The Planning Sub Committee of Haringey Council met on Monday 27 July 2026 to discuss planning applications and receive updates on major proposals. The committee received a report detailing applications decided under delegated powers between May and June 2026.

Applications Determined Under Delegated Powers

The committee was advised of planning applications that had been decided under delegated powers between 1 May 2026 and 30 June 2026. The report, authorised by Catherine Smyth and led by Ahmet Altinsoy, covered applications across all wards. The committee was recommended to note the report.

Pre-Application Briefings

Two significant pre-application proposals were presented to the committee for their review ahead of formal planning applications being submitted.

YMCA Crouch End, 184 Tottenham Lane, Hornsey, London, N8 8SG

The committee received a pre-application briefing on proposals for the replacement of the existing YMCA building at 184 Tottenham Lane, Hornsey, London, N8 8SG. The applicant, YMCA London City and North, seeks to demolish the current structure and construct a new building providing 174 bedspaces of hostel accommodation, along with ancillary facilities, landscaping, and parking. The existing building, dating back to the late 1920s, has limitations including undersized bedrooms, shared toilet and shower facilities, and poor accessibility. The proposed development aims to address these issues by providing modern, fit-for-purpose accommodation with ensuite bathrooms and improved communal spaces.

The proposal involves a building of 3 to 7 storeys, with heights increasing towards the corner of Tottenham Lane and Elmfield Avenue. The design incorporates a mix of 4 to 6-bed clusters and 2 to 3-bed 'Move-on' flats, with 14% of bedspaces designated as 'Move-on' accommodation and 10% wheelchair accessible. The plans also include new landscaping, two car parking spaces for maintenance or management vehicles, and one blue badge space. Cycle parking would be provided along the northwest boundary.

The report detailed extensive public consultation undertaken by the applicant, including exhibitions and online feedback. The Quality Review Panel (QRP) had reviewed the proposals twice, providing feedback on design refinement, articulation, and the building's response to its setting. Key concerns raised by the QRP included the need for greater articulation and hierarchy across elevations, improved civic character for the main entrance, and further consideration of the building's roofline. The applicant has since refined the design to address these points, including greater articulation and hierarchy, and improved the entrance. However, the applicant stated they cannot include a community café due to operational and safeguarding requirements, though there is potential for fitness classes within the planned community spaces.

Material planning considerations discussed included the principle of development, suitability of accommodation and facilities, and the impact on heritage assets. The proposal would need to satisfy criteria related to specialist housing, including no adverse impact on the amenity of neighbouring properties or the character of the area. The report noted that the existing Crouch End Fitness Centre would not be retained, but alternative facilities are available nearby. Transport and parking were also discussed, with a 'car-light' development approach being considered appropriate given the site's accessibility. Energy and sustainability measures, including solar panels and air source heat pumps, were outlined, with a commitment to achieving a 10% Biodiversity Net Gain. Planning obligations would be secured through conditions and Section 106 agreements, potentially including transport matters, employment and skills support, and sustainability obligations.

Ashley House and Cannon Factory Sites, Ashley Road, Tottenham Hale, London, N17 9LZ

A pre-application briefing was also provided for proposals covering two sites: Ashley House and the Cannon Factory, located at Ashley Road, Tottenham Hale, London, N17 9LZ. The proposals, from applicant Re:Shape T Ltd, involve the erection of new buildings on both sites.

On the Ashley House site, the plans include a part 7, part 24-storey building with approximately 530 co-living studios, and a 6-storey building providing 87 affordable Social Rent homes. This site would also feature commercial and community spaces, new public realm, landscaping, and parking.

The Cannon Factory site proposes one or two new buildings: a part 8, part 10-storey hotel with around 150 rooms, and a part 10, part 25-storey building with approximately 500 Purpose Built Student Accommodation (PBSA) units, including 35% affordable student accommodation. This site would also include employment, commercial, and community spaces, along with public realm, landscaping, and parking.

