Agenda item

Proposal:Full planning application for the demolition of existing buildings and structures to the rear of 819-829 High Road; the demolition of 829 High Road; and redevelopment for purpose-built student accommodation (Sui Generis) and supporting flexible commercial, business and service uses (Class E), hard and soft landscaping, parking, and associated works. To include the change of use of 819-827 High Road to student accommodation (Sui Generis) and commercial, business and service (Class E) uses. (HGY/2023/2306)

 

Listed Building Consent for internal and external alterations to 819/821 High Road (Grade II), including reinstatement of hipped roof, demolition works to the rear, façade and related external works, internal alterations, and associated works. (HGY/2023/2307)

 

Phillip Elliot, Planning Officer introduced the report for Full planning application for the demolition of existing buildings and structures to the rear of 819-829 High Road; the demolition of 829 High Road; and redevelopment for purpose-built student accommodation (Sui Generis) and supporting flexible commercial, business and service uses (Class E), hard and soft landscaping, parking, and associated works. To include the change of use of 819-827 High Road to student accommodation (Sui Generis) and commercial, business and service (Class E) uses. (HGY/2023/2306) Listed Building Consent for internal and external alterations to 819/821 High Road (Grade II), including reinstatement of hipped roof, demolition works to the rear, façade and related external works, internal alterations, and associated works. (HGY/2023/2307)

 

The following was noted in response to questions from the committee:

 

• Permission was granted a year ago to build aparments alongside a cinema. The operator that the applicant had on board for the cinema use had dropped out of the scheme. Therefore, that scheme could not be delivered, and it was no longer viable.
• In the London Plan it explained that these buildings and smaller self-contained single person units had potential to free up space. There would be a significant portion of the student accommodation which would be affordable as well.
• There was an evidence-based document called the Strategic Housing Market Assessment. This had been produced for the emerging new local plan and for the new housing strategy. That evidence-based document talked about student housing, student numbers were rising and it acknowledged that student bed spaces can be counted towards housing supply in terms of meeting Haringey’s housing target.
• There would be 250 long stay cycle parking spaces and 9 short stay cycle parking spaces.
• Single aspect units tended to be found in student accommodation due to the sizes of the rooms, the amenity spaces would be dual aspect.
• Student accommodation had different parking provisions to residential accommodation, which was 10% and therefore meant 1 disabled parking space would be available.
• This would be a project with sprinklers.
• The difficulty in providing other housing alongside student accommodation was due to the plan layout and the nature of having the High Road buildings and courtyards behind. Additionally, the operator focused on student accommodation. To have that mixed management in the scheme would prove difficult to have a PBSA operator.
• There would be 287 bed spaces, this would translate to 114 units towards Haringey housing targets. Housing need in the planning system is crystallized and defined by the Haringey housing target of 1592 homes per year. This proposal, in accordance with the London Plan policy, would contribute towards that figure.
• Over the summer when students wouldn’t be at the accommodation, there would be an opportunity for other people to come and use the space. Any temporary use should not disrupt the accommodation of the resident students during their academic year.
• The London Strategic Housing Market Assessment was the evidence base that sits behind the London plan. Student need was including students whose parents did not own a home and who could not therefore act as rental guarantors for their children. This need also included students who may, due to a disability or impairment, struggle to find accessible private rented sector accommodation that would meet their needs. There was a need for 88,500 purpose-built student accommodation bed spaces.

 

During this item, at 10pm The Chair stated for the record in accordance with Committee Standing Order 18, to note that no meeting should continue after 10pm except that of discussion of the specific item or case in at hand at 10pm may continue thereafter at the discretion of the Chair of the meeting. Consideration of any business remaining shall be deferred to the next ordinary meeting, expect where the matter(s) falls to be dealt with under the urgency provisions.

 

Cllr Bevan put forward a motion to increase the number of disabled parking bays to 3. This was seconded by Cllr Rice and followed a vote of 4 for and 7 against. The motion was not carried.

 

The Chair asked Robbie McNaugher, Head of Development Management and Planning Enforcement to sum up the recommendations as set out in the report. The Chair moved that the recommendation be granted and following a vote with 10 in favour, 1 against and 0 abstentions.

