Agenda item

Proposal: Application for full planning permission for a comprehensive redevelopment of the site to provide four buildings comprising flexible light industrial floorspace (Class E) and storage and distribution units (Class B8), together with car and cycle parking, plant and all highways, landscaping and other associated works.

 

Recommendation: GRANT

The Committee considered an application for full planning permission for a comprehensive redevelopment of the site to provide four buildings comprising flexible light industrial floorspace (Class E) and storage and distribution units (Class B8), together with car and cycle parking, plant and all highways, landscaping and other associated works.

 

James Mead, Planning Officer, introduced the report and responded to questions from the Committee:

·         It was noted that the Urban Greening Factor (UGF) of the proposal would be 0.012 which was below the Mayor of London’s guidelines, and it was enquired what the applicant had done to increase greening. The Head of Development Management noted that there was a conflict of policies in this case. It was explained that the non-compliance was considered to be outweighed in terms of the benefit of scheme (green v employment space). It was added that the application would result in additional greening in the form of street trees but, as it would be offsite, this could not be included as part of the official UGF calculation.

·         It was clarified that there would be cladding which was considered to be appropriate for industrial use. The cladding would be robust, durable, and would be reflective of the industrial area. Some members of the Committee stated that all cladding should be shown to the Committee so that it could consider the proposed materials of developments. The Head of Development Management explained that the details of materials were generally not available when the Committee considered the application. It was noted that a tender process was often required before the materials were confirmed. It was suggested that additional detail could be provided on the appearance of proposals in the agenda papers. The Principal Urban Design Officer explained that there was a detailed condition on the materials for the proposal, that samples and details would require approval, and that the materials would be relatively non-flammable.

·         It was noted that the application proposed a car-capped development with the only provision on the site and occupiers will not be eligible for business permits, but this would not impact existing developments.

·         In relation to the sufficiency of parking, it was noted that the car parking would be booked in advance, managed, and conditioned as part of the application. The Transport Planning Team Manager explained that the applicant would need to provide a detailed Parking Management Plan. It was considered that the proposed parking provision was considered to be appropriate for the development. The applicant team added that most vehicle usage would be related to industrial use rather than for individual use or commuting.

·         The Committee asked about the impact of the proposals on the permeability of the site for walking and cycling and how this would integrate with other sites. The Transport Planning Team Manager stated that the proposal was an improvement on the previous development. The applicant team noted that the site plans for the area were evolving but that there were opportunities for north to south permeability. It was added that the scheme would provide good cycling facilities, with approximately 83 cycle parking spaces as well as showering facilities for cycle users.

·         It was clarified that the proposed solar panels would be in line with the pitch of the roof.

·         The applicant team stated that the applicant was planning to use the Council’s Building Control Team.

·         In relation to land contamination, the Head of Development Management explained that there was a process for investigations and that, as set out in the conditions, this would be subject to approval from the Local Planning Authority.

·         The Committee asked about the proposed timeline for the District Energy Network (DEN). The Assistant Director of Planning, Building Standards, and Sustainability explained that the DEN was a wider project and that the Council’s Cabinet had approved an outline business case in December 2021; it was anticipated that the full business case would be presented to Cabinet in 2023.

·         In relation to a query about the types of businesses that would use the site, the applicant team explained that the scheme was proposed as an extension to the existing Florentia Clothing Village, and it was aimed to contribute to and build on the success of the area.

 

The Head of Development Management confirmed that the recommendation was to grant planning permission subject to conditions and a section 106 legal agreement, as set out in the report and the addendum.

 

Following a vote with 10 votes in favour, 0 votes against, and 0 abstentions, it was

 

RESOLVED

 

1.    To GRANT planning permission and that the Head of Development Management 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 obligation set out in the Heads of Terms below.

 

2.    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 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.

 

3.    That the section 106 legal agreement referred to in resolution (1) above is to be completed no later than 31/08/2022 or within such extended time as the Head of Development Management or the Assistant Director of Planning, Building Standards and Sustainability shall in his sole discretion allow; and

 

4.    That, following completion of the agreement(s) referred to in resolution (1) within the time period provided for in resolution (3) above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions.

