The Planning Sub Committee of Haringey Council met on Monday 7 September 2026 to review planning applications decided under delegated powers and to receive pre-application briefings on major development proposals. The committee noted the applications decided under delegated powers during July 2026.

Applications Decided Under Delegated Powers

The committee was advised of planning applications that had been decided under delegated powers between 1 July and 31 July 2026. There were no questions from the committee on this item, and the report was noted.

Pre-Application Briefings

The committee received pre-application briefings on two significant development proposals:

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

Philip Elliott, Principal Planning Officer, presented the briefing report for the YMCA Crouch End development. This proposal, which is ahead of a formal planning application submission, involves the redevelopment of the existing YMCA site. Key points raised during the discussion included:

• Community Engagement: Engagement had taken place with Rokesly School, with the school's primary concerns relating to the construction phase, such as logistics, noise, and disruption. The school was broadly supportive of the proposals.
• Resident Amenities: Members welcomed the provision of en-suite facilities for residents, enhancing dignity, privacy, and safety.
• Sustainability: The development would incorporate air source heat pumps and photovoltaic panels across available roof space. Members encouraged the reuse of salvaged materials, particularly bricks.
• Design and Heritage: The Quality Review Panel had commented on the building's relationship with its heritage context, suggesting additional articulation at roof level for visual interest. Members supported this recommendation.
• Security and Staffing: The cycle storage area would be covered, well-lit, and secured. The building would be staffed 24 hours a day, with regular patrols and considered sightlines for surveillance.
• Massing and Roof Design: While the brick detailing was seen as an improvement, the overall massing was considered somewhat monolithic. Further articulation at roof level was suggested, particularly given the proximity to a conservation area. A site visit to the existing YMCA building was suggested to aid understanding.
• Refuse Collection: Concern was expressed regarding the proposed relocation of the refuse collection point to Elmfield Avenue, a School Street, and potential access issues and highway safety concerns.
• Window Design: Window frames would complement the glazed brickwork, with white detailing incorporated through precast concrete elements. High-quality aluminium windows would be used.
• Parking: An accessible parking space would be provided for drop-off and pick-up, with low private car ownership expected among residents.
• Community Facilities: The YMCA indicated that residents would continue to have access to facilities at the Haringey Club and opportunities for arrangements with local leisure providers would be explored.
• Officer Comments: Officers noted that the proposals had undergone extensive pre-application discussions, leading to significant design refinements. The scheme aimed for a contemporary interpretation of Edwardian architecture, with improvements to layout, landscaping, and public realm. Officers considered the scheme to be evolving into a high-quality development.
• Building Entrance: The entrance design had evolved to accommodate residents, staff, visitors, and deliveries, while separating secure residential areas from public spaces. It was designed to be a welcoming lounge environment.
• Material Reuse: Opportunities for retaining and reusing existing building materials, particularly brickwork, would continue to be explored, with a Circular Economy Statement accompanying the application.

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

Philip Elliot, Principal Planning Officer, introduced the briefing report for the Ashley House and Cannon Factory sites. This significant development proposal includes co-living studios, affordable social rent homes, a hotel, and purpose-built student accommodation (PBSA). Key points from the discussion included:

• Affordable Housing: Haringey Homes had expressed interest in developing and operating the affordable housing component, with discussions progressing positively.
• Community Consultation: Consultation extended beyond formal events, including coffee mornings and attendance at local working groups.
• Planning Obligations: Community Infrastructure Levy (CIL) contributions would be paid, and additional public realm or environmental improvements would be secured through Section 106 agreements, potentially including enhancements to the tree belt adjacent to Down Lane Park.
• Impact on Down Lane Park: Members raised concerns about the cumulative impact on Down Lane Park, noting its heavy use and the need for increased maintenance, staffing, and investment.
• Employment and Commercial Space: The proposals aimed to create active commercial frontages with a mix of community-serving businesses and flexible maker spaces, avoiding vacant units. Affordable workspace could be provided at a peppercorn rent, subject to viability.
• Housing Demand: Needs assessments indicated strong demand for co-living, PBSA, and hotel use in the area, supported by public transport accessibility and a lack of existing co-living developments.
• Local Resident Priority: A priority period for key workers, ward residents, and borough residents before wider marketing was proposed and could be secured through a Section 106 agreement.
• Hotel and Employment: The proposed hotel would cater to increasing visitor demand and create employment opportunities.
• Tall Building Placement: The tall building was positioned adjacent to Down Lane Park to improve daylight and sunlight for neighbouring properties and to create a landmark within Tottenham Hale.
• Future Adaptability: Both co-living and PBSA buildings were designed for future adaptation to conventional residential accommodation, with evidence to be provided.
• Co-living Unit Mix: Approximately 90% of co-living units would be for single occupancy, with 10% for dual or accessible use. The development would have 24-hour on-site staffing.
• Resident Demographics: The average length of stay in existing co-living developments was around 19 months, with an average resident age of 33, indicating a broader demographic than just recent graduates.
• Environmental Assessments: Daylight, sunlight, and overshadowing assessments had been undertaken and would accompany the applications. While some overshadowing was anticipated, the layout aimed for a balance between urban design, daylight, and residential amenity.
• Garden Quality: The quality of north-facing garden spaces for proposed houses was questioned, with the applicant stating that occupants would have sufficient private amenity space.
• Family Occupation: Co-living accommodation was intended solely for single adult occupation, with provisions for residents who become parents to find suitable alternative accommodation.
• Housing Affordability: The applicant emphasised the increasing demand for single-person accommodation due to changing demographics and housing affordability pressures.
• Renters Reform Legislation: The applicant would operate in accordance with the Renters Reform legislation.
• Social Isolation: The co-living model aimed to address social isolation through extensive shared facilities, including co-working spaces, lounges, and social areas.
• Resident Support: Support for residents would include a dedicated app, partnerships with organisations like Mind, and staff trained to support vulnerable individuals.
• Design Review: Early-stage Quality Review Panels had considered the masterplan, with subsequent panels focusing on design evolution. Further review would occur for the Cannon Factory site.
• Architectural Identity: The proposed buildings would have distinct architectural identities but contribute positively to Tottenham Hale's character through high-quality brick architecture.

Update on Major Proposals

John McRory introduced the report on major proposals. Regarding Highgate School, officers advised that following extensive public consultation, the school intended to progress its schemes, with an officer briefing to the Planning Sub Committee to take place soon.

Applications Determined Under Delegated Powers

There were no questions on this item.

New Items of Urgent Business

There were no items of urgent business.

Dates of Future Meetings

The date of the next meeting was noted as 5 October.