Agenda item

The proposed development is being reported to the Planning Sub-Committee to enable Members to view it ahead of the submission of a formal planning application. Any comments made now are of a provisional nature only and would not prejudice the final outcome of any formally submitted planning application. The applicant is currently engaged in pre-application discussions with Haringey Officers.

Philip Elliott, Principal Planning Officer, introduced the briefing report for the item. The proposed development is being reported to the Planning Sub-Committee to enable Members to view it ahead of the submission of a formal planning application. Any comments made now are of a provisional nature only and would not prejudice the final outcome of any formally submitted planning application. The applicant is currently engaged in pre-application discussions with Haringey Officers.

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

· The applicant advised that engagement had been undertaken with the Headteacher and Executive Team at Rokesly School. The first public engagement event had been held at the school, with an initial session arranged specifically for parents and carers. Feedback received through consultation indicated that the school’s principal concerns related to the construction phase, including construction logistics, management of the School Street on Elmfield Avenue, noise, dust and disruption to the school day, rather than the proposed development itself. It was noted that the school had been broadly supportive of the proposals and was keen to maintain a positive working relationship with the YMCA.

· Members welcomed the provision of en-suite facilities within the accommodation, noting that this would improve residents’ dignity, privacy and safety.

· The applicant confirmed that the development would incorporate several air source heat pumps, with the precise number, specification and model to be determined during the detailed design stage. The units would be located within the recessed roof area. It was also confirmed that photovoltaic (PV) panels had been maximised across the available roof space, including the main roof and south-western roof areas.

· Members encouraged the applicant to incorporate the reuse of salvaged materials, particularly bricks, within the Material Management Plan and Construction Environmental Management Plan. Reference was made to material reuse initiatives, including Tipping Point East, as examples of good practice.

· Members referred to comments made by the Quality Review Panel (QRP) regarding the building’s relationship with the surrounding heritage context. It was noted that the QRP had encouraged additional articulation and variation at roof level to provide greater visual interest whilst maintaining the overall architectural approach. Members supported this recommendation.

· The applicant advised that the cycle storage area would be located adjacent to the maintenance store and would be overlooked by staff. The area would be covered, well lit and secured through controlled access. It was further noted that the building would be staffed on a 24-hour basis, with regular patrols undertaken by housing, engagement and security staff. Internal and external sightlines had been carefully considered to maximise natural surveillance.

· Members commented that, whilst the proposed brick detailing had improved the appearance of the building, the overall massing could be considered to be somewhat monolithic. It was suggested that further articulation at roof level would improve the building’s appearance, particularly given its relationship to the adjacent conservation area and views from Crouch End. Members also suggested that a site visit to the existing YMCA building would assist Members in understanding the context of the proposals.

· Concern was expressed regarding the proposed relocation of the refuse collection point to Elmfield Avenue. Members noted that the road operated as a School Street and questioned how refuse vehicles would access the site during restricted hours. It was also noted that the location was immediately adjacent to the school and could present operational and highway safety concerns.

· In response to questions regarding the proposed window design, the applicant advised that the window frames would not be black or white but would instead complement the colour of the glazed brickwork. White detailing would instead be incorporated through precast concrete windowsills and lintels, reflecting the architectural detailing of surrounding Edwardian buildings. High-quality aluminium windows would be used throughout, avoiding the appearance commonly associated with PVC windows.

· The applicant advised that, due to the nature of the proposed accommodation, private car ownership amongst residents was expected to be very low. An accessible parking space would nevertheless be provided, to facilitate drop-off and pick-up arrangements. Previous YMCA developments had not experienced demand for wheelchair parking.

· The YMCA advised that their young residents would continue to have access to facilities at the Haringey Club in Hornsey. The applicant also indicated that opportunities to establish arrangements with nearby leisure providers, including PureGym, would be explored to improve access to fitness facilities.

· Officers advised that the proposals had been subject to extensive pre-application discussions involving Development Management, Conservation and Sustainability Officers, together with two Quality Review Panels. These discussions had significantly refined the design, which sought to provide a contemporary interpretation of the surrounding Edwardian architecture, drawing upon key features including decorative window surrounds, prominent cills, articulated roof forms and high-quality materials. Officers advised that further refinement of the roof design, particularly the proposed lantern feature at the south-west corner, remained ongoing. Improvements had also been secured to the internal layout, landscaping, public realm and Rosebery Gardens frontage. Officers considered that the scheme was evolving into a high-quality development.

· The applicant advised that the building entrance had been designed to accommodate residents, staff, visitors and deliveries whilst clearly separating secure residential areas from publicly accessible meeting spaces. The reception area had been designed to provide a welcoming lounge environment rather than a traditional institutional reception.

· The applicant explained that the entrance design had evolved significantly following feedback from the Quality Review Panel. Amendments included a recessed entrance, chamfered corners, integrated YMCA signage, increased glazing and the introduction of glazed white brickwork to improve the building’s visibility and to create a more welcoming entrance. It was emphasised that the building’s primary function would be to provide a home for its residents.

· The applicant confirmed that opportunities to retain and reuse existing building materials, particularly brickwork, would continue to be explored. A Circular Economy Statement would accompany the planning application, providing a detailed schedule of materials that could be reused, together with justification where reuse would not be feasible.