 

Conditions

1)    Development begun no later than three years from date of decision

2)    In accordance with approved plans

3)    Use Restriction

4)    Use Restriction (Units D1, D2, D3, D4 and D5)

5)    Samples of Materials

6)    Details of Gates

7)    Electric Charging

8)    Delivery and Servicing Plan

9)    Construction Environmental Management Plan

10) Contamination

11) Unexpected Contamination

12) BREEAM Certificate

13) Energy Strategy

14) DEN Connection

15) Overheating

16) Biodiversity Net Gain

17) External Lighting

18) Secured by Design Accreditation

19) Secured by Design Certification

20) Parking Management Plan

21) Cycle Parking

22) Internal Route Safety Measures

23) Removal of Redundant Accesses

24) Planting of Street Trees

25) Noise (Plant)

26) Storage

 

Informatives

1)    Land Ownership

2)    Party Wall Agreement

3)    Hours of Construction Work

4)    Numbering

5)    Asbestos

6)    Signage & Advertisement Consent

7)    Thames Water

8)    Designing Out Crime Officer

 

Section 106 Heads of Terms

 

1)    Employment Initiative – participation and financial contribution towards local employment and training:

a.    Provision of a named Employment Initiatives Co-Ordinator;

b.    Notify the Council of any on-site vacancies;

c.    20% of the on-site workforce to be Haringey residents;

d.    5% of the on-site workforce to be Haringey resident trainees;

e.    Provide apprenticeships at one per £3m development cost (max. 10% of total staff); and

f.     Provide a support fee of £1,500 per apprenticeship towards recruitment costs.

 

2)    Sustainable Transport Initiatives:

a.    Implementation of travel plan and monitoring of travel plan contribution of £3,000 per year for a period of 3 years;

b.    Contribution towards permit free with respect to the issue of business permits for the CPZ.

 

3)    Carbon Mitigation:

a.    Submission of Energy Plan for approval by LPA

b.    Sustainability review on completion

c.    Additional Carbon offset Contribution – in the event that proposed carbon reduction targets are not met.

d.    Ensure the scheme is designed to take heat supply from the proposed DEN (including submission of DEN Feasibility Study)

e.    Design of secondary and (on-site) primary DHN in accordance with LBH Generic Specification and approval of details at design, construction, and commissioning stages.

f.     Use all reasonable endeavours to negotiate a supply and connection agreement with the DHN within a 10-year window from the date of a planning permission.

g.    Deferred carbon offset (it not connecting to the DEN) (£23,370)

h.    Implementation of low-carbon heating supply if not connecting to the DEN replacing the temporary heat solution

i.      ‘Be Seen’ Commitment to providing energy Data

j.      Solar PV monitoring

 

4)    Monitoring Contribution:

a.    5% of total value of contributions (not including monitoring);

b.    £500 per non-financial contribution

c.    Total monitoring contribution to not exceed £50,000

 

5)    Additional head of term (set out in the addendum):

 

Contribution towards active and sustainable transportation modes- £50,000

CPZ Contribution £4000

S278 to secure works to the pavements within the vicinity of the site.

 

5.    In the event that members choose to make a decision contrary to officers’ recommendation, members will need to state their reasons.

 

6.    That, in the absence of the agreement referred to in resolution (1) above being completed within the time period provided for in resolution (2) 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 Council’s Employment and Skills team and to provide other employment initiatives, would fail to support local employment, regeneration and address local unemployment by facilitating training opportunities for the local population. As such, the proposal would be contrary to Policy SP9 of Haringey’s Local Plan 2017.

 

2.    The proposed development, in the absence of a legal agreement that secures 1) implementation and monitoring of a travel plan and 2) a contribution towards permit free with respect to the issue of business permits for the CPZ, would fail to support sustainable transport and would give rise to unacceptable overspill parking impacts. Therefore, the proposal would be contrary to Policies T1 and T4 of the London Plan 2021, Policy SP7 of Haringey’s Local Plan 2017 and Policies DM31 and DM32 of the Development Management DPD 2017.

 

3.    The proposed development, in the absence of a legal agreement securing energy efficient measures, future connection to the DEN and a financial contribution towards carbon offsetting, would result in an unacceptable level of carbon emissions. Therefore, the proposal would be contrary to Policy SI2 of the London Plan 2021, Policy SP4 of Haringey’s Local Plan 2017 and Policy DM21 of the Development Management DPD 2017.

 

7.    In the event that the Planning Application is refused for the reasons set out in resolution (6) 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:

 

1.    There has not been any material change in circumstances in the relevant planning considerations, and

2.    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

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