Agenda and minutes

An apology for absence was received from Cllr Dodds and for lateness from Cllr Hare.

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 17 below.

New items of exempt business will be dealt with at item 17 below. Late items will be considered under the agenda item where they appear.  New items will be dealt with at item 17.

The Chair moved that there be a varation to the order of the agenda that item 16 be considered after item 11.  The varation was agreed by the committee.

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 judgement of the public interest.

There were no declarations of interest received.

To consider receiving deputations and/or petitions in accordance with Standing Order 37

None received.

To confirm and sign the Minutes of the PASC held on 30 October 2006.

RESOLVED

That the minutes of the Planning Application Sub Committee meeting held on 30 October 2006 be approved and signed as a correct record.

Appeal decisions determined during October 2006.

The Committee was advised of the appeal decisions determined during October 2006.  The Committee noted that the Council had lost an appeal to erect a telecommunications mast.   Members requested that statistics be provided for the current year on the number of appeals within this category which had been upheld.

RESOLVED

1. That further information be provided on the number of appeals upheld for the current year related to telecommunication masts.
2. That the report be noted.

Decisions made under delegated powers between 16 October 2006 and 5 November 2006.

Members were asked to note the decisions taken under delegated powers between 16 October 2006 and 5 November 2006.

RESOLVED

That the report be noted.

To advise Members of Performance Statistics on Development Control and Planning Enforcement Action.

The Committee were asked to note the performance statistics on Development Control and Planning Enforcement Action.   It was noted that there were no major applications determined in October 2006 and that the figures were generally in line with Haringey’s and Government targets.  Members felt it would be useful to know the percentage of applications rejected and approved each month.  

RESOLVED

1. That the percentage of applications rejected and approved each month be provided in the performance statistics report.
2. That the report be noted.

In accordance with Sub Committee's protocol for hearing representations; when the recommendation is to grant planning permission, two objectors may be given up to 6 minutes (divided between them) to make representations.  Where the recommendation is to refuse planning permission, normally no speakers will be heard.  For items considered previously by the sub committee and deferred, where the recommendation is to grant permission, one objector may be given up to 3 minutes to make representations.  Where the recommendation is to refuse permission, normally no speakers will be heard.

RESOLVED

That the decisions of the Sub Committee on the planning applications and related matters be approved or refused with the following points noted.

Demolition of existing building and erection of 5 x four bed, 1 x three bed and 1 x two bed houses with rooms at lower ground floor level, associated car parking and landscaping.  RECOMMENDATION: Grant permission subject to conditions and Legal Agreement.

The Committee were informed that the decision on this application had been deferred from the last meeting for a site visit.  The application site lies within a residential area comprising a of mix of two, three and four storey houses.

A previous applications for the redevelopment of the site was refused and dismissed on appeal the main reason being overlooking.  The current application had been submitted to overcome the overlooking and was lower by one metre than the previous scheme.

There were currently eight trees subjected to Tree Preservation Orders to be retained.

Cllr Hare entered the proceedings.

The Committee discussed in detail the provisions for car parking and the number of allocated spaces per dwelling.  Members were advised that the site had its own frontage and there would be space for on street parking.  Members requested whether it was possible for a communal satellite dish to be installed for use by all the properties.  Officers advised that it was usually a condition applied to the development of flats rather than houses.

Members agreed to grant the application subject to conditions and an additional condition to install a communal satellite dish and also subject to a Section 106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1497

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      1 - 4 Connaught House, 38 Connaught Gardens N10

Proposal:                      Demolition of existing building and erection of 5 x four bed, 1 x three bed and 1 x two bed houses with rooms at lower ground floor level, associated car parking and landscaping.

Recommendation:         Grant subject to conditions and Legal Agreement

Decision:                      Grant subject to conditions and Legal Agreement

Drawing Numbers:        PL3(00)01 - PL3(00)17 incl & PL3 (00) 18 A.