 

RESOLVED

 

1.          That the Committee authorise the Head of Development Management or the

Assistant Director of Planning, Building Standards & Sustainability to GRANT planning permission and listed building consent subject to the conditions and informatives set out below and the completion of an agreement satisfactory to the Head of Development Management or the Assistant Director of Planning, Building Standards & Sustainability securing the obligations set out in the Heads of Terms below.

 

2.          That the section 106 legal agreement referred to in resolution (2.1) above is to be completed no later than 29/03/2024 or within such extended time as the Head of Development Management or the Assistant Director Planning, Building Standards & Sustainability shall in their sole discretion allow.

 

3.          That, following completion of the agreement(s) referred to in resolution (2.1)

within the time period provided for in resolution (2.2) above, planning permission

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

 

4.          That the Committee resolve to GRANT Listed Building Consent and that the

Head of Development Management or the Assistant Director Planning, Building

Standards & Sustainability is authorised to issue the Listed Building Consent and

impose conditions and informatives.

 

3.            That delegated authority be granted to the Head of Development Management or the Assistant Director of Planning, Building Standards & 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.

 

Conditions Summary – Planning Application HGY/2023/2306 (the full text of

recommended conditions is contained in Appendix 01 of this report).

1) 5-year time limit

2) Approved Plans & Documents

3) Contract - No demolition of No. 829 High Road until contract let to build

the Printworks Block.

4) Photographic survey

5) Accessible Student Accommodation

6) Commercial Units - Ventilation/Extraction

7) Commercial Units - Café/restaurant Opening Hours

8) BREEAM Certificate

9) Commercial Units – Noise Attenuation

10) Noise Attenuation – Student Accommodation

11) Detailed Fire Statement

12) Landscape Details

13) Trees & Planting – 5-year Replacement

14) Biodiversity

15) External Materials and Details – Printworks Buildings

16) External Materials and Details – Nos. 823-827 High Road

17) No new Plumbing on outside of Nos. 823-827 High Road

18) No new Grilles on outside of Nos. 823-827 High Road

19) Living roofs

20) Ground Floor Western Boundary Details

21) Energy Strategy

22) Overheating (Student Accommodation)

23) Overheating (Non-Resi)

24) Building User Guide

25) Metering Strategy

26) Den Connection

27) PV Arrays

28) Urban Greening Factor

29) Secured by Design

30) Stage I Written Scheme of Investigation of Archaeology (PRECOMMENCEMENT)

31) Stage II Written Scheme of Investigation of Archaeology

32) Foundation Design – Archaeology (PRE-COMMENCEMENT)

33) Written scheme of historic building investigation (PRECOMMENCEMENT)

34) Land Contamination

35) Unexpected Contamination

36) Combined Stage 1/2 Road Safety Audit – Brunswick Square (PRECOMMENCEMENT)

37) Car Parking Design & Management Plan

38) Cycle Parking Details

39) Delivery and Servicing Plan

40) Student Waste Management Plan

41) Detailed Construction Logistics Plan (PRE-COMMENCEMENT)

42) Public Highway Condition (PRE-COMMENCEMENT)

43) Demolition/Construction Environmental Management Plans (PRECOMMENCEMENT)

44) Management and Control of Dust (PRE-COMMENCEMENT)

45) Non-Road Mobile Machinery 1 (PRE-COMMENCEMENT)

46) Non-Road Mobile Machinery 2 (PRE-COMMENCEMENT)

47) Impact Piling Method Statement (PRE-COMMENCEMENT)

48) Business and Community Liaison Construction Group (PRECOMMENCEMENT)

49) Telecommunications

50) Evidence of operational public hydrants/suitable alternatives

51) Clean water capacity to serve the development (Thames Water)

52) Water Efficiency Condition

 

Informatives Summary – Planning Application HGY/2023/2306 (the full text of Informatives is contained in Appendix 01 to this report).

1) Working with the applicant

2) Community Infrastructure Levy

3) Hours of Construction Work

4) Party Wall Act

5) Numbering New Development

6) Asbestos Survey prior to demolition

7) Dust

8) Written Scheme of Investigation – Suitably Qualified Person

9) Deemed Discharge Precluded

10) Composition of Written Scheme of Investigation

11) Disposal of Commercial Waste

12) Piling Method Statement Contact Details

13) Minimum Water Pressure

14) Paid Garden Waste Collection Service

15) Sprinkler Installation

16) Designing out Crime Officer Services

17) Land Ownership

18) Site Preparation Works

19) Listed building consent

20) S106 agreement and s278 agreement

 

Conditions Summary – Listed Building Consent Application HGY/2023/2307 (the full text of recommended conditions is contained in Appendix 02 of this report).

