Harringay, Haringey - So Good they Spelt it Twice!
TK Maxx Refused Planning Permission
TK Maxx has been refused planning permission at the Royal Mail building due the likely impact on traffic.
Traffic and Parking
National planning policy seeks to reduce greenhouse gas emissions and congestion. This
advice is also reflected in the London Plan Policy 6.11 ‘Smoothing Traffic Flow and
Tackling Congestion’ and broadly in Haringey UDP Policy UD3 ‘General Principles’.
An application for the same development was submitted in September 2012. Haringey’s
Transportation team objected to that development and maintains that objection for the
current application. The highways surrounding this site currently suffer from severe traffic
congestion during the peak periods due to heavy traffic Green Lanes. The flow of traffic on
Green Lanes is further impeded by vehicles entering Green Lanes from the ‘Ladder’ roads.
This is most severe between the junctions of Green Lanes with Endymion Road to the
junction of Green Lanes and Hewitt Road.
The proposed change of use to A1 retail is likely to result in greater traffic flows during
peak periods due to a likely increase of vehicle movements and a shift away from out the
out-of-peak traffic generated by the existing Sorting Office.
To assess the impact, the applicants submitted a traffic model however the model has not
been validated by TfL as correct. As such, it is not possible to properly assess the impact.
The applicant has proposed mitigation by way of widening the carriageway on Williamson
Road to provide additional capacity. Whilst the widening of the carriage will help to
formalise the flow of traffic into two lanes, this would not provide any additional capacity at
the junction.
Therefore, it is considered that the proposed change of use, in the absence of a the
submission by the applicant of a properly validated traffic model, is likely to
increase vehicle traffic to the site and to exacerbate existing traffic conditions, which is
likely to cause harm to public and private transport networks through increased congestion
and cause adverse impacts upon highway and pedestrian safety. This would be contrary to
Policy UD3 ‘General Principles’ of the Unitary Development Plan 2006 and Policy 6.11 of London Plan 2011.
SUMMARY AND CONCLUSION
The application proposes the change use of a Royal Mail Sorting Office to retail with
external alterations to create new shopfront, new roof, insertion of mezzanine floor and
reconfiguration of car park to provide additional staff car parking.
The principle of the change of use is supported by local and London Policy and there
would no harm to residential or visual amenity. However it is likely that the development
will result in greater congestion on local streets. The applicants have submitted a traffic
model which seeks to properly forecast the impact however it has not been validated by
Transport for London, consequently, its results cannot be reliably accepted.
Therefore, it is considered that the proposed change of use, in the absence of a the
submission by the applicant of a properly validated traffic model, is likely to
increase vehicle traffic to the site and to exacerbate existing traffic conditions, which is
likely to cause harm to public and private transport networks through increased congestion
and cause adverse impacts upon highway and pedestrian safety. This would be contrary to
Policy UD3 ‘General Principles’ of the Unitary Development Plan 2006 and Policy 6.11 of
London Plan 2011. Refusal is therefore recommended.
RECOMMENDATION
REFUSE PERMISSION
Replies to This Discussion
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Permalink Reply by pamish on
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Great, we can use this to oppose the development over 7 Sisters station then. Don't all the other shops contribute to the traffic jams? If TKM got all their customers to promise to walk or cycle would it get permission?
What this shows is that they are admitting that the traffic management there is out of control.
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Permalink Reply by David Robson on
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It does imply that no retailer will be able to use that space.
It would be interesting to hear from the Council what they are planning to do to try and improve the "severe traffic congestion" on Green Lanes
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Permalink Reply by Bethany Burrow Atherton on
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So now I have to go miles to pick up parcels AND I won't have a TKMaxx on my doorstep? Oh, man.
Good news that the traffic issues have been recognised, though.
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Permalink Reply by Milda Rami on
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Well.. they can always turn it into a betting shop..
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Permalink Reply by Justin Guest on
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No, better than that- they can take all 6 or 7 bookies along Green Lanes, and put them all in the same place. Everyone's a winner!
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Permalink Reply by Alison P on
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Blimey, some sense at last!
Hard to imagine who'd rent the unit then - someone whose customers don't drive during peak hours? Gym? Club? Restaurant?? Casino ...
Remind me, did the current owners throw the PO out? They must be gutted.
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Permalink Reply by GillianM on
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Maybe it could be used as a sorting office??? Can someone explain why they had to leave in the first place?
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Permalink Reply by Michael Anderson on
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If T K have gone to the expense of acquiring the lease I would imagine they will appeal the decision.
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Permalink Reply by linka on
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yes, they've given the grounds for appeal in the answer, repeatedly. This isn't over.
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Hi,
I'm a student at City University, doing a Masters in Broadcast Journalism.
As part of the Masters, we are doing a news programme today at 3pm, which counts towards my final grade. It isn't broadcast anywhere, but it would massively help me out if any of you are able to give me a quote about your reaction to the fact that TK Maxx won't be coming to Green Lanes.
Would TK Maxx have been a useful addition to the community? Or do you agree that the increased traffic would be a real problem?
You can either reply on here. Or email me on hrm377@gmail.com .
I just need one or two sentences, the sooner the better - like I say, it would be a massive help to me, and I can't thank you enough!
Hannah
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I expect the reasons for refusal are sound enough in themselves but I despair when reading things like 'The applicant has proposed mitigation by way of widening the carriageway on Williamson Road to provide additional capacity.' It's been accepted for nearly 50 years that providing additional capacity for traffic simply induces more traffic to fill that capacity (which then of course leads to calls for more capacity). There's no chance the traffic issues will get sorted when these sort of outdated traffic planning ideas hold sway.
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