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. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, areas of hard landscaping and boundary walls shall be submitted to, and approved in writing by,  the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

4. Notwithstanding  ...  view the full minutes text for item 118.

Reworking of approved application HGY/2006/0358 (Erection of part 1 / part 2 storey extension at 1st and 2nd floor levels to rear of 12-14 High Road, N22 and at Whymark House, fronting Whymark Avenue, N22.  Change of use of 1st and 2nd floors from office to residential to create 6 x one bed, 2 x two bed and 1 x three bed self contained flats with allocated refuse and cycle storage at ground floor level) to include partial demolition of rear of 12-14 High Road, N22 and erection of 3 storey new build to match the massing of the existing scheme and proposed design changes to Whymark Avenue elevation.  RECOMMENDATION: Grant permission subject to conditions and a Section 106 Legal Agreement.

The Committee were informed that this application was a reworking of an approved application for the erection of a 1 and 2 storey extension at 1^st and 2^nd floor levels.  The most recent application proposed to reuse the existing building on site as part of the redevelopment of the property.  The current application sought to demolish this building and construct a replacement with similar dimensions.  The reasons for this was given as structural concerns and a report had been supplied.  Previous concerns in respect of the blank brick work at ground floor level in Whymark Avenue had been taken into consideration and the new plans detailed the insertion of a door and two windows in the side elevation.

Members discussed concern regarding the use of the ground floor level as a retail outlet and that this may lead to loading and unloading at unsocial hours.  The Committee was advised that this could be included as a condition stipulating the loading and unloading times.   Members requested that boxes for post were located on the inside of the development. 

The Committee agreed to grant the application subject to conditions and an additional conditions stating the loading and unloading times and subject to a  Section 106 Legal Agreement. 

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1781

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      12 - 14 High Road & Whymark House, Whymark Avenue N22

Proposal: Reworking of approved application HGY/2006/0358 (Erection of part 1 / part 2 storey extension at 1st and 2nd floor levels to rear of 12-14 High Road, N22 and at Whymark House, fronting Whymark Avenue, N22.  Change of use of 1st and 2nd floors from office to residential to create 6 x one bed, 2 x two bed and 1 x three bed self contained flats with allocated refuse and cycle storage at ground floor level) to include partial demolition of rear of 12-14 High Road, N22 and erection of 3 storey new build to match the massing of the existing scheme and proposed design changes to Whymark Avenue elevation.

Recommendation:         Grant subject to conditions & S106 Legal Agreement

Decision:                      Grant subject to conditions & S106 Legal Agreement

Drawing Numbers:        225P/00/01, 02, 03, 04, 05, 06; 225/P/01/01, 02, 03, 04, 05A, 06 & 07.

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.      Notwithstanding the description of the materials in the application, no development shall be commenced   until precise details of the  ...  view the full minutes text for item 119.

To confirm the following Tree Preservation Orders:

1. 62-70 Coolhurst Road N8
2. 39 Grove Avenue N10
3. Middlesex University, White Hart Lane N17
4. 63 Windermere Road N10

The Committee were advised that three of the TPO’s were unopposed and that an objection had been received for 39 Grove Avenue N10, a walnut tree located in the front garden of the property.  The owner had objected on the grounds that a TPO would prevent him from pruning the tree.  The Aboriculturalist had advised the owner that an application to the Council for pruning works to be carried out was possible.

RESOLVED

That the following Tree Preservation Orders be confirmed:

1. 62-70 Coolhurst Road N8
2. 39 Grove Avenue N10
3. Middlesex University, White Hart Lane N17
4. 63 Windermere Road N10

Demolition of existing house and erection of replacement 2 storey three bedroom dwelling house with rooms at basement level.  RECOMMENDATION: Grant Permission subject to conditions.

Officers presented the report and advised that the two tabled documents before the Committee were objections which had been noted.  Officers had since met with the Highgate Conservation Area Committee to discuss their objections. 

