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White Hart Lane Railway Station in the London Borough of Haringey Planning Application No

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White Hart Lane Railway Station in the London Borough of Haringey Planning Application No planning report D&P/4127/01 31 October 2016 White Hart Lane Railway Station in the London Borough of Haringey planning application no. HGY/2016/2573 Strategic planning application stage I and II referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Works to extend the operational railway station at White Hart Lane. Creation of a new station entrance, ticket hall, station facilities and station forecourt. Provision of a new pedestrian entrance from Penshurst Road. Improved access and lift access from street level to platforms, including the erection of new platform canopies. Demolition of the existing station entrance and 33 local authority owned garages. Enhanced public realm and cycle parking facilities. Improvements to the former station building. Plus associated works. The applicant The applicant is Rail for London Ltd, and the architect is Landolt & Brown. Strategic issues summary Historic environment & urban design: The proposal is of a high design quality and provides a much improved configuration of the Station concourse, which allows much improved crowd control in response to the increased capacity of Tottenham Hotspur Stadium development. The proposals enhance the setting of the historic environment (para’s 18-24). Transport: The proposal will improve the safety of passengers using the Station during events and is strongly supported (para’s 29-33). The Council’s decision In this instance, Haringey Council has resolved to grant permission, subject to conditions and completion of legal agreements. Recommendation That Haringey Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. page 1 Context 1 On 14 October 2016, the Mayor of London received documents from Haringey Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008, the Mayor would have until 24 November 2016 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. However, in this instance, the Council determined the application on 10 October 2016, before the Mayor’s six week consultation period had expired therefore a stage one response was not issued. 2 The application is referable under Category 2C “Development to provide (d) a railway station or a tram station”. 3 On 10 October 2016, Haringey Council decided that it was minded to grant planning permission, subject to conditions and completion of legal agreements. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct the Council under Article 6 to refuse the application, or issue a direction to the Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application and any connected application. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site is approximately 0.70 ha and comprises: London Overground White Hart Lane Station’s ticket office and concourse at ground level; Network Rail platforms (currently operated by London Overground Rail Operations Ltd) providing routes towards Cheshunt and Enfield Town to the north and Seven Sisters and the City to the south; Vaulted brick arches beneath the railway embankment; Former two storey station building; A goods and storage yard used and owned by the lessees of the former station building; 33 local authority owned garages; Areas of public realm on Love Lane and Penshurst Road. 7 The Station is located at the junction of the railway embankment running north to south, and White Hart Lane running east to west. Access to both platforms is provided by stairs located on either side of the railway embankment, accessed from White Hart Lane. 8 To the east of the site lie two 10 storey residential blocks, which form part of the Love Lane Estate. White Hart Lane itself is mixed in character, comprising two and three storey buildings with commercial uses at ground floor. Tottenham Hotspur Stadium development lies approximately 250 metres to the east of the site, which includes the construction of a new 61,000 capacity stadium, due to be completed by August 2018. The northern part of the site is located within the North Tottenham Conservation Area. 9 White Hart Lane lies to the immediate north of the site and is a major local thoroughfare and key route for buses between Tottenham and Wood Green. It links the A10 High Road in the east and the A105 Green Lanes Road in the west, connecting Wood Green London Underground Station. Both the A10 and the A105 connect to the A406 North Circular Road in the north. The site’s public transport accessibility level (PTAL) of 4 (on a scale of 1a to 6b) demonstrates its page 2 good accessibility to the public transport network. To the east of the site, between the Station and High Road, the PTAL rises to 5 due to the proximity of bus routes. Bus routes serve Edmonton and Waltham Cross in the north, Dalston in the south, and Holloway and Central London in the south west. Details of the proposal 10 Full planning permission is sought for a new ticket hall on Love Lane; new London Overground ticket gate lines and Station facilities; two new lifts to provide step free access to each platform; new platform canopies; a new Station entrance on Penshurst Road, also providing direct access between Love Lane and Penshurst Road via an unpaid link; and public realm enhancements. The proposal will create 20 cycle spaces on the station forecourt to the south of the station entrance. 11 Redevelopment of the Station is driven by the scale of development coming forward in the area, in particular the redevelopment of Tottenham Hotspur Stadium with a much increased capacity, as part of the wider development of the Northumberland Park area. Improvements to transport links as one of its key strategies to achieve the vision for Tottenham’s future. Within this context, the Station is an important transport hub and the existing Station cannot fully support the regeneration objectives for the area. Strategic planning issues and relevant policies and guidance 12 The relevant issues and corresponding policies are as follows: Regeneration London Plan; Mayor’s Economic Development Strategy Historic environment London Plan Urban design London Plan Inclusive design London Plan; Accessible London: achieving an inclusive environment SPG Transport London Plan; the Mayor’s Transport Strategy Crossrail London Plan; Crossrail SPG 13 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is made up of Haringey’s Strategic Policies DPD (2013), the Saved Policies within the Unitary Development Plan, and the London Plan (Consolidated with Alterations since 2011). 14 The following are also relevant material considerations: The National Planning Policy Framework, Technical Guide to the National Planning Policy Framework and National Planning Practice Guidance. The Upper Lee Valley Opportunity Area Planning Framework (ULV OAPF) (July 2013). The Tottenham Area Action Plan (Pre-Submission Version, January 2016). The Site Allocations DPD (Pre-Submission Version, January 2016). The Development Management DPD (Pre-Submission Version, January 2016). Alterations to Strategic Policies (Pre-Submission Version, January 2016). Tottenham Strategic Regeneration Framework (2014). High Road West Masterplan (2014). Northumberland Park Regeneration Area Masterplan (2013). page 3 Principle of development 15 The site falls within the Upper Lee Valley Opportunity Area (London Plan Policy 2.13 and Map 2.4), identified as one of London’s major growth areas where 15,000 new jobs and 20,100 new home are projected to 2031. The site is also within an Area of Regeneration as identified in the London Plan (Policy 2.14, Map 2.5). The site falls within the High Road West Masterplan area, which promotes the delivery of a new station for White Hart Lane; the Tottenham Strategic Regeneration Framework (2014), which identifies improvements to transport links as one of its key strategies to achieve the vision for Tottenham’s future; and the Northumberland Park Strategic Framework Masterplan (2013), which identifies the need for significant investment and improvements at White Hart Lane Station. Several land parcels around the Station have been identified in the Tottenham Area Action Plan as major opportunities for growth, including the High Road West area (NT5) and North Northumberland Park (NT3). The redevelopment of Tottenham Hotspur Stadium is central to development in the wider Northumberland Park area. 16 Within this context, the Station is an important transport hub and with the anticipated scale of growth outlined above and already coming forward in the area, increasing demands are being placed on the Station to perform as a first class interchange. The existing Station cannot fully support the regeneration objectives for the area. 17 The proposals are strongly supported in strategic terms, and are consistent with the aims of London Plan Policies 6.1, 6.2 and 6.4, seeking to enhance strategic interchanges and London’s transport connectivity and improve public transport capacity. The proposals will result in significant improvements to the Station capacity, which is critical to accommodating the significant growth planned for the area. Historic environment 18 The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out the statutory duties for dealing with heritage assets in planning decisions.
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