Agenda item

Proposal: Demolition and redevelopment to provide 17 council homes arranged across two 4-storey blocks; together with associated communal amenity space, private outdoor space, landscaping, cycle parking, and refuse storage

 

Sarah Madondo, Principal Planning Officer, introduced the report for demolition and redevelopment to provide 17 council homes arranged across two 4-storey blocks; together with associated communal amenity space, private outdoor space, landscaping, cycle parking, and refuse storage 

 

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

• Members were informed that there had been several notable successes arising from the apprenticeship opportunities created through the Council’s Housing development programme. Officers reported that some apprentices had achieved wider recognition, including one who had recently accompanied his employer to the House of Commons to receive a commendation from the Member of Parliament for Tottenham. 

• Members were advised that officers had held discussions with the applicant following the Committee’s site visit the previous week and that the concerns raised by Members around neglected open space were  shared by officers. As a result of those discussions, it was proposed that, as part of the significant  contribution the scheme was expected to make towards wider public realm improvements in the area, a specific sum— to be confirmed through the Director’s Letter— be allocated to the enhancement of the open space., a 

• Officers noted that Members had frequently sought assurances regarding the condition of the estate once construction activity had concluded. It was therefore proposed that the contractor appointed to deliver the new homes would be made responsible for the maintenance, upgrading and general upkeep of the remaining areas for a minimum period of two years following completion of the block. This represented the maximum period available under the council’s contractual powers as developer. It was acknowledged that the council could choose to extend this period, and officers expressed the intention to explore this further through the Director’s Letter to ensure that the upkeep and maintenance of the area met the concerns regularly raised by Members. 

• It was noted that the Strategic Asset Management Team were undertaking a review of all council owned holdings. Housing Officers reported that they were working closely with that team to identify opportunities to improve or repurpose assets. Where appropriate, such assets could either support the ongoing housing programme or be adapted to contribute more effectively to the wider public realm in areas where new developments were being completed. Members were advised that this was an ongoing programme of work, with the Property and Asset Management Team continuing to collaborate closely with Housing officers to progress these opportunities. 

• It was reported that solar panels were proposed for installation on both roofs. They would occupy a total area of 92 square metres and were estimated to generate approximately 8,000 kilowatt hours per year. The energy produced was intended primarily to serve the landlord supply. Members were advised that the roof layout remained indicative at this stage and would be subject to further detailed design work.. The system was expected to provide a total peak output of 19 kilowatts. 

• The Courtyard would be open during the day, with the gate locked via an automated system at night.  

• The ‘Neighbourhood Moves Scheme’ would be available to future residents of this development. 

• In assessing the loss of open space the usage of the space was important to consider; and a value judgement that had been assigned to indicate whether it had a high or low amenity value. 

• The site would retain the existing car parking spaces;, new residents could not apply for permits apart from those with disabilities. 

•  The applicant confirmed that the design of the improved open space would be developed to prevent it from functioning as an unmanaged or neglected area. Secondly, it was noted that the Council could make use of powers outside of the planning system to ensure compliance with rules governing the disposal of waste. Officers advised that these matters would be referred to colleagues in the relevant departments to ensure that they formed part of the overall management approach for the improved space. 

• Work was reported to be under way to bring all council estates within the traffic management regime enforced by the Highways Department. Officers advised that they would liaise with colleagues in Highways to explore whether this estate could be prioritised as part of the forthcoming trial. Under the proposed arrangements, civil enforcement officers would be able to undertake parking enforcement on council estates. This was not currently possible due to earlier legislative changes that had removed the authority for enforcement agents to pursue Penalty Charge Notices issued on estate land. Members were informed that the new regime was expected to be implemented later in the current calendar year and into the next, and that efforts would be made to fast-track this estate within that programme. The Committee noted that the revised arrangements would provide the Council with greater powers to issue parking penalties and improve overall control of parking on its estates. 

