Agenda and minutes

Cllr Carter identified in relation to item 7, Sheldon Avenue that he had been approached by the applicant and an objector in his role as a local ward councillor.

The Chair agreed to vary the order of the agenda to consider items 8 and 9 first.

Cllr Gunes arrived late to the meeting and as such did not take part in the determination of item 8, Anderton Court. 

Demolition of existing workshop building and construction of an office and workshop building underneath the viaduct arch number 9.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the demolition of existing workshop building and construction of an office and workshop building underneath the viaduct arch number 9. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out an amendment to condition 3 which current outlined restrictions on the hours of operation of the unit. Following an investigation, a revised condition was proposed requiring written Council approval of the means of ventilation for the unit including odour control and noise levels in order to safeguard the amenity of adjoining properties.

An objector addressed the Committee and raised the following points regarding the application:

·         The arches had suffered from mismanagement over the years

·         No precedent was in place for a food production business in the area

·         Concerns were expressed that the proposed business would be able to operate on a Sunday and bank holidays, causing a nuisance to surrounding residential areas. 

The applicant briefly addressed the Committee and outlined that the granting of the application would allow the expansion of their cupcake business and provided assurance that the business would not be run on Sundays.

The Committee sought clarification on the situation regarding the imposition on restrictions on Sunday and bank holiday hours of use as proposed by the objector and agreed by the applicant, and whether this could be formalised through a condition. Officers advised that currently the unit had no operating hour restrictions imposed under the planning regime but did under the terms of the lease which wasn’t a material planning consideration and which fell under separate legislative provisions for enforcement. The Committee were advised that the imposition of this additional condition could not be justified with regard to the meeting of the statutory tests for the imposition of conditions. Officers considered that the proposed revision to condition 3 was justified, met the statutory test and would address the main grounds of objection to the application covering concerns about noise and odour nuisance.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/3410 be approved subject to conditions.

1.   The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2.   The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

3.   The  ...  view the full minutes text for item 26.

Erection of roof level music room extension to existing school

RECOMMENDATION: grant subject to conditions.

The Committee considered a report on the application to grant planning permission for the erection of a roof level music room extension to the existing school. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. Members praised the quality of the photographs and plans included within the application, an improvement on previous planning applications submitted by Haringey Schools.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/3402 be approved subject to conditions.

1.         The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2.         The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason:  In order to avoid doubt and in the interests of good planning.

3.         The external materials to be used for the proposed development shall match in colour, size, shape and texture those of the existing building.

Reason: In order to ensure a satisfactory appearance for the proposed development, to safeguard the visual amenity of neighbouring properties and the appearance of the locality consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

INFORMATIVE 1:  In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

Retention of all parts of the as-built property, comprising the extended house (excluding north side dormer), pool house and the associated landscaping in the front and rear gardens; elements of which are not in accordance with the approved documents of planning permission HGY/2012/0884; together with the installation of 2 proposed air conditioning units (householder application)

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the retention of all parts of the as-built property, comprising the extended house (excluding north side dormer), pool house and the associated landscaping in the front and rear gardens; elements of which are not in accordance with the approved documents of planning permission HGY/2012/0884; together with the installation of 2 proposed air conditioning units (householder application). The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was drawn to a tabled addendum setting out additional representations received and minor changes to the wording of conditions and informatives. It was advised that planning permission for the scheme was granted in 2012 but a subsequent application was required for small changes made to the form of the built scheme.

The Committee raised the following points in discussion of the application:

·         Concerns were raised that the air conditioning unit to the pool house appeared to exceed the level of the abutting fence to the neighbouring property. The applicant confirmed that the position of the unit had been lowered to below fence level and that a post installation noise assessment was required under condition. It was also noted that the hours of operation were limited under condition.

·         Clarification was sought from the applicant on the reasons behind the planning enforcement breaches from non-compliance with the original permission. The applicant’s representative advised that they had only been engaged post construction but that the problem appeared to have been due to inaccurate drawings hence the need for a retrospective second application.

·         It was questioned whether alternative locations for the pool house air conditioner unit had been considered. The applicant’s representative confirmed that other locations had been looked at but the current location was the farthest away from neighbouring properties whilst being hidden from view.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/3567 be approved subject to conditions.

1)    Within 6 months of the permission hereby approved a post installation noise assessment shall be carried out and submitted to and approved in writing by the Local Planning Authority to confirm compliance with the noise criteria outlined in the noise report submitted with any additional steps necessary to mitigate such noise outlined including details of night-time quiet mode settings. The post installation noise assessment/ measures shall ensure that the external noise level emitted from plant equipment will be lower than the lowest existing background noise level by at least 10dBA, as assessed according to BS4142:1997 at the nearest and/or most affected noise sensitive premises, with all machinery operating together at maximum capacity. The approved details thereafter shall be implemented within 3 months of the approval of such detail and permanently retained and maintained. Reason: In order  ...  view the full minutes text for item 28.

