Agenda and minutes

Apologies for absence were received from Cllr Patel.  Cllr Demirci was substituting for Cllr Alexander who was attending not as a member of the Committee but in her capacity as a ward Councillor to make representations on agenda item 16.

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.

None received.

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.

Cllr Adamou declared a non prejudicial interest in respect of agenda item 16, 2 Seymour Road N8, as it was located within her ward.

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

There were no deputations or Petitions received.

To confirm and sign the Minutes of the PASC meetings held on:

1. 14 May 2007
2. 17 May 2007 (To Follow)

RESOLVED

That the minutes of the PASC meetings held on the following dates were agreed and signed as a correct record:

1. Scheduled PASC ~ Monday 14 May 2007
2. Special PASC ~ Thursday 17 May 2007

Appeal decisions determined during April 2007.

The Committee noted the outcome of 13 appeal decisions determined during April 2007 of which 8 out of 13 were allowed and 5 were dismissed.  The Officer advised the Committee that the Inspector had upheld a scheme in Cranley Gardens for three four bedroom houses and previously the application had been granted for two three bedroom houses.  

RESOLVED

That the report be noted.

Decisions made under delegated powers between 23 Aprl and 20 May 2007.

The Committee was asked to note the decisions made under delegated powers between 23 April and 20 May 2007.

RESOLVED

That the report be noted.

Performance Statistics for Development Control and Planning Enforcement Action.

The Committee were asked to note the decisions taken within set time targets by Development Control and Planning Enforcement work since the PASC meeting held on 14 May 2007.  The Committee was particularly asked to note that minor applications were slightly below the Haringey target  but well above the Government’s target

RESOLVED

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 Planning Committee on the Planning applications and related matters be approved or refused with the following points noted.

Demolition of existing garages and erection of 2 x 2 storey 3 bedroom houses with rooms at basement level - amendment to the original proposal are: - Reduction in height of the first floor by 0.90m – change in materials with the external cladding at first floor to be Western Cedar and Sweet Chestnut boarding.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that the proposal site, was a group of garages was behind 12 – 14 Mount View Road N4.  The proposal was for the demolition of the existing garages and erection of 2 x 2 storey 3 bedroom houses with rooms at basement level.  The design of the houses was modern and contributed to the conservation area and included a high level of sustainable features. 

The Committee questioned officers on the layout, height and parking provision for the scheme and were advised that there was no change in the layout.  The proposed height had been lowered by 0.9 metres.  The assessed development was in the vicinity of good transport links.  There were two off street parking spaces and it was considered that the development was not in an area of car parking pressure, therefore there was no reason not to support the application.

Two objectors addressed the Committee and informed the meeting that 30 local residents had sent letters of objection.  They objected for the following reasons: They would support the development of a single house, not two houses in this small area as it was too close and would detract from existing properties.  The development of two houses was excessive and would make the area feel cramped.  The properties would impinge on existing residents enjoyment of the open amenity.  Previous applications had been refused on this site.

The applicant spoke in response to objections received and informed the Committee that the scheme had be considered carefully with the planning department and at an open day with local people.  The development sat comfortably on the site and there would be no over-crowding, restrictions or overlooking.  The scheme was a model of sustainability and a positive contribution to the conservation area.  The scheme included a proposal to plant nine new trees.  In terms of overlooking of the site there were currently derelict garages as opposed to green roofs and an environmentally sustainable building with cycle storage and parking.

Cllr Amin entered the meeting 7:40pm.

The Committee queried the proposed Cedar roofs and enquired whether the applicant would be prepared to accommodate a deeper roof in order to provide for biodiversity.   The applicant agreed to this as an additional condition.

The Chair moved a motion to grant the application.  On a vote there being 5 in favour and 3 abstentions the vote was carried.  The application was granted subject to conditions and the extra condition for a deeper green roof. 

INFORMATION RELATING TO APPLICATION REF: HGY/2006/2405

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: Land Adjacent 53 Mount Pleasant Villas N4

Proposal: Demolition of existing garages and erection of 2 x 2 storey 3 bedroom houses with rooms at basement level - amendment to the original proposal are: - Reduction in height of first floor by 0.90m - change in materials with the external cladding at first floor to be Western Cedar and Sweet Chestnut boarding.

Recommendation:  Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 5174/02b,  ...  view the full minutes text for item 10.

Conservation Area Consent for demolition of existing garages and erection of 2 x 2 storey three bedroom houses with rooms at basement level.