1) 5-year time limit.

2) Development to be in accordance with approved plans and documents.

3) Contract to complete works to be in place prior to demolition.

4) Matching materials

5) Hidden historic features

6) Redundant plumbing, mechanical & electrical services

7) Making good redundant plumbing, mechanical & electrical services

8) Approval of details, including method statements (various)

9) Masonry cleaning

10) No new plumbing

11) No new grilles

 

Informatives Summary – Listed Building Consent HGY/2023/2307 (the full text of Informatives is contained in Appendix 02 to this report).

1) Working with the applicant

2) External materials to be approved pursuant to Planning Permission

(HGY/2023/2306)

 

Section 106 Heads of Terms:

Affordable Housing

1) Affordable Student Accommodation – Affordable Student Accommodation Scheme to be submitted for approval prior to commencement of development:

a. Minimum of 35% of the proposed accommodation shall be affordable student bedspaces (101 student bedspaces)

b. Affordable student accommodation residents to have access to the same communal amenity as the market accommodation.

c. The rent charged must include all services and utilities which are offered as part of the package for an equivalent non-affordable room in the

development. There should be no additional charges specific to the

affordable accommodation.

 

2) Affordability

a. Affordable student accommodation shall meet the following affordability

criteria:

 

The definition of affordable student accommodation is a Purposebuilt student accommodation (PBSA) bedroom that is provided at a rental cost for the academic year equal to or below 55 per cent of the maximum income that a new full-time student studying in London and living away from home could receive from the Government’s maintenance loan for living costs for that academic year.

 

The actual amount the Mayor defines as affordable student accommodation for the coming academic year is published in the Mayor’s Annual Monitoring Report.

 

Should the Government make significant changes to the operation of the maintenance loan for living costs as the main source of income available from the Government for higher education students, the Mayor will review the definition of affordable student accommodation and may provide updated guidance.

b. the affordable student accommodation bedrooms shall be allocated by the higher education provider(s) that operates the accommodation, or has the nomination right to it, to students it considers most in need of the accommodation.

c. The rent charged must include all services and utilities which are offered as part of the package for an equivalent non-affordable room in the development. There should be no additional charges specific to the affordable accommodation.

d. The initial annual rental cost for the element of affordable accommodation

should not exceed the level set out in the Mayor’s Annual Monitoring Report for the relevant year. For following years, the rental cost for this accommodation shall be linked to changes in a nationally recognised index of inflation.

e. A review period shall be set to allow for recalibrating the affordable student

accommodation to the level stated as affordable in the Mayor’s Annual Monitoring Report.

 

3) Viability Review Mechanism

a. Early-Stage Review if not implemented within 2 years.

b. Break review – review if construction is suspended for 2 years or more.

 

4) Student use only in term time - Accommodation secured for the use of students only during the academic year.

- Outside of the academic year the building shall only provide accommodation for conference delegates, visitors, interns on university placements, and students on short-term education courses or any similar use at any institution approved in advance in writing by the local planning authority, acting reasonably. The temporary use shall not

disrupt the accommodation of the resident students during their academic year. Any ancillary use described above shall only be for a temporary period each year and shall not result in a material change of use of the building.

5) Nomination Agreement - The majority of the bedrooms in the development

including all of the affordable student accommodation bedrooms shall be

secured through a nomination agreement for occupation by students of one or

more higher education provider.

 

Transportation

6) Future Connectivity & Access Plan – setting out how the development shall

be constructed to allow for potential future pedestrian, cycling and vehicular

access across the development to and from adjacent land (Peacock Industrial

Estate).

7) Percival Court resurfacing - Works to resurface Percival Court within the

application site and for the length of the application site up to the High Road.

8) Car Capping – No future occupiers will be entitled to apply for a residents or

business parking permit under the terms of the relevant Traffic Management

Order controlling on-street parking in the vicinity of the development. The

applicant must contribute a sum of £4000 (four thousand pounds) towards the

amendment of the Traffic Management Order for this purpose.

