Agenda item

Proposal: Section 73 application to vary Conditions 1 and 11 of the approved development  ref: HGY/2013/2610  (previously amended via application ref. HGY/2018/1897 which amended condition 2 of the original permission HGY/2013/2610 with changes to the works to extend the operational railway station at Tottenham Hale). The variations are to replace the requirement of providing a new station access point and footbridge from Hale Village to Tottenham Hale Station, to instead requiring pedestrian and cycle network improvements on Ferry Lane and accessory works.

Gareth Prosser, Deputy Team Manager, introduced the report for the section 73 application to vary Conditions 1 and 11 of the approved development ref: HGY/2013/2610, renumbered under ref: HGY/2013/2610 (scheme previously amended via application ref. HGY/2018/1897 which amended condition 2 of the original permission HGY/2013/2610 with changes to the works to extend the operational railway station at Tottenham Hale). The variations sought consent to replace the requirement of providing a new station access point and footbridge from Hale Village to Tottenham Hale Station, to instead replacing that with pedestrian and cycle network improvements on Ferry Lane and ancillary works.

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

Officers recognised that the bridge was desirable in addition to the works at Ferry Lane but was not essential. Unfortunately, since the planning application in 2013 circumstances had changed. However, removing the bridge did not mean that a bridge could not come forward at a later date. Changes in circumstances meant that the original design for the bridge no longer worked. In terms of the principle of the bridge, there was a general commitment from TfL set out in paragraph 3.9 of the report saying should funding become available as is expected in the future, TfL remained committed to collaborate to deliver a link bridge. Page 1 Agenda Item 6

 On the bottom of page 25 onwards from the report, there was a summary of some of the consultation comments from the Ferry Lane Action Group, some of which welcomed the proposals, and some provided further comments and suggestions which were provided in detail in the report with the officer response.

 Officers had consulted 2,700 residents and received 46 objections and 5 letters of support; the number of objections had almost halved when compared to the previous application.

 The design of the bus stop bypass was in line with guidance, however, this scheme still needed to go through final detailed design and engagement with the Council. The design had been improved taking some of the recommendations that members had provided at the previous committee, officers had considered TfL best practice guidance. Haringey was also developing their own guidance relating to bus stop bypasses and shared bus stops, officers were liaising with disability groups within the borough. Condition one made clear that development must be carried out in accordance with the plans, but the detailed worked up plans would involve co-design with local stakeholders and local groups in the future.

 The risk of pedestrians being injured at bus stop bypasses was very low and TFL findings in 2024 provided recorded only five pedestrian casualties involving cyclists and one involving an E scooter rider on bus stop bypasses over a three-year period; presumably that was across the London area and putting that into context, there's 11,400 pedestrians injured in collisions with motor vehicles over the same time frame.

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 Officers received comments from the Metropolitan Police which were generally supportive. They requested a condition and an informative which was included in the addendum.

Councillor Gordon, Cabinet Member for Placemaking and The Local Economy attended the committee to speak in support of the application:

 Tottenham Hale was becoming the destination that the Council always intended it to be, however it had to have the appropriate infrastructure. CCTV and the extra lighting were an important aspect of the design as safety and security was a big issue. She had personally attended meetings with local residents and felt that the Council had shifted the dial with going back and looking at the designs. Officers would be engaging with residents and relevant groups to get further enhancements. She had considered members concerns regarding the E bikes and E scooters. There was a lot more work to be done in the wider context of making Tottenham Hale a destination for all the international visitors and the new residents that were coming in. TfL cannot deliver a bridge at the moment, though funding is currently available for the highway infrastructure improvement works. However TfL retains a longer-term aspiration to deliver a bridge.

The Chair asked Catherine Smyth, Head of Development Management and Enforcement Planning to sum up the recommendation as set out in the report. The Chair moved that the recommendation be approved following a unanimous decision.

RESOLVED

2.1 That the Committee authorise the Head of Development Management or the Director of Planning and Building Standards to GRANT planning permission subject to the conditions and informatives set out below.

2.2 That delegated authority be granted to the Head of Development Management or the Director of Planning and Building Standards to make any alterations, additions or deletions to the recommended conditions (planning permission) 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.

2.3 Conditions Summary (Full text of recommended conditions is contained in Appendix 1 of this report. Conditions are replicated and amended where necessary from the extant permission HGY/2018/1897).

1) Approved plans

2) Sample of materials (discharged in part)

3) Refuse and waste storage (discharged)

4) Archaeology (discharged in part)

5) Station management (discharged)

6) Signage strategy (discharged)

7) Demolition and construction (discharged in part)

8) Waste management plan (discharged)

9) Ecological receptors mitigation and enhancement strategy

10) Consideration constructors (discharged in part)

11) Section 278 agreement

12) Outline construction programme for Link Corridor.

13) Demolition and construction waste (discharged)

14) Arboricultural statement

15) Local labour (discharged)

16) Heating and hot water

17) Liaison group

18) Metropolitan Police