Issue - meetings

Demolition of existing garages and erection of 2 x single storey houses with associated car parking.

RECOMMENDATION: Refuse permission.

The Committee was informed that the application site comprised a lock up garage court between Cecile Park and Haringey Park.  The site was a long, narrow rectangle surrounded on all sides by the rear gardens of the neighbouring residential properties.  Access is from Gladwell Road which is a steep sloping residential street.  The site was located within the Crouch End Conservation Area.

The site had been subject to a number of planning applications for change of use to residential in recent years.  In 2006 a public enquiry was held to consider six separate applications having been made between 2001 and 2006.  Two of those appeals were withdrawn and the remaining four were dismissed.

In support of their application, the applicant had amended the scheme in relation to the Inspector’s comments and submitted a planning statement, design and access statement, sustainability checklist, structural survey, highways statement, tree condition survey, bat and other protected species survey.  The number of units had been reduced from four to two and from 2-storey to single storey along with the removal of the new garages proposed as part of the previous schemes.  The proposed houses would not be substantially higher than the existing garage buildings and would not interfere with the views across the site from the surrounding properties.

The Transportation Group considered that the development would not generate sufficient traffic to prevent sharing the access between pedestrians and vehicles.  They had however, recommended traffic calming measures at the access point via a Section 278 agreement.

The Council, in order to address the issues raised regarding the loss of the garages, carried out its own surveys into parking demand and demand for lock up garages in the local area.  The results demonstrated that there were more vehicles parked in the survey area than there were spaces available, the results clearly indicated that severe parking pressures did exist in the area surrounding the application site.  The second survey demonstrated that there was demand for lock up garages in the area.  If garages were available then the majority of local people would wish to rent or buy one.

An Arboricultural method statement had been supplied giving details of the method of construction in terms of the tree roots, particularly in relation to the foundations.  Eight trees highlighted would be removed for reasons of sound arboricultural management, the applicant had stated with the exception of these trees, there was no other intention to remove any other trees.  The large Horse Chestnut tree which was protected by a Tree Preservation Order was to be retained.

It was considered that the current scheme conflicted with the aims of policy UD3(c) of the Unitary Development Plan 2006, which stated that development should not significantly affect the public and private transport networks, including highways or traffic conditions.  In addition the proposal was considered to result in a detrimental effect on the conservation area as a result of additional on-street parking.  The scheme was considered to fail to meet the requirements of PPG15 and  ...  view the full minutes text for item 272