Almshouse redevelopment at Edmansons Close, Tottenham, London N17

The site and buildings

The site contains listed almshouses, a chapel and Gatehouse around a central quadrangle within a conservation area, with 61 existing dwellings.

“The site, which is located within Bruce Grove Ward, fronts Bruce Grove to the south with buildings wrapped around a large, lawned quadrangle. The site is bounded by Lordship Lane to the North, Bruce Grove and Hartham Road to the south. There are important views both into and from the main quadrangle, specifically from Lipley Road and along Bruce Grove.”

“To the south of the site, lies the original Gatehouse or Lodge Building which is also a Grade II listed building and was the original access point into the site. Adjacent to the Gatehouse is a 1970s residential infill building providing further accommodation. To the rear of the infill there is a small, single-storey laundry building dating from the 1970s, in a poor state of repair. This is not a listed building and is considered to detract from the heritage assets.”

Officer report

Earlier planning history

An earlier listed building consent application was approved with conditions for internal alterations and combining homes.

“Relevant Planning and Enforcement history…”

“HGY/2016/2725 Listed building consent Approve with Conditions 06/10/2016 Listed building consent for internal alterations and amalgamations to create larger dwellings. Proposals involve a reduction in homes from 50 studios, 2 x 1 bed flats and 9 x 2 bed flats to 23 x 2 bed houses and 8 studios.”

Officer report

What officers recommended

Officers recommended approval because the scheme would improve vacant housing and listed buildings, provide family homes, enhance landscaping and avoid material neighbour harm.

“Although no affordable homes can viably be delivered within this scheme, the provision of new high-quality housing through refurbishment of vacant homes and new build homes, including family housing, will contribute to the Borough’s housing stock and targets. The site has been fully vacant since August 2024.”

“The refurbishment works to the Grade II listed chapel are welcomed and would greatly improve and enhance the character of the building as a focal building within the site and would have a positive impact on the character of the listed building.”

Officer report

Consultation responses

Council officers and most external consultees supported the scheme or raised no objection, generally subject to conditions or legal obligations.

“No objections raised, subject to conditions and relevant obligations…”

“No objections, subject to conditions and S106 legal clause…”

Officer report

Residents’ concerns

Of 33 individual responses, 26 objected, raising concerns about overdevelopment, heritage, design, privacy, daylight, noise, traffic, parking and consultation.

“Impact on neighbours - Loss of privacy/overlooking - Loss of daylight/overshadowing to Elsden Road - Noise and disturbance - Odour - No benefit to community…”

“- Road safety - The development may lead to a significant impact upon road safety - Increase in traffic/’insurmountable congestion’ - Cycle parking - Lack of cycle parking details…”

Officer report

Who spoke

A heritage group representative and Councillor Ali spoke against the application, while the applicant explained its charitable aims, funding difficulties and plans for mixed-age housing.

The vote

Members approved the planning recommendation by six votes to two, with one abstention, and approved the listed building consent recommendation by the same margin.

“The Chair asked Catherine Smyth, Head of Development Management and Enforcement Planning to sum up the recommendation for the planning application. The Chair moved that the recommendation be approved following a vote of 6 in favour of officers’ recommendation, 2 against and 1 abstention.”

“The Chair asked Catherine Smyth, Head of Development Management and Enforcement Planning to sum up the recommendation for the listed building consent application. The Chair moved that the recommendation be approved following a vote of 6 in favour of officers’ recommendation, 2 against and 1 abstention.”

Minutes

The decision

The committee authorised planning permission subject to conditions, informatives and a legal agreement securing the stated obligations.

“That the Committee authorise the Head of Development Management and Planning Enforcement or the Director of Planning and Building Standards to GRANT planning permission subject to the conditions set out below and informatives, and the completion of an agreement satisfactory to the Head of Development Management…”

“That, following completion of the agreement(s) referred to in resolution (2.1) within the time period provided for in resolution (2.3) above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions. Conditions/Informative Summary – Planning 1. Three years 2. Drawings 3. Materials & Design Detail 4. Demolition Works 5. Replacement Windows & Doors 6.”

Minutes