Agenda item

Proposals: Full Planning Application for the demolition of existing buildings to deliver a new development comprising 150 new council homes (Use Class C3) and flexible workspace (Use Class E), erection of a 22 storey building with 8 storey wing, and a 14 storey building with 6 storey wing; alongside public realm improvements, soft and hard landscaping, cycle parking, blue badge parking, servicing and delivery details and refuse and recycling provision.

Valerie Okeiyi, Principal Planning Officer, introduced the report for the item. This was a full Planning Application seeking consent for the demolition of existing buildings to deliver a new development comprising 150 new council homes (Use Class C3) and flexible workspace (Use Class E), by way of erection of a 22 storey building with 8 storey wing, and a 14 storey building with 6 storey wing; alongside public realm improvements, soft and hard landscaping, cycle parking, blue badge parking, servicing and delivery details and refuse and recycling provision.

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

• Conditions 12 and 13 were removed in the addendum as follow-up comments had been received from the Flood Officer since the publication of the agenda. The Flood Officer had confirmed that the additional information submitted was acceptable and had signed it off.
•  Members highlighted that any measures which could improve pedestrian safety through clearer designation should be considered, and this was noted for any future scheme design
• It was noted that it was not unusual for a scheme to be recommended for approval while consultation responses from one or two non-statutory consultees were still outstanding, subject to them not raising any material considerations not already considered and addressed by officers; particularly given that the application was subject to a Stage 2 referral to the Mayor and a Director’s Letter; so any decision notice would not be issued for some time.  . Officers explained that the remaining consultee had not initially been consulted and officers wished to ensure they were given the opportunity to comment.
• Cllr Brennan declared an interest as a member of the Statutory Advisory Committee.
• In relation to accessible car parking provision, officers explained that they had sought to maximise provision as close to the site as possible, resulting in 12 identified spaces. A Car Parking Management Plan had been secured by condition, which allowed for provision to increase to 15 spaces if required, with additional spaces to be identified on the highway should demand arise.
• It was confirmed that there was no direct pedestrian crossing associated with this application. However, crossings were being considered as part of the wider masterplan area to improve access to Alexandra Palace. Additional works were also planned to improve access towards Cross Lane via the tunnel, which was expected to be brought forward as part of a separate scheme. Officers had secured a financial contribution towards public realm enhancements, which could be used to support crossing improvements.
• It was noted that Section 106 contributions and Community Infrastructure Levy funding could, in principle, be used on projects delivered in partnership with the Alexandra Park and Palace Trust.
• Members noted that the development would sit in the context of the already approved taller buildings forming part of the Alexandra Gate development (formerly Clarendon Square). In this context, the proposal was considered modest and would sit in the foreground of those taller buildings. Neither would the scheme negatively impact on views of Alexadra Palace or adversely breach the skyline.
• The Committee noted that the proposal had been brought forward by the Council on Council-owned land and sought to maximise the delivery of affordable housing to meet significant housing need within the borough. While other nearby schemes included a mix of affordable and market housing, this scheme focused on maximising affordable provision for local people in housing need.
• It was confirmed that the scheme would comply with the requirements of the Neighbourhood Moves scheme, enabling qualifying tenants from nearby estates to apply. In addition, applications would be accepted from households on the housing waiting list and those in temporary accommodation. Officers expressed the expectation that a balanced and successful mix of tenancies would be achieved, consistent with other recent Council schemes, including Wingspan Walk.
• Members noted that it would be helpful for future committee reports to specify the number of homes with kitchen-diners and the number with separate kitchens.
• Officers explained that, based on experience and resident preferences, family homes (three bedrooms and above) were typically designed with separate kitchen-diners, while smaller units tended to be open plan with a living/kitchen/diner all in one. This approach allows better supervision of children in smaller households and provides greater separation for larger households and was consistent with the Council’s Estate Regeneration Standards.
• Cllr Ibrahim requested that it be formally minuted that she objected to the use of the term “foreigner” by any Member.
• In relation to open space provision, officers explained that there was limited roof space and that the scheme sought to balance the provision of play and social space along with providing green roofs to maximise biodiversity net gain.
• Officers advised that more substantial planting would require increased soil depth, which had structural implications. This was one of the reasons for the chosen planting strategy, as it required relatively shallow soil depths.
• Members expressed hope that residents would be encouraged to plant on their balconies.
• It was confirmed that details of landscaping and long-term management (including irrigation) had been secured by condition. The green roofs would be required to meet both biodiversity net gain requirements and the Urban Greening Factor.
• Officers advised that the design of the relative locations of the proposed buildings responds to the Crossrail safeguarding at this location. The design of the proposed colonnaded frontage was welcomed
• Officers explained that the unit mix was strongly influenced by the Council’s housing needs assessment. While there remained significant demand for one-bedroom homes, 99 of the 150 proposed homes were larger, comprising two, three and four bedroom homes.
• Members were informed of work undertaken at Wingspan Walk, where a block of one-bedroom homes had been offered to older residents to encourage downsizing. Officers noted the very high take-up and that most residents had expressed a preference for higher floors, due to a combination of security and views. It was noted that similarly high-quality views would be available from this scheme.
• It was confirmed that one-bedroom homes would be located from the second floor upwards, with access to the podium.
• Officers reiterated that long-term sustainability was embedded throughout the scheme design, including consideration of ongoing maintenance of green spaces. As part of the sustainable drainage strategy, attenuation tanks would be provided within the scheme.

