The Planning Sub Committee of Haringey Council met on Monday 27 July 2026 to discuss a range of planning applications and proposals. The committee noted a report detailing applications decided under delegated powers between May and June 2026, and received pre-application briefings on two significant development proposals.

Pre-Application Briefings

The committee received pre-application briefings on two major development proposals, allowing members to provide input before formal applications are submitted.

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

The committee was briefed on proposals to replace the existing YMCA building at 184 Tottenham Lane¹ with a new, modern facility. The proposed development includes 174 bedspaces of hostel accommodation, with ancillary facilities and landscaping. The applicant, YMCA London City and North, has identified several limitations with the current building, including undersized bedrooms, shared toilet and shower facilities, limited accessibility, and a lack of self-contained kitchens. The new building is designed to be between 3 and 7 storeys, with frontages on Elmfield Avenue, Tottenham Lane, and Rosebery Gardens, wrapping around a rear courtyard. The proposal includes 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 design approach aims to respond to the prominent high street location and nearby heritage assets, including the Grade II* listed The Queen's Public House and the Crouch End Conservation Area. The Quality Review Panel² has reviewed the proposals twice, offering feedback on scale, massing, ground floor activation, and architectural detailing. Key considerations raised include the need for greater articulation and hierarchy across elevations, a stronger civic character for the main entrance, and further refinement of the building's response to its setting. The applicant has sought to address these concerns through design development, including refining the corner treatment and improving the entrance sequence.

Concerns were raised regarding the loss of the Crouch End Fitness Centre, which currently occupies a significant portion of the ground floor of the existing building. The applicant stated that the fitness centre is leased to an independent provider and would not be retained in the new development due to operational and space requirements. Alternative fitness facilities are available nearby.

The proposal also addresses transport and parking, with a PTAL (Public Transport Accessibility Level)³ score of 3, indicating moderate access to public transport. The development is designed to be 'car-lite', with limited on-site parking for maintenance vehicles and blue badge holders. Cycle parking will be provided. Energy and sustainability are key considerations, with a focus on a fabric-first approach, passive house principles, and the potential for solar panels. Biodiversity Net Gain⁴ and urban greening targets are also being addressed.

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

The committee received a briefing on proposals for two sites, Ashley House and the Cannon Factory, located north of the Tottenham Hale District Centre. The proposals involve the erection of new buildings to provide a mix of uses, including co-living studios, affordable social rent homes, a hotel, and purpose-built student accommodation (PBSA).

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 with 87 affordable social rent homes. These will be accompanied by commercial and community spaces, new public realm, landscaping, and parking. The Cannon Factory site proposes one or two buildings, including a part 8, part 10-storey hotel with around 150 rooms, and a part 10, part 25-storey building with approximately 500 PBSA units, including 35% affordable student accommodation. Employment, commercial, and community spaces are also included.

The sites are among the last remaining parcels within the Tottenham Hale District Centre allocations that have not yet been redeveloped. The area has seen significant change with several high-density, mixed-use developments recently completed or under construction, with building heights ranging from 6-8 storeys up to 20+ storeys.

The Ashley House scheme is more developed, with detailed design, materiality, and layouts under consideration. The co-living block is proposed to be part 7, part 24 storeys, with the 7-storey element reflecting the height of adjacent buildings and the 24-storey tower located at the western end, adjacent to Down Lane Park. Materials proposed include light grey brickwork, Glass Reinforced Concrete (GRC), and terracotta and perforated metal panels. The affordable housing block is a 6-storey building, with materials including dark grey and off-white brickwork and green perforated panels.

The Cannon Factory site proposals are still in advanced discussion, with general massing and scale indicated. The PBSA element is proposed to be part 10, part 25 storeys, with the hotel building being part 8, part 10 storeys.

The Quality Review Panel⁵ has reviewed proposals for both sites, broadly supporting the proposed height, massing, and placement, subject to environmental testing and further design development. They highlighted the importance of creating a unified sense of place as these sites complete the Tottenham Hale masterplan. Specific feedback included considerations for the long-term adaptability of PBSA and shared living blocks, the distribution of amenity spaces, and the integration of cycle storage within buildings.

The proposals aim to comply with relevant planning policies regarding housing delivery, including the provision of affordable housing and specialist housing types like co-living and PBSA. The delivery of 87 affordable homes for social rent on the Ashley House site is a key benefit. The quantum of co-living accommodation and its contribution to a mixed and inclusive neighbourhood will require further justification in a formal submission.

Applications Determined Under Delegated Powers

The committee noted a report detailing planning applications that had been decided under delegated powers between 1 May 2026 and 30 June 2026. This report listed numerous applications across various wards, with the vast majority being approved with conditions. These included a wide range of householder applications, such as loft conversions, extensions, and window replacements, as well as full planning permissions for various developments and the discharge of conditions from previous approvals. A small number of applications were refused or deemed not to require prior approval.