RECOMMENDATION:  Grant consent.

The Committee was asked to consider Conservation Area Consent for the demolition of existing garages and the erection of 2 x 2 storey three bedroom houses.   The Committee agreed to grant Conversation Area Consent as planning permission for the application as outlined in PASC10 above was granted.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/2406

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: Land Adjacent 53 Mount Pleasant Villas N4

Proposal: Conservation Area Consent for demolition of existing garages and erection of 2 x 2 storey three bedroom houses with rooms at basement level.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 5174/02b, 03b, 04b, 05b, 06b, 07c, 08c, 10c, 11c, 12c, 13b, 14c, 15b, 19b, 20b & 49c.

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 proposal has been assessed against and found to accord with Council Policies, especially UD4 'Quality Design' CSV1 'Preservation and Enhancement of Conservation Area', UD3 'General Principles' and CSV1 'Development in Conservation Areas' of the Haringey Unitary Development Plan.

Section 106: No.

Replacement of existing hard play/games area with new flood-lit all weather pitch. Development includes 6 x new 12m high flood lights, 3m high weld mesh fencing to the main pitch and 2m high palisade fencing to boundary.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that this application site was in the centre of the school campus surrounded on three sides by school buildings.  The fourth side opened up onto the adjoining cricket club.  The proposal was for the replacement of existing hard play/games area with a new flood-lit all weather pitch.  The development included 6 x 12 metre high flood lights.  The original proposal for flood lights was 16 metres high.  These had been lowered.

The Committee questioned officers on the minor works to be carried out to the oak trees overhanging the application site in the north east corner.  Officers responded that the works would not adversely affect the health or amenity value of the trees involved.  The Committee recommended as informatives:

1. That the oak trees to the north east corner of the site be cut back only as much as is required.
2. That the school should consider moving the flood light 1 metre further north to respect to the trees. 

The Committee received a tabled email from the school clarifying the hours of operation for the all weather pitch.  The Committee discussed this in detail and the Chair moved an amendment for the hours of use from Monday to Friday 8:30am – 22:00 and at weekends until 18:00hrs.  On a vote in favour of the amended hours there were 5 in favour and 3 against.  The motion was carried.

The Chair further moved a motion to grant the application.  The Committee decided to grant the application subject to conditions and the above two informatives.

Erection of 10 x 2 storey residential units (4 x three bed and 6 x two bed) and 1 x 1 storey one bed dwelling with associated amenity space and car parking.

RECOMMENDATION: Grant permission subject to conditions and legal agreement.

The Committee received a presentation on this proposal site located to the rear of 2-70 Dowsett Road.  The site previously consisted of 2/3 storey factory buildings, which had now been demolished.  The redevelopment would contribute towards the Council meeting its housing targets.  The density of the proposed development was 211 hrh, and within the 200-700 density range set out in the UDP. 

The proposed height was subordinate to existing dwellings and the positing of the scheme would not have significant adverse impact on adjoining or adjacent properties.  The proposal was considered not to present problems of overlooking, loss of sunlight and daylight or pose any adverse amenity impact.  The scheme  provided 10 secure off street car parking spaces which included 2 for mobility impaired users and 12 covered bicycle storage spaces.  The scheme puts the houses further south so there was less impact on back gardens. 

The Officer advised the Committee that within the S106 Legal Agreement the education contribution had been reduced from £71,343 to £50k as it was anticipated there would not be many children present in the development.  There would also be a slight reduction in the administration contribution so the overall total would be less.

The Committee questioned officers on the proposed scheme and raised concern over the land at the end of Stoneleigh Road and Dowsett Road was being used as a dumping ground.  They enquired whether the surfaces of the parking area were permeable and that the development should include the provision of a central satellite dish.  The Chair also requested that the name of the development should remain the same as previously “Heathrow House”.

The Chair moved a motion to grant the application with extra conditions for the provision of a central satellite dish, permeable surfaces to the parking area, an informative to landscape the land at end of Stoneleigh Road and Dowsett Road, S106 monies to be reduced and the naming of the development to be included. The Committee decided to grant the application subject to conditions, the extra conditions detailed above, the additional informative and a S106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0635

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: R/O 2 - 70 Dowsett Road N17

Proposal: Erection of 10 x 2 storey residential units (4 x three bed and 6 x two bed) and 1 x 1 storey one bed dwelling with associated amenity space and car parking.

