Agenda and draft minutes

Apologies for absence were received from Councillor Sheila Peacock and Councillor Gina Adamou substituted for her.

Councillor Ray Dodds Chaired the meeting in Councillor Sheila Peacock’s absence.

The Chair will consider the admission of any late items of urgent business.  Late items will be considered under the agenda item where they appear.  New items will be dealt with at item 19 below.

No items of Urgent Business were raised.

A member with a personal interest in a matter who attends a meeting of the authority at which the matter is considered must disclose to that meeting the existence and nature of that interest at the commencement of that consideration, or when the interest becomes apparent.

A member with a personal interest in a matter also has a prejudicial interest in that matter if the interest is one which a member of the public with knowledge of the relevant facts would reasonably regard as so significant that it is likely to prejudice the member's judgment of the public interest and if this interest affects their financial position or the financial position of a person or body as described in paragraph 8 of the Code of Conduct and/or if it relates to the determining of any approval, consent, licence, permission or registration in relation to them or any person or body described in paragraph 8 of the Code of Conduct.

No declarations of interest were raised.

To consider receiving deputations and/or petitions in accordance with Part Four, Section B, Paragraph 29 of the Council’s Constitution.

No petitions or deputations were received.

To confirm and sign the Minutes of the Planning Committee held on 13 July 2009.

RESOLVED:

That the minutes of the meeting held on 13 July 2009 be confirmed as a correct record.

To advise the Committee on Appeal decision determined by the Department for Communities and Local Government during June and July 2009.

The Committee received a report that detailed the outcome of appeal decisions determined by the Department of Communities and Local Government (DCLG) during the period commencing 1 June to 31 July 2009.

It was noted that during June, ten appeals had been determined, two of which had been allowed. A further seven had been dismissed and one was withdrawn.

During July twelve appeals had been determined by the DCLG. Seven of these had been allowed and five had been dismissed.

The Committee was advised that costs had been awarded with respect to planning applications reference HGY/2008/1020 and 1021, which related to land to the rear of 27-47 Cecil Park, N8 9AX. It was noted that the Planning Inspector had dismissed Appeal A; however, Appeal B had been allowed on different grounds as the Planning Inspector considered that the proposed demolition of the garages would increase on street parking and consequently damage the Conservation Area.

It was noted that costs had also been incurred with respect to planning application reference HGY/2008/0152, which related to 25 Watson Road.

RESOLVED:

That the report be noted.

To inform the Committee of decision made under delegated powers by the Heads of Development Control (North & South) and the Chair of the above Committee between 22 June 2009 and 23 August 2009.

The Committee received a report setting out the decisions made under delegated authority by the Head of Development Management (North and South) and the Chair of the Planning Committee.

RESOLVED:

That the report be noted.

To advise the Committee of Performance Statistics for Development Control and Planning Enforcement Action since the 13 July 2009 Committee meeting.

The Committee received a report that provided an overview of performance against Development Control and Planning targets since the previous meeting held on 13 July 2009.

RESOLVED:

That the report be noted.

Report of the Director of Urban Environment to informa Members on Planning Enforcement performance for the last quarter and service issues.

The Committee received a report that provided an overview of performance with respect to planning enforcement during the last Quarter.

In response to a query the Committee was advised that the breeches of conditions seen during the last quarter did not indicate any new trends.

It was agreed that queries with respect to customer complaints and how these could be dealt with more effectively should be held outside the meeting.

RESOLVED:

That the report be noted.  

To confirm the following Tree Preservation Orders:

1. 185 Alexandra Park Road, N22
2. 56 Park Ridings, N8

The Committee considered a report recommending the confirmation of Tree Preservation Orders at:

• Rear garden of 185 Alexandra Park Road
• Rear garden of 56 Park Ridings

RESOLVED:

That the Tree Preservation orders, detailed in the report, be approved.

Report of the Director of Urban Environment to seek Members’ agreement for this Draft Design Guidance to be issued for public consultation, and for the duration of the consultation period to be used by the Planning Service for development control purposes.

The Committee considered a report presenting draft Design Guidance, with respect to South Tottenham House Extensions, which would be issued for public consultation following adoption by Cabinet in October 2009.

It was noted that there had been a drafting error in the report, which sought approval from the Planning Committee, rather than the Cabinet, to issue the draft guidance for public consultation. The Committee was advised that the recommendation should have sought approval to recommend to the Cabinet that it approve the issuing of the draft Guidance, as it was not within the Committee’s gift to make this decision.

The Committee was given a summary of the report and the process that had been undertaken in forming the proposed guidance.

In response to a query the Committee was advised that whilst the guidance recommended the adoption of certain types of extension, there would be no compulsion to alter existing extensions. There would be no objection to a mix of the three styles proposed being used within individual streets.

The Committee was advised that the drawings presented were indicative and that details of the materials to be used could be specified by condition.