9) Car Club Contributions - Two years’ free membership for all residents and

£50.00 credit.

10) Student & Commercial Travel Plans comprising:

a) Appointment of a Travel Plan Coordinator (to also be responsible for

monitoring Delivery Servicing Plan) to monitor the travel plan initiatives

annually for a minimum period of 5 years.

b) Provision of welcome induction packs containing public transport and

cycling/walking information, map and timetables, along with a £200

voucher for active travel related equipment purchases for every new

student.

c) Each travel plan requires the payment of £2,000 (two thousand pounds)

per year, per travel plan for monitoring of the travel plans for a period of 5

years.

11) Highways Agreement – See Section 278 Agreement Heads of Terms.

 

Employment and Training

12) Employment & Skills Plan - Including Construction apprenticeships Support

Contribution and Skills Contribution (to be calculated in accordance with

Planning Obligations SPD).

13) Commitment to being part of the borough’s Construction Partnership.

Carbon Management and Sustainability

14) Energy & Potential future connection to District Energy Network

a) Submission of Energy Plan for approval by LPA

b) Ensure the scheme is designed to take heat supply from the proposed

DEN where viable (including submission of DEN Feasibility Study)

c) Design of secondary and (on-site) primary District Heat Network (DHN) in

accordance with LBH Generic Specification and approval of details at design, construction, and commissioning stages.

d) 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.

e) Sustainability review

f) Heating strategy fall-back option if not connecting to the DEN

h) Deferred carbon off-set contribution

i) To install solar PV in the roof area reserved for the low-carbon heating

solution if connecting to the DEN

15) Carbon offsetting

 Payment of an agreed carbon offset amount (residential & non-residential)

plus 10% management fee on commencement.

Telecommunications

16) Ultrafast broadband infrastructure and connections to be provided.

Construction

17) Commitment to Considerate Contractors Scheme.

Monitoring

18) Based on 5% of the financial contribution total and £500 per non-financial

contribution.

Section 278 Highways Legal Agreement Heads of Terms

19) Works to widen Brunswick Square public highway

20) Works to link in with High Road public highway

21) Works to resurface Brunswick Square for the length of the application site up

to the High Road

 

Section 38 of the Highways Act

22) The adoption of a widened Brunswick Square including the new loading bay

would require a section 38 agreement.

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

2.7 That, in the absence of the agreement referred to in resolution (2.1) above being

completed within the time period provided for in resolution (2.2) above, the

planning application and Listed Building Consent applications be refused for the

following reasons:

Planning Application

i. In the absence of a legal agreement securing 1) the provision of on-site affordable student accommodation 2) A nomination agreement and 3) viability review mechanisms the proposals would fail to meet the student accommodation and affordability aspirations for London. As such, the proposals would be contrary to London Plan Policies GG1, H4, H5 and H15, Strategic Policy SP2, and DM DPD Policies DM13, DM15 and Policy NT5.

ii. In the absence of legal agreement securing 1) a Student Travel Plan and

financial contributions toward travel plan monitoring, 2) Traffic

Management Order (TMO) amendments to change car parking control

measures, 3) and car club contributions the proposals would have an

unacceptable impact on the safe operation of the highway network and

give rise to overspill parking impacts and unsustainable modes of travel.

As such, the proposal would be contrary to London Plan Policies T5, T1,

T2, T3, T4 and T6. Spatial Policy SP7, Tottenham Area Action Plan Policy

NT5 and DM DPD Policy DM31.

iii. 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 E11 and

DM DPD Policy DM40.

iv. In the absence of a legal agreement securing the implementation of an

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 SI 2 and Strategic Policy SP4, and DM DPD Policies

DM 21, DM22 and SA48.

 

v. In the absence of a legal agreement securing the developer’s participation

in the Considerate Constructor Scheme and the borough’s Construction

Partnership, 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 D14, Policy SP11

and Policy DM1.

 

Listed Building Consent

i. In the absence of a planning permission for the proposed change of use of

the ground floor and conversion of the upper floors to housing, 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 HC1, Strategic Policy SP12 and DM DPD

Policy DM9.