• The applicant advised that one of the benefits of having contractors on site was their proactive approach to addressing graffiti. Contractors routinely removed graffiti and applied anti-graffiti coatings. It was acknowledged that the term “anti-graffiti paint” was something of a misnomer, as graffiti could be applied to almost any surface, but such measures nevertheless provided a degree of deterrence. It was further noted that increased activity on site, together with a strengthened sense of pride in the local environment and the development of a mixed and sustainable community, was expected to discourage antisocial behaviour. The presence of an active and engaged community was considered likely to reduce the inclination of individuals to behave inappropriately due to the potential disapproval of neighbours and peers. While such outcomes could not be guaranteed, the applicant confirmed that every effort had been made to mitigate these issues through high quality design and close liaison across relevant council services to support effective long term management. 

• The Housing Officers advised that they would take the Committee’s query with regard to the use of the church back to discuss with colleagues and advise the Committee accordingly. 

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 vote of 8 in favour, 0 abstentions and 0 objections. 

 

RESOLVED 

 

2.1 That the Committee resolve to GRANT planning permission and that the Head of Development Management or the Director of Planning and Building Standards is authorised to issue the planning permission and impose conditions and informatives subject to the signing of an agreement providing for the obligations set out in the Heads of Terms 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 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.  

 

2.3 That the agreement referred to in resolution (2.1) above is to be completed no later than 4th June 2026 within such extended time as the Head of Development Management or the Director of Planning and Building Standards shall in her/his 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 and informatives. 

 

Conditions/Informative Summary  

(The full text of recommended conditions/informative is contained in Appendix 1of the report.)  

 

Conditions   

1. Time Limit (Compliance)  

2. Approved plans and Documents (Compliance)  

3. Materials and Detailed Design (Prior to commencement of above ground works)  

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

5. Landscaping (Pre-occupation)  

6. Biodiversity Net Gain Plan (Pre-occupation)  

7. BNG Monitoring (Pre-occupation)                         

8. Urban Greening Factor (Pre-completion)  

9. Energy Strategy (Prior to above ground works)  

10. Overheating Strategy (Prior to above ground works)  

11. Energy Monitoring: Be Seen (Prior to completion)   

12. Sustainability Review (Prior to occupation)  

Planning Sub-Committee Report  

13. Servicing and Delivery Management Plan (Prior to commencement)    

14. Cycle Parking  (Prior to occupation)  

15. Wheelchair Accessible Car Parking  (Pre-occupation)  

16. Land Contamination (Pre-commencement)  

17. Unexpected Contamination (If identified)  

18. Air Quality Assessment (Compliance)  

19. Non-Road Mobile Machinery (NRMM) (Pre-commencement)  

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

21. Considerate Constructors (Pre-commencement)   

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

23. Surface Water Drainage  (Pre-commencement)  

24. SuDS Management and Maintenance (Prior to occupation)   

25. Water/Recycling Storage (Prior to occupation)  

26. Secured by Design Accreditation  (Pre above ground works)   

27. Secured by Design Certification  (Pre occupation)  

28. Tree (Compliance)  

29. Wheelchair Accessible homes (Compliance)  

30. C3 Use Class (Compliance)  

31. Transport for London Infrastructure (Prior to above ground works)   

32. Play equipment (Pre-commencement/prior to occupation)  

33. Antenna (Compliance/prior to occupation)  

34. Noise from building service plans and vents (Compliance)  

35. Lighting (Pre-occupation)   

36. Landscape and Public Realm (Pre-occupation)  

37. Accessible homes (Pre-occupation)  

 

Informatives  

1) NPPF  

2) Director’s Letter  

3) CIL  

4) Hours of Construction Works  

5) Party Wall Act  

6) Street Numbering   

7) London Fire Brigade    

8) Thames Water -Water Pressure   

9) Thames Water - Groundwater   

10) Thames Water -Water consumption  

11) Thames Water  - Infrastructure   

12) Metropolitan Police Service Designing Out Crime   

13) Pollution