions (planning permission and/or Listed Building Consent) as set out in this report and to further delegate this power provided this authority shall be exercised in consultation with the Chair (or in their absence the Vice Chair) of the Sub-Committee.

vi.      That, in the absence of the agreement referred to in resolution (i. & iv.) above being completed within the time period provided for in resolution (ii) above, the planning application and Listed Building Consent applications be refused for the following reasons:

Planning Application

i.          In the absence of an Employment and Skills Plan the proposals would fail to ensure that Haringey residents benefit from growth and regeneration. As such, the proposal would be contrary to London Plan Policy 4.12 and DM DPD Policy DM40.

ii.         In the absence of a legal agreement securing the implementation of a further revised Energy Strategy, including connection to a DEN, and carbon offset payments the proposals would fail to mitigate the impacts of climate change. As such, the proposal would be unsustainable and contrary to London Plan Policy 5.2 and Strategic Policy SP4, and DM DPD Policies DM 21, DM22 and SA48.

iii.        In the absence of legal agreement securing a Travel Plan, financial contributions toward travel plan monitoring and Traffic Management Order (TMO) amendments to prevent future occupiers from obtaining Business permits the proposals would rely disproportionately on unsustainable modes of travel. As such, the proposal would be contrary to London Plan Policies 6.9, 6.11 and 6.13. Spatial Policy SP7, Tottenham Area Action Plan Policy NT5 and DM DPD Policy DM31.

iv.        In the absence of a legal agreement securing the developer’s participation in the Considerate Constructor Scheme and the borough’s Construction Partnership and monitoring of a Construction Management Plan and Construction Logistics Plan, the proposals would fail to mitigate the impacts of demolition and construction and impinge the amenity of adjoining occupiers. As such the proposal would be contrary to London Plan Policies 5.3, 7.15, Policy SP11 and Policy DM1.

Listed Building Consent

i.          In the absence of a planning permission for the proposed change of use and extension of the Listed Buildings, the proposed removal of historic fabric and internal and external alterations would be unnecessary and unacceptable. As such, the proposal is contrary to London Plan Policies 7.8 and 7.9, Strategic Policy SP12 and DM DPD Policy DM9.

vii.     In the event that the Planning Application and/or Listed Building Consent Application are refused for the reasons set out above, the Head of Development Management or the Assistant Director Planning, Building Standards and Sustainability (in consultation with the Chair of Planning sub-committee) is hereby authorised to approve any further application for planning permission and associated Listed Building Consent which duplicates the Planning Application and Listed Building Consent 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.