The Chair asked Catherine Smyth, Head of Development Management and Planning Enforcement to sum up the recommendation as set out in the report. The Chair moved that the recommendation be approved following a vote of 7 in favour, 0 abstentions and 0 objections.

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 and the completion of an agreement satisfactory to the Head of Development Management or the Director of Planning and Building Standards that secures the obligations set out in the Heads of Terms below, and subject to referral to the Mayor of London and any direction they make.

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 measures 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.

2.3 That the agreement referred to in resolution (2.1) above is to be completed no later than 28 April 2026 within such extended time as the Head of Development Management or the Director of Planning & Building Standards shall in their sole discretion allow; and

2.4 That, following completion of the agreement(s) referred to in resolution (2.1) within the time period provided for in resolution (2.3) above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions.

Conditions/Informative Summary – (the full text of recommended conditions/informative is contained in Appendix 2 of the report.)

Conditions

1. Time Limit (Compliance)

2. Approved plans and documents (Compliance)

3. Materials and detailing (Prior to commencement)

4. Boundary Treatment and access control (Pre-occupation)

5. Landscaping (Prior to commencement of relevant part)

6. Play equipment

7. Biodiversity Net Gain Plan (Pre-occupation)

8. BNG Monitoring (Pre-occupation)

9. Lighting (Pre-occupation)

10.Noise from building services plant and vents (Compliance)

11.Secure by Design Accreditation (Pre-above ground works)

12.Secure by Design Certification (Pre-occupation)

13.Flood & Water Lead - Surface Water Drainage (Pre-commencement) removed via addendum

14.Flood & Water Lead - SuDS management and Maintenance Strategy (Preoccupation) removed via addendum

15.Thames Water - Piling Method Statement (Pre-commencement)

16.Crossrail 2 - Detailed Design and Method Statement

17.Land Contamination (Pre-commencement)

18.Unexpected contamination (if identified)

19.NRMM (Pre-commencement)

20.Management and Control of Dust (Pre-commencement)

21.Delivery and Servicing Management Plan (Pre-occupation)

22.Considerate Constructors (Compliance)

23.Energy Strategy (Pre-above ground works)

24.Sustainability Review

25.Be Seen

26.Overheating (Pre-above ground works)

27.Building use guide

28.Sustainability Standards for non-residential units

29.Living Roofs (Pre-above ground works)

30.Climate Change adaption

31.Circular Economy (Pre-Construction report, Post Completion report)

32.Whole Life Carbon

33.Urban Green Factor (Compliance)

34.Arboricultural Method Statement (Compliance)

35.Cycle Parking (Pre-occupation) – ref the external short stay storage

36.Accessible Parking Bay(s) (Pre-commencement)

37.Waste/Recycling Storage (Prior to commencement of relevant part)

38.Restriction to Telecommunications Apparatus (Restriction)

39.Building Regulations Part M (Compliance)

40.Communal antennae

41.Commercial Units – Hours of operation

42.Commercial Shopfront

43.Restriction to Use Class

44.Architect Retention

45.Air Quality Neutral

46.Internal Playspace

47. Revised Wind Assessment (prior to superstructure works) as per the addendum

A summary of the recommended informatives for the development is provided below:

Informatives Summary – (the full text of Informatives is contained in appendix to the report).

Informatives

1) Positive and Proactive

2) Directors Agreement Letter

3) CIL

4) Land Ownership

5) Party Wall Act

6) Hours of Construction

7) Street Numbering/Naming

8) Asbestos

9) Metropolitan Police Service Designing Out Crime

10) Crossrail 2

11) Thames Water

12) Thames Water

13) Water Consumption