The report noted that the Ashley House scheme is more developed, with detailed layouts, design, and materials under consideration. The ground floor of the affordable housing block would include commercial space and a dedicated community space at the northwest corner, intended to be let at a peppercorn rent. The co-living block's ground floor would feature commercial spaces and co-living amenities. The landscaping strategy includes a tree-lined central street forming part of the 'Green Link' connecting to Down Lane Park and beyond.

The proposed materiality for the co-living block includes light grey brickwork, Glass Reinforced Concrete (GRC), and terracotta and perforated metal panels. The affordable housing block would use dark grey and off-white brickwork, with green perforated panels. The co-living block is designed as a part 7, part 24-storey building, with the 7-storey element reflecting adjacent building heights and the 24-storey tower located at the western end. The affordable housing block is a 6-storey building.

Material planning considerations included land use, with the principle of residential uses supported by site allocations and planning history. The proposals aim to deliver significant housing, including 87 affordable homes for social rent on the Ashley House site, representing 35% affordable housing by net internal area of the co-living block. This level of affordable housing complies with the London Plan, though not the Local Plan's target of 40%. The report noted that co-living is an emerging housing type, and while not explicitly addressed in the current local plan, the London Plan acknowledges its role in contributing to housing targets. The draft Local Plan, however, expresses caution regarding co-living, suggesting it should be an ancillary component of larger mixed-tenure developments. The applicant will need to justify the quantum of co-living accommodation and demonstrate how it contributes to a mixed and inclusive neighbourhood.

The proposals for the Cannon Factory site are less developed, but both PBSA and hotel uses could be supported subject to compliance with relevant policies. The report highlighted the need for details on discussions with universities for the PBSA component and for the hotel to incorporate ancillary facilities open to the public and create local employment.

The design, layout, and impact on townscape and heritage were discussed, with the Quality Review Panel (QRP) having reviewed the proposals twice. The QRP supported the developed site layout and massing but advised further refinement of the affordable block design and the expression of the tower's base, middle, and crown. Further studies on how façades and building design can respond to overheating and daylight were also recommended. The proposals aim to comply with relevant design and heritage policies, and the impact on heritage assets will be fully assessed.

Transport, parking, and highway safety were considered, with a 'car-lite' approach deemed appropriate due to the sites' high public transport accessibility. The proposals include on-site parking for blue badge spaces only. Energy and sustainability strategies include a fabric-first approach, passive house principles, PVs, and targets for Urban Greening Factor and Biodiversity Net Gain. Landscaping, urban greening, and biodiversity are incorporated through communal amenity and planted public spaces, including the Green Link street. The proposals are expected to achieve a 10% Biodiversity Net Gain. Flood risk and drainage were also noted, with the site in Flood Zone 2. Planning obligations would be secured through the Planning Obligations SPD 2018, potentially including affordable housing, transport matters, and employment and skills contributions.

Update on Major Proposals

John McRory provided an update on major proposals in the pipeline. The committee was informed that the YMCA application on Tottenham Lane would be presented as a briefing item shortly. Members queried the extended timelines for some proposals, with officers explaining that negotiations on Section 106 agreements can cause delays. Questions were also raised regarding a pre-application proposal at Finsbury Park for a theatre and its impact on the park's appearance, with officers explaining policy constraints related to this pre-application. The committee was recommended to note the report.

Applications Determined Under Delegated Powers

The committee noted a report detailing applications determined under delegated powers between May and June 2026. The report, authored by Ahmet Altinsoy, indicated that team managers and their deputies oversee decisions within their respective areas to ensure consistency, though each application is considered on its own merits. It was explained that some applications involving legal agreements are brought to the Planning Sub Committee, while others are determined by officers. The committee was recommended to note the report.

The meeting was chaired by Councillor Scott Emery. Apologies were received from Councillor Mike Hodges and Councillor Luisa Brands. There were no declarations of interest. The minutes of the previous meeting on 8 June 2026 were confirmed and signed. The date of the next meeting was noted as 7 September 2026.