The property was situated on the corner of View Road and View Close and located within the Highgate Conservation Area.  It was considered that the proposed building would enhance and add character to the area and add to the variety of styles and types of houses within the neighbourhood. 

A resident of View Close spoke objecting to the proposal stating that View Close was an estate of ten houses and the proposal to demolish one of the houses would destroy the unity of the area as it was the gateway to the estate.  Each of the houses was built on a concrete raft and the proposal for 14 View Road was to remove the raft.  The demolition of the raft would affect the water table in the area and cause damage to the conservation area and environment.   The objector requested the Committee to reject the application in its present form.

The applicant spoke and advised the Committee that the proposal was to build one house.  It was the case that 14 View Road was not part of the ten houses which formed part of the estate of View Close and therefore did not need to remain part of this group of houses.  The house currently had little historical or architectural interest.  The proposed house would provide low emissions, ground floor source of heating and would be a development to fit in with the area.

Members discussed features of the proposal and questioned the use of the light well and basement.  They were informed that the light well was the entrance to the property and would be used to store bicycles.  It was intended to use the basement as a storage area. 

The Chair moved a motion to agree the recommendation.  On a vote there being seven for and one abstention.  The application was granted subject to conditions.Cllr Hare requested that his abstention be noted.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1357

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      14 View Road N6

Proposal:                      Demolition of existing house and erection of replacement 2 storey three bedroom dwelling house with rooms at basement level.

Recommendation:         Grant Subject to Conditions

Decision:                      Grant Subject to Conditions

Drawing Numbers:        511(SK)022 (B), 001A, 002B,C 003C, 004D, E, 005D, 006C, 007C, 008C & 009B.

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  ...  view the full minutes text for item 121.

Conservation Area Consent for the demolition of the existing house.  RECOMMENDATION: Grant Area Conservation Consent subject to conditions.

The Committee was asked to consider Conservation Area Consent for the above demolition.  On a vote there being 7 for and 1 abstention, the Committee agreed to grant conservation area consent subject to conditions as planning permission for the above application was granted.  Cllr Hare requested his abstention be noted.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1358

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      14 View Road N6

Proposal:                      Conservation Area Consent for the demolition of the existing     house.

Recommendation:         Grant subject to condition.

Decision:                      Grant subject to condition.

Drawing Numbers:        511 (SK) 022 (B), 001A, 002B, C, 003C, 004D, E, 005D,     006C, 007C, 008C & 009B.

Conditions:

1. The demolition hereby permitted shall not be undertaken before a contract for the carrying out of the works for redevelopment of the site has been made and planning permission granted for the redevelopment for which the contract provides.

Reason: In order to ensure that the site is not left open and vacant to the detriment of the character and visual amenities of the locality.      

REASONS FOR APPROVAL

The proposed demolition of existing house and erection  of replacement 2 storey three bed dwelling house with rooms at basement level would not harm the character and appearance of Highgate conservation area or the amenity of the adjoining properties since it is a replacement building.  The proposal is therefore considered to be in compliance with the provision of Policies G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', HSG3 'Protecting Existing Housing', CSV1 'Development in Conservation Areas', CSV5 'Alterations and Extensions in Conservation Areas' and CSV7 'Demolition in Conservation Areas' of the Haringey Unitary Development Plan. 

Section 106: No

Redevelopment of site including erection of a 4 storey block with set back 4^th floor comprising 4 x one bed and 5 x two bed self contained flats on the upper floors, communal roof garden at 3rd floor level and B1 commercial use at ground floor with ancillary parking and cycle storage. Creation of new crossover to Tewkesbury Road, N15.  RECOMMENDATION: Grant Permission subject to conditions and subject to Section106 Legal Agreement.

Officers presented the report and informed the Committee that the site comprised a vacant corner plot formerly a builders storage yard on the junction of Overbury Road and Tewkesbury Road.  The back of the property fronted onto Seven Sisters Road and had been marketed without success.  The development of the site included 9 dwellings, commercial use on the ground floor with ancillary parking and cycle storage.

