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