The Planning Sub Committee of Haringey Council met on Monday 08 July 2024 to discuss a significant redevelopment proposal in Wood Green. The meeting's agenda focused primarily on a major planning application for the demolition and redevelopment of the former Mecca Bingo site.

Planning Application: HGY/2024/0450 - 707-725 Lordship Lane, Wood Green, London, N22 5JY

The main item scheduled for discussion was the proposal for the demolition of the existing building at 707-725 Lordship Lane, Wood Green, London, N22 5JY, and its redevelopment. The plans included the construction of affordable homes, purpose-built student accommodation, and flexible ground-floor commercial (Class E) floorspace. The development was proposed within buildings ranging between 3 and 9 storeys in height, and also encompassed public realm and landscaping works, along with cycle parking and associated infrastructure.

The report pack detailed that the proposal aimed to redevelop a brownfield site with a high-quality mixed-use development that would respond appropriately to the local context and fulfil the requirements of Site Allocation SA9, known as 'Mecca Bingo'. Key aspects highlighted for discussion included:

• Affordable Housing and Housing Mix: The development was set to provide 100% of the residential component as affordable housing, comprising 52 flats/houses for social rent and 26 flats for intermediate tenure. Overall, the scheme proposed 35% affordable provision by habitable room across both student accommodation and residential accommodation, with a tenure split of 70% social rent and 30% intermediate rent. This included the delivery of 636 student bedspaces, of which 54 would be affordable student accommodation.
• Tall Buildings and Design: The proposal included buildings ranging from 3 to 9 storeys, with the tallest element being Building A, the purpose-built student accommodation, reaching 9 storeys with a recessed 9th floor. The report detailed considerations regarding the visual impact, functional impact, and environmental impact of these taller buildings, particularly in relation to the surrounding townscape and the nearby Noel Park Conservation Area. The design aimed to create a landmark building on Lordship Lane, with a transition in height towards the south to respect the character of the conservation area.
• Neighbouring Amenity: The report included assessments on the potential impact on neighbouring amenity, specifically concerning loss of sunlight and daylight, outlook, privacy, and issues related to noise, light, or air pollution. Mitigation measures and separation distances were detailed to address these concerns.
• Parking and Highways: The development was proposed as 'car-free', with an emphasis on providing appropriate quantities of cycle parking spaces and supporting sustainable transport initiatives. Contributions were also outlined for highway improvements and traffic management measures to restrict parking in the surrounding area.
• Sustainability, Energy, and Climate Change: The proposal included measures for carbon reduction, aiming for a significant reduction in CO2 emissions beyond Building Regulations. It also addressed whole-life carbon, circular economy principles, and strategies to mitigate overheating. The site's potential for connection to a Decentralised Energy Network (DEN) was also a key consideration.
• Urban Greening, Trees, and Ecology: The plans incorporated a comprehensive hard and soft landscaping scheme, including a new urban green space. The development aimed to achieve a net increase in trees on site and proposed measures for biodiversity net gain, exceeding the mandatory requirement.
• Flood Risk and Drainage: The site's location in Flood Zone 1 was noted, and assessments addressed surface water drainage and proximity to the Moselle Brook.
• Air Quality and Land Contamination: Assessments concluded that the development was not considered to be contrary to planning policies regarding air quality, and that land contamination risks could be adequately addressed.
• Fire Safety: A Fire Statement was submitted, detailing fire safety measures for the buildings, particularly for the taller structures.
• Social and Community Infrastructure: Contributions were outlined for social and community infrastructure, including a significant financial contribution towards health infrastructure, based on the NHS London Healthy Urban Development Unit (HUDU) Planning Contributions Model.

The report also included recommendations for granting planning permission subject to conditions and the completion of a Section 106 legal agreement to secure various obligations, including affordable housing provisions, student accommodation affordability criteria, viability review mechanisms, highway improvements, sustainable transport initiatives, and employment initiatives.

Update on Major Proposals

The committee was also scheduled to receive an update on other major proposals in the pipeline. This included information on projects awaiting decision notices, applications awaiting determination, and proposals under discussion at the pre-application stage. A list of current appeals was also to be provided.

Applications Determined Under Delegated Powers

Finally, the committee was to be advised of planning applications that had been determined under delegated powers for the period of 19.06.2024 to 21.06.2024.

The meeting was scheduled to take place at George Meehan House, 294 High Road, Wood Green, London, N22 8JZ. The agenda also included standard procedural items such as filming at meetings, the planning protocol, apologies, urgent business, and declarations of interest. The minutes of the previous Planning Sub Committee meeting held on 3rd June were also to be confirmed.