Members raised several concerns regarding the proposed development:

• The S106 contribution was felt to be inadequate.
• The trees surrounding the site should not be damaged during the development and should be monitored.
• The use of the commercial units on the ground floor.  B1 use is for light industry should this be under a block of flats.
• There is only provision for five car parking spaces two being allocated for use with the ground floor units.
• Insufficient cycle racks provided.
• The type of shutters to be used should be open style.

Members discussed in detail their concerns and requested that further conditions be imposed on the development as follow:

1.      That the cycle rack provision be increased in line with number of residential units.

2.      The shutters provided should be latticed open style.

3.      That commercial unit be classed as B1A only.

4.      That the trees are protected.

Members also requested that an informative be supplied that no parking permits be provided in the CPZ.

The Committee decided to grant the application subject to conditions and S106 legal agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1265

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      21 - 29 Tewkesbury Road N15

Proposal:                      Redevelopment of site including erection of a 4 storey block with set back 4th floor comprising 4 x one bed and 5 x two bed self contained flats on the upper floors, communal roof garden at 3rd floor level and B1 commercial use at ground floor with ancillary parking and cycle storage. Creation of new crossover to Tewkesbury Road, N15.

Recommendation:         Grant subject to conditions and Section 106 Legal Agreement.

Decision:                      Grant subject to conditions and Section 106 Legal Agreement.

Drawing Numbers:        Ex-01, 02, 03; PR-01A, 02A, 03B, 04A, 05A, 06A, 010A,    011A, 012A & 013A.

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. Notwithstanding the description of the materials in the application, no development shall be commenced   until precise details of the materials to be used in connection with the development hereby permitted have  ...  view the full minutes text for item 123.

Partial demolition of former Ecco cold store warehouse, erection of single unit for B1(c), B2 or B8 use and 2 storey office extension to existing cold stores. Installation of new loading bay doors to existing building.  RECOMMENDATION: Grant Permission subject to conditions.

The Committee were advised that this application site was located to the rear of the main buildings which fronted Tottenham Lane and was within the Cranford Way Defined Employment Area.  The proposal was a combination of new buildings and works to existing buildings.

Officers advised the Committee that there would need to be amendments to some of the conditions outlined in the report:

Condition 4 – It was accepted by the applicant that the hours of construction would be from 07:00am.

Condition 5 – The wording would need to be changed to incorporate the following “The accommodation hereby approved shall be implemented”.

Condition 6 – Refers to class B1A but was limited to those offices shown on the plans/drawings to be approved.

Members requested that a further condition be imposed that the number of cycle racks to be provided be increased to ten.  Members agreed to grant the application subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/2067

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      Cold Store, Cranford Way N8

Proposal:                      Partial demolition of former Ecco cold store warehouse,            erection of single unit for B1(c), B2 or B8 use and 2 storey office extension to existing cold stores. Installation of new          loading bay doors to existing                                    building.

Recommendation:         Grant subject to conditions

Decision:                      Grant subject to conditions

Drawing Numbers:        CGL 782-01, 02D & 03C.

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. Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

4. The construction works of the development hereby granted shall not be carried out before 0700 or after 1800 hours Monday to Friday or before 0700 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

5. That the accommodation for car parking and/or loading and unloading facilities hereby approved shall be implemented in accordance with the requirements of the Local Planning Authority before the occupation of the building and  ...  view the full minutes text for item 124.

To consider any items admitted at item 2 above.

There were no items of urgent business submitted.

Members, applicants and objectors are requested please to bring their diaries in the event that a site visit needs to be arranged.

None requested.

PASC ~ Monday 11 December 2006

Special PASC ~ Monday 15 January 2007

Monday 11 December 2006 ~ (scheduled meeting)

Monday 15 January 2007 ~ (special meeting)

Monday 22 January 2007 ~ (scheduled meeting)

The meeting ended at 9:00pm