It was noted that under permitted development tights individuals were able to build on up to half of land behind their properties and therefore conditions could not be imposed that would contradict this.

There was agreement that the document should be amended to include dorma windows at the rear of buildings where flat roofs were used and it was suggested that this could be incorporated within the first design set.

Councillor Goldberg commended the guidance and noted that the consultation process undertaken had been particularly successful. He noted that engagement with the local community had resulted in a guidance that both addressed the needs of the local community and that would improve design standards in the area.

Mr Davidson spoke in support of the adoption of the guidance.

RESOLVED:

That the Planning Committee recommend that the Council’s Cabinet issue the Draft Design Guidance for South Tottenham Extensions, September 2009, as set out in the report, for public consultation.

Creation of 6 x multi use games areas and two tennis courts together with close netted wire fence 4 meters high; new gravel footpath and 1 metre high retaining wall along with the insertion of  3 x underground rainwater collect and holding tanks. Placing of 10 x new seating benches and planting of trees and refurbishment of existing building into changing rooms. (AMENDED DESCRIPTION & AMENDED PLANS).

RECOMMENDATION: Grant permission subject to conditions

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

In addition to those list in the report, five additional letter of objection and two letters of support had been received from local residents.

The Committee discussed the application and it was noted that several local residents had claimed that they had not received correspondence from the Local Authority notifying them of the timescale for submitting objections.

In response the Committee was advised that local residents had been sent letters within the prescribed timetable notifying them of the application and of date of the Planning Committee meeting when it was being considered. It was likely that the recent postal strikes had delayed the receipt of these letters.

At the invitation of the Chair, Mr Edmund Gordon of 179 Cranley Gardens and Mr Mel Cairns of 67 Glasslyn Road, spoke in objection to the application.

Councillor Gail Engert addressed the Committee and advised that she also spoke on behalf of Councillor Jonathan Bloch. Councillor Engert noted that the land was designated as Metropolitan Open Land under the ?? She contended that application proposal was unacceptable in terms of the additional level of traffic it would generate on a road that was already congested. The increased use of the area would also create additional noise and disturbance to local residents. It was noted that only one bus route served this area so public transport was limited.

In response to a question Councillor Engert advised that the widening of the entrance would alter the character of the area. 

At the invitation of the Chair, Mr Clifford Tibber, Chairman of the North Middlesex Cricket Club, spoke in support of the application and the Committee put a number of questions to him following his statement.

Mr Tibber clarified that clarified that the Cricket Club was not the applicant and confirmed that the Cricket Club would continue to use the existing changing facilities if the application were granted.

With respect to residents concerns over additional noise the Committee was advised that before the Cricket Club, as the leaseholder, had agreed to the proposal, it had imposed conditions and restrictions to mitigate this.

It was noted that the application did not seek to introduce flood lighting. If this were to be added planning permission would be required.

At the invitation of the Chair, Carolyn Apcar, the applicant’s agent, spoke in support of the application and the Committee put a number of questions to her.

With respect to the impact of the proposal upon traffic the site and requests for a new traffic survey to be undertaken, the Committee was advised that a new survey had not been considered necessary as the proposal did not represent a change of use.

In terms of the widening of the entrance to the site Miss Apcar noted that this represented an improvement as existing entrance meant that only one  ...  view the full minutes text for item 41.

Erection of two x 4 bed houses, two x 5 bed houses and twelve x 2 bed flats with associated car parking, amenity space and new footpath.

RECOMMENDATION:Grant permission subject to conditions and subject to section 106 Legal Agreement

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

At the invitation of the Chair Ms Belinda Batten of 99 Plevna Crescent spoke in objection to the application. Following her statement Ms Batten agreed to show the Committee, on the plans provided, where rubbish was being left.

Councillor Bevan, Cabinet Member for Housing, addressed the Committee. He contended that there were contradictory sets of figures set out in the report with respect to the number of parking spaces allocated. He also raised concern at the proposed use of a gated access, which he argued were prone to breaking down and vulnerable to vandalism, causing residents problems when accessing their properties.

At the invitation of the Chair, the applicants agent Mr Ruffels, spoke in support of the application.

Following his statement the Committee put questions to Mr Ruffels. In response to a query, the Committee was advised that the gated access had been included on the advice of Police Design Consultant and that provision would be made within the contract for the ongoing maintenance of these.

In terms of the provision of parking spaces within the scheme Mr Ruffels advised that planning guidance had been followed here and that the number proposed reflected this. At present no arrangement had been formed with the adjacent estates to allow residents of the new scheme to park in existing parking bays.

The Committee discussed proposals with respect to the distribution of Affordable Housing within the site and concern was raised that this was situated in one block rather than being ‘pepper potted’ throughout the site.  The Committee was advised that this approach had been taken as it was more efficient for the Housing Associations to manage schemes when they were situated in one block rather than being distributed throughout the site.

