The Planning Sub Committee of Haringey Council met on Monday 15 January 2024 to discuss several planning applications. The committee granted planning permission for a significant phase of the Haringey Heartlands development, and also approved plans for redevelopment at 157-159 Hornsey Park Road.

Haringey Heartlands Development, Phase 4

The committee granted planning permission for the approval of reserved matters relating to appearance, landscaping, layout, scale, and access for Buildings H1, H2, and H3, forming Phase 4 of the Haringey Heartlands development. This phase includes the construction of 377 private residential units, commercial floorspace, basement parking, and new landscaped public space, all pursuant to the hybrid planning permission granted in April 2018¹.

The proposal for Buildings H1, H2, and H3 was designed to comply with the outline requirements of the hybrid consent, including approved parameter plans and design codes. Building H1, a 27-storey slender point tower, marks a strategic junction and is intended to be a marker for the wider cultural quarter regeneration area. Buildings H2 and H3 are designed as a perimeter block, linked by a bridging section. The architectural expression of H1 uses a light grey grid with darker toned inserts, differentiating it from earlier phases, while H2 and H3 predominantly use a brick palette to visually link them to the wider masterplan.

Concerns were raised during the Quality Review Panel² meetings regarding the scale and density of the scheme, with suggestions for more modest building heights and a greater emphasis on a human-scaled public square. However, the committee noted that the proposed heights and massing were within the parameters established by the hybrid consent. The design team has made revisions in response to the Quality Review Panel's feedback, including incorporating two fire stairs into each building and refining the architectural language.

The committee also considered the landscaping and public realm, which aims to maximise connectivity and create flexible spaces. This includes a public square, an arcade between buildings, and private amenity spaces. The development will provide 377 private tenure units, with a mix of studios, one, two, and three-bedroom apartments. The scheme also includes 334 sqm of café floorspace and 1,522 sqm of workspace floorspace.

The committee voted to grant planning permission with an amendment to condition 2 to include safety measures. The decision was 10 votes for, 0 against, and 0 abstentions.

Redevelopment at 157-159 Hornsey Park Road

The committee also received a pre-application briefing for the redevelopment of 157-159 Hornsey Park Road, N8 0JX. The proposal includes the demolition of existing industrial buildings and the erection of two blocks, Block A (6 storeys) and Block B (5, 4, and 1 storey), to provide 32 residential units and 193 square metres of commercial floorspace. The development will also include disabled parking, landscaping, and a new pedestrian route.

The site is located within a designated Opportunity Area and a Growth Area, and forms part of Site Allocation SA21: 'Clarendon Square Gateway' in the Council's Site Allocations DPD³. This allocation seeks a mixed-use, employment-led scheme that creates a new link between Wood Green and Clarendon Square.

Officers noted that while the principle of a mixed-use scheme is supported, there is a net loss of employment floorspace compared to the current site, which needs to be justified. Discussions are ongoing regarding the optimal commercial floorspace and the potential for a financial contribution in lieu of the net loss of employment floorspace. The proposal includes a through route, a requirement of the site allocation, and discussions are ongoing with the Environment Agency regarding the Moselle River, which runs under the site.

The Quality Review Panel⁴ offered warm support for the scheme, commending the project team for resolving design challenges on this constrained site. However, they noted that further work is needed on the details, particularly regarding the landscape plan, management plan, servicing, lighting, and the separation of vehicles and pedestrians. They also recommended the removal of a circular plant room building in the public realm due to potential antisocial behaviour issues. The architecture was described as generic, with a need for more distinctive materiality and detailing, especially on the southeast elevations facing existing residents.

The proposal is car-free, with 3 blue badge spaces provided for accessible units. Cycle parking and refuse storage are also included. Discussions are ongoing with the Council's Transport Planning team regarding footway access, the location of the cycle store, and shared surface space.

This item was a pre-application briefing, meaning no decision was made at this meeting. Any comments made are provisional and will not prejudice the final outcome of a formally submitted planning application, which is anticipated to be presented to a Planning Sub-Committee in April/May 2024.