Recommendation:  Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s:  PL01, PL02, PL03, PL04, PL05, PL06A, PL07, PL08, PL09A, PL10, PL11, PL12, PL13, PL14, PL15, PL16, PL17 & Design and Access Statement.

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.  ...  view the full minutes text for item 13.

Erection of part 3, part 4 storey block comprising 5 x 2 bed and 1 x 3 bed apartments.

RECOMMENDATION: Grant permission subject to condition and legal agreement.

Officers presented the report and informed the Committee that the application site comprised a two storey building with a single storey shop extension at the front and residential at the rear and at first floor.  The building would be flat roofed, with brick at 1^st and 2^nd floors above a rendered ground floor; upper floor clad in zinc.  The front of the building would line up with Andrula Court.  The scheme would occupy the full-width of the site, overall the design fitted in well with the adjoining properties.  The effect of the amenities on nearby occupiers had been adjustments to the original scheme to reduce the bulk and increase building to building distances at the rear.   The scheme had been reduced from seven down to six flats to take account of objections raised.  The proposal would be for a car free development.

Members questioned officers on concerns raised regarding the glazing to the side windows of the development and were advised that it was within acceptable limits.  The Committee requested hedging instead of concrete on either side of the development.  The Committee further requested a condition  that the scheme should use brick instead of rendering.

The Committee agreed to grand permission subject to conditions and the above additional conditions and a Section 106 Legal Agreement. 

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0066

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: 591 Lordship Lane N22

Proposal: Erection of part 3, part 4 storey block comprising 5 x 2 bed and 1 x 3 bed apartments.

Recommendation:  Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: 64/SP/01 rev 01; 64/PP/01, 02, 05, 06, 08, 09, 10, 11, 12 (all rev 04).

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 for the external surfaces of the development 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.       The windows on the top floor of the rear (south) elevation  ...  view the full minutes text for item 14.

Demolition of existing buildings and erection of 4 x 3 storey, four bedroom houses with rooms in roof and integral garage, 2 x 3 storey five bedroom houses with rooms in roof, and 1 x 3 storey block comprising 3 x 2 bed flats.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that this application site was located at the junction with Finsbury Road and Nightingale Road.  The site was currently a vacant service station and single storey car repair centre.  The car repair centre was not currently vacant.  There was a previous scheme withdrawn and this proposal was much reduced.  The officer advised the Committee that substantial objections had been received to this proposal from local residents who felt the development should be two rather than three storeys.

The Committee questioned the design of the proposal and were advised that previous objections had been raised and the new proposal comprised a reduced bulk.

The Committee were informed by objectors that the development had a 48 people potential occupancy number.  This would put a strain on the local area. 

The Balconies and timber panels where not in keeping with the local area.  A local resident raised the following concerns; Ms Lynn Featherstone, local MP had objected to the development in November 2006, due to the loss of amenity to the area.   There were issues of reduced lighting and noise as submitted guidance on sunlight was less than 30 degrees therefore, it would not be possible to grow anything in the garden.

The applicant addressed the Committee and advised that the proposed development was considered in close consultation with the planning department.    This was a 3 storey scheme adjoining a 3 storey block of flats and also the Council’s parking building.  The scheme provided 9 residential car parking spaces, the building footprint was set back and was considered to have no impact on the amenity for existing residents as detailed discussions had taken place with the design team.

The Committee discussed the concerns raised over the height of the proposed building.  The applicant responded by advising the Committee that the proposed building had been reduced by 1½ floors to 3 storeys and had gone from a flat roof to a pitched roof.  The previous scheme had 22 units and was now reduced down to 9 units as previously there were a large number of family units.  The Committee went on to request that the materials named in the report under condition 7 should match properties adjacent to the proposed development and include the words “not withstanding”.  The wording of the conditions should also reflect and compliment the Conservation Area as 3 corners of the development were part of the Conservation Area.

The Chair moved a motion to grant the application.  On a vote there being three in favour, 4 against and 1 abstention the application was refused due to height, bulk, design of the proposal not satisfactory overall, overshadowing of other properties – light restrictions and the very small gap between the development and the Council’s parking building.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0570

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: Garage Site adjacent to 59 Nightingale Road N22

Proposal: Demolition of existing buildings and erection of 4 x 3 storey, four bedroom houses with rooms in roof  ...  view the full minutes text for item 15.

Change of use of ground floor, infill extension at ground floor level and conversion of property into 6 x one bed, 1 x two bed and 1 x three bed self contained flats.

RECOMMENDATION: Grant permission subject to condition and legal agreement.