Demolition of existing garages and construction of 5 new dwelling units.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the demolition of existing garages and construction of 5 new dwelling units. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out a minor correction to the report, amended wording to condition 2 and details of further representations received.

A number of objectors addressed the Committee and raised the following points:

·         At the closest point, the separation distance to number 278 Alexandra Park Road was only 8m resulting in a loss of privacy, overlooking from windows and terraces and overshadowing, including a significant loss of sunlight to existing solar panels.  

·         The attention of the Committee was drawn to a tabled representation from Keystone Law on behalf of a number of the objectors and which was circulated to the Committee.

·         52 objections had been submitted in response to the application, although it was felt that the breadth and strength of feeling weren’t accurately captured within the report.

·         Potential damage would be caused to the mature oak tree to the front of the site.

·         The development would have a negative and adverse impact on surrounding area.

·         The adjacent entrance to Alexandra Park was used regularly by local people and would become overlooked and overshadowed due to the scheme and wouldn’t enhance the Park.

·         The design contravened GLA and Council standards and had received negative comments from the Haringey Design Panel.

·         The scheme would remove the turning space for emergency vehicles contrary to Building Regulations. 

·         The new units would have inadequate outside space as well as taking away open space currently used by existing residents.

·         Overlooking to Anderton Court would be intrusive including to the windows of habitable rooms.

·         No noise report had been submitted.

·         It was considered that although the need for additional housing in the borough was recognised, the scheme would contribute to this at the expense of current residents.

Cllr Strickland addressed the Committee as the Cabinet Member for Housing and Regeneration as well as a representative for the applicant and raised the following points:

·         The scheme would contribute to providing additional affordable housing stock within the borough and include units set at Council affordable social rent level as well as a number of larger family size properties.

·         Accommodation provided would be high quality, spacious and meet Lifetime Homes and Code for Sustainable Homes level 4. 

·         The scheme aimed to strike a balance between addressing the concerns raised by neighbours and the provision of new affordable homes.

·         With regards to the Design Review Panel comments referred to by the objectors, it was advised that changes had been made to the design as a result of the review process to address the concerns raised.

·         The units would  ...  view the full minutes text for item 29.

Demolition of garages adjacent to Connaught Lodge and erection of part 3 and part 4 storey building comprising 7 flats and associated landscaping works.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the demolition of garages adjacent to Connaught Lodge and erection of part 3 and part 4 storey building comprising 7 flats and associated landscaping works. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was drawn to a tabled addendum setting out setting out additional representations received. Confirmation was provided that initial plans for a proposed bungalow to the rear of the site had been removed from the application.

A number of objectors addressed the Committee and raised the following points regarding the application:

·         Concerns raised by residents at a meeting on 17 February had not been reflected within the agenda pack and there had been a general lack of communication with Council officers leading to concerns regarding transparency

·         The scheme would result in the loss of valuable open space including the playground which was used regularly by local children

·         The application would cause problems of overshadowing and overlooking to neighbouring properties impacting on their light and privacy levels

·         The scheme would impact on parking problems in the immediate area

·         As a Council application, the scheme should be considered on its merits as opposed to its contribution towards new housing targets

·         The plot was too small for the size of scheme proposed.

Cllr Strickland addressed the Committee in his capacity as Cabinet Member for Housing and Regeneration as well as a representative for the applicant and raised the following points:

·         The scheme constituted a modest development which would be built to a good standard

·         All the units provided would be for social rent, a tenure in high demand in the borough and would include a wheelchair accessible flat

·         Significant changes had been made to the application in response to objections raised including removal of the backland bungalow following concerns regarding overdevelopment and a change from a contemporary to more traditional design sensitive to the Conservation Area.

·         The Council’s commitment to reprovision of the playground currently onsite was reiterated, and to that end two proposals had been drafted for consultation. Sufficient room remained to the rear of the site for amenity space for the new development and a retained area for a playground.

The Committee raised the following points in discussion of the application:

·         Concerns were raised over lack of privacy from the balconies. Officers advised that a condition could be added to cover balcony treatment.

·         In response to concern regarding future discolouration of the white render treatment around the windows, confirmation was provided that this detail would be made of reconstituted stone which was more durable than render.

·         Although the scheme would have a centralised satellite system, it was agreed to add a condition removing permitted development rights for satellite dishes.

·         A view was raised  ...  view the full minutes text for item 30.

Planning Committee (pre app briefing) 10 March

Special Planning Committee 25 March.