There was a general consensus that the applicant should be asked to have further discussions with the Police with regard to the use of a gated access with a view to removing these and that an Informative to this effect should be attached to any approval.

The Committee was advised that, if it were minded to approve the application, the Code Level referred to in the report, with respect to sustainability, should be reduced from Level 4 to Level 3. This had originally been suggested as Level 4 would be the standard applied as of next year. However, the applicant had requested that Level 3 be applied in this instance as the specification had been worked up on this basis.

RESOLVED:

That planning application reference be granted, subject to conditions and Legal Agreement set out below:

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  ...  view the full minutes text for item 42.

Demolition of existing building except for the administration building that fronts Coppetts Road; the conversion of the administration building fronting Coppetts Road, and the erection of seven blocks between 2/4 storeys in height to provide a total of 58 units with associated parking, access roads and landscaping. (Amended Description).

RECOMMENDATION: Grant permission subject to conditions and to Section 106 Agreement.

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

Councillor Bevan, Cabinet Member for Housing, addressed the Committee and noted that he had several concerns with respect to the application. He queried whether the application had been considered by the Design Panel and raised concern with regard to the level of Affordable Housing achieved and the way in which it was distributed within the scheme.

Given that the waiting list for housing was high and the level of people living in Temporary Accommodation, Councillor Bevan contended that the 50% Affordable Housing should have been achieved. He also noted that this should be ‘pepper potted’ throughout the scheme rather than being limited to one area.  

The Committee was advised that the target of 50% Affordable Housing was a guide line and justification had been provided for the lower level set out in the application.  There were management issues attached to mixing different types of tenure and this was why the Affordable Housing was located in specific areas of the site.

Members expressed concern that this was a recurring issue and there was a general consensus that a process ought to be established with Housing Associations to allow tenures to be mixed and to overcome their concerns with respect to this.

The Assistant Director advised the Committee that the level of Affordable Housing was acceptable in planning terms. If the Committee was minded to defer the application, officers could discuss this issue with the applicant further, with a view to obtaining a higher level of Affordable Housing and the distribution discussed.

It was also requested the density was of the scheme was discussed with the applicant.

RESOLVED:

That planning application reference be deferred

Demolition of existing buildings and erection of a new three storey building to include 6 x new commercial units (B1 uses) and residential units, comprising of 5 x one bed and 1 x two self contained flats (amended description).

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

The Committee was advised that there was one further condition to add to the application and this was the addition of a Traffic Management Scheme for Hornsey Lane.

RESOLVED:

Two story extension to an existing purpose-built doctor's surgery to accommodate six extra consulting rooms with associated waiting areas.

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

RESOLVED:

That planning application reference, be granted subject to the conditions set out below:

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 complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.            

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

Materials and Landscaping

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.

4. Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of:

a. Those existing trees to be retained. 

b. Those existing trees to be removed. 

c. Those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be agreed with the Council's Arboriculturalist. 

d. Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

5. Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a  ...  view the full minutes text for item 45.

Conversion of upper floors into eight self contained flats (1 x 3 bed, 2 x 2 bed, 5 x 1 bed).

RECOMMENDATION:Grant permission subject to conditions

The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.

RESOLVED:

That planning application reference be granted subject to the conditions set out below:

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 complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.            

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

3. A suitable soundproofing scheme to provide effective resistance to the transmission of airborne and impact sound shall be submitted to, approved in writing by, and implemented in accordance with the requirements of the Local Planning Authority for all compartment floors and party walls prior to the occupation of the premises.       

Reason: In order to ensure that the proposed conversion does not give rise to an unacceptable loss of amenity for occupiers within the property as a direct result of inadequate soundproofing.

4. Detailed plans shall be submitted showing a) the laying out of not less than 5 parking spaces for the use of residents, and b) 8 cycle racks which shall be enclosed within a secured shelter. Such plans to be submitted before commencement of development, and implemented prior to occupation of the flats.

Reason: To provide some off street parking and encourage the residents of the proposed development to increase their use of sustainable means of transport. 

5. The proposed development shall have a central dish/aerial system for receiving all broadcasts for all the residential units created, details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property and the approved scheme shall be implemented and permanently retained thereafter.    

Reason: In order to protect the visual amenities of the neighbourhood.

6. That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the locality.

7. Details of roof garden, including surfacing and guard rails/parapet walls, screening shall be submitted to and approved in writing by the LPA prior to commencement of development.

Reason: To protect amenity and safety of the occupiers.

8. The construction works of the development hereby granted shall not be carried out before 0800 or after  ...  view the full minutes text for item 46.

To consider any items admitted at item 2 above.

No new items of Urgent Business were raised.

Monday, 5 October 2009 at 19:00hrs.

It was noted that the date of the next meeting was 5 October 2009.