Agenda item

Proposal: Demolition of the existing industrial buildings and redevelopment to provide a new building for manufacturing, warehouse or distribution with ancillary offices on ground, first and second floor frontage together with 10 No. self-contained design studio offices on the third floor. (Full Planning Application).

 

Recommendation: GRANT

The Committee considered an application for the demolition of the existing industrial buildings and redevelopment to provide a new building for manufacturing, warehouse or distribution with ancillary offices on ground, first and second floor frontage together with 10 No. self-contained design studio offices on the third floor (Full Planning Application).

 

KwakuBossman-Gyamera, Planning Officer, introduced the report and responded to questions from the Committee:

·         It was noted that Crossrail 2 was on alignment close to the site but that the site itself was not safeguarded for Crossrail 2 use. It was explained that there were some safeguarded sites further to the south which could only be granted temporary permissions in case they were required for Crossrail 2.

·         The applicant team noted that the applicant was aiming to use Haringey Council’s Building Control Team.

·         The Committee enquired whether there was an opportunity to require some local employment clauses. The Head of Development Management noted that the section 106 heads of terms should include the standard local employment clause and recommended that this was included in the recommendation; this was agreed by the Committee.

·         Some members of the Committee enquired about the measures to limit carbon dioxide emissions. The Head of Development Management explained that this would be addressed through a section 106 legal agreement. It was added that, if this were not agreed, planning permission could be refused on these grounds as set out in the recommendations (2.6).

·         The Committee noted that there was not much greenery or landscaping in the area and enquired whether this would be included in the section 278 agreement. The Transport Planning Team Manager stated that this could be included as sustainable drainage as part of the section 278 agreement; this was agreed by the Committee.

·         The applicant team noted that the date in the proposed recommendation (2.3) was incorrectly stated as 16 June 2022. The Head of Development Management stated that this date should be amended to 4 October 2022 and that, if required, this could be extended further.

 

The Head of Development Management confirmed that the recommendation was to grant planning permission as set out in the report and the addendum and subject to the following amendments:

 

·         An additional section 106 head of term and amended and additional Conditions 16 and 22, as set out in the addendum.

·         The amendment of the proposed recommendation (2.3) so that the section 106 legal agreement was completed no later than 4 October 2022 (rather than 16 June 2022).

·         An additional head of term in the section 106 legal agreement to secure local employment during construction.

·         An amendment to head of term 1 in the section 106 legal agreement to include tree provision as part of the section 278 agreement.

 

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 04/10/2022 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 (the full text of recommended conditions is contained in Appendix 1 of this report)

 

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

2)    In accordance with approved plans

3)    Land contamination

4)    Unexpected contamination

5)    NRMM

6)    Waste and recycling

7)    Restrictive in use classes

8)    Parking Design and management plan

9)    External lighting

10) Secure by design

11) Energy Strategy

12) Future DEN Connection

13) Overheating (office spaces)

14) BREEAM Certificate

15) Living Roofs

16) Cycle parking Design and Layout

17) Drainage

18) Materials

19) Noise

20) CMP

21) Servicing and delivery plan

22) Public Highway condition

 

Informatives

 

1)    Co-operation

2)    CIL liable

3)    Hours of construction

4)    Party Wall Act

5)    Hours of construction

6)    Fire Brigade

7)    Thames Water

8)    Thames Water

9)    Signage

10) Asbestos

 

Section 106 Heads of Terms:

 

1.    Section 278 Highways works for crossover relocation and tree provision;

2.    Contribution of £4,000.00 toward the amendment of traffic management order,

3.    Carbon offsetting contribution of £76,950;

4.    Section 106 Monitoring Contribution;

5.    Commercial Travel Plan Statement (Interim and Full documents) and a monitoring contribution of £3,000; and

6.    Local employment during construction.

 

5. In the event that member 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 (3) above, the planning permission be refused for the following reasons:

 

1.    The proposed development, in the absence of a legal agreement to secure amendments to the traffic management order, by reason of its lack of measures to ensure the free flow of traffic and conditions of general safety along the neighbouring highway and would be detrimental to the amenity of local residents. As such, the proposal is contrary to Policies SP7 of the Local Plan 2017 and Policy DM13 of the Development Management Development Plan Document 2017.

 

2.    The proposed development, in the absence of a legal agreement securing sufficient energy efficiency measures and/or financial contribution towards carbon offsetting, would result in an unacceptable level of carbon dioxide emissions. As such, the proposal would be contrary to Policies SI2 and SI 4 of Planning Sub-Committee Report the London Plan 2021, Local Plan 2017 Policy SP4 and Policy DM21 of the Development Management Development Plan Document 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:

 

(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.