The Chair agreed to vary the order of the agenda to take agenda item 18 next as it had been deferred from a previous meeting.

The Committee was informed that the application site was a two storey building that fronted onto both Park Lane and Somerton Grove.  To the rear of the site was a park and to the west was a row of terrace houses and to the east was a block of flats.  The change of use of the site to residential would mean the loss of a public house, it was considered acceptable as the site had been vacant for over one year and there were other public houses in the vicinity of Park Lane.  The scheme had been amended following a recent refusal, such that all the flats were within acceptable standards,  well lit and of good standard of accommodation.  The amenity space was slightly larger at the rear of the site than on the previous scheme.  There had been objections to the application relating to parking issues, but the location of the site had not been identified as a site suffering from parking pressure and it was outside the Park Lane parking restriction.

The Committee enquired of officers whether the wall along the street would be railings and whether the applicant would be prepared to match the railings on the recently regenerated property opposite.  The Officer responded by stating that there would be railings on the frontage and plants behind. 

The Committee also questioned the Section 106 money of £10k and that the previous scheme had offered £14k.  Members asked whether the application was prepared to pay the same amount as offered in the original application.  The applicant responded that he was happy to meet half of the difference being £12k.

The Chair moved a motion to increase the S106 to £12K and on a vote there being two in favour and 4 against the motion was lost.

The Chair further moved a motion to grant the application and the Committee agreed unanimously to grant the application subject to conditions and a S106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0938

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 11/06/2007

Location: 159 Park Lane N17

Proposal: Change of use of ground floor, infill extension at ground floor level and conversion of property into 6 x one bed, 1 x two bed and 1 x three bed self contained flats.

Recommendation:  Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: 664/PL01a, 02, 03, 04b, 06b & 08.

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  ...  view the full minutes text for item 16.

Demolition of existing garages and erection of 2 x 2 storey three bedroom houses with rooms at roof level.

RECOMMENDATION: Grant permission subject to conditions.

The Committee received a presentation on the application and was informed that the site was located at the rear of properties on Wightman Road and adjoining 2 Seymour Road.  The site was within the Haringey ladder, which was both a controlled parking zone and a Restricted Conservation Area.  The site was partially occupied by a block of five garages.  The proposal was the demolition of existing garages and erection of 2 x 2 storey three bedroom houses with rooms at roof level.

The proposed dwellings had been designed to be in keeping with the adjoining 2 storey dwellings which were of traditional design.  There were no facing windows in the side elevation of the proposed development and as such would not result in overlooking or loss of privacy.  The scheme provided space for two on-site car parking spaces and does not result in a loss of car parking for the existing flats in 148 and 150 Wightman Road.

The Committee enquired of officers about the amount of space between the grey house on Wightman Road and the new development and whether a sunlight study had been provided with the application.  Officers responded that there was approximately seven metres between the properties and that the new houses were seven metres wide.  No studies had been submitted with the application, however the back of the houses were south facing.  The Committee further commented on the previous application granted for one house and that two houses in this location was unacceptable.

Objectors addressed the Committee on behalf of local residents and objected to the proposed development on various grounds:

·        There would be a loss of amenity.

·        There would be a loss of parking.

·        The sheer size and scale of the development .

·        There were two violations of planning regulations.

·        A year ago an application for a three bedroom house was refused and this was an application for 2 three bedroom houses.

Cllr Adje entered the meeting 9:55pm.

Cllr Alexander addressed the Committee and objected to the application in support of residents.  She informed the Committee that in 2005 an application for a 2 storey 3 bed house had been refused for over development.  There were no current provisions for parking spaces, there was parking pressure in the area and there would be a loss of light.  This application raised the same issues and asked the Committee to consider this.  The residents of 150 Wightman Road had used the space to park their cars for 30 years.  There was no provision for off street parking and the road was too busy and dangerous.  The impact of the loss of light had not been properly considered and would affect the residents in 148 and 150 Wightman Road and had not been properly considered or reflected in the officer’s report.

The Officer responded by stating that the planning history of this site was incorporated within the report.  The current position was that planning permission was granted for a house on the site and refusal for an  ...  view the full minutes text for item 17.

Demolition of existing public house and erection of 1 x 4 storey residential block comprising 1 x one bed, 4 x two bed, 3 x three bed and 1 x four bed self contained units with associated refuse and cycle storage and car parking.

RECOMMENDATION: Grant permission subject to conditions and legal agreement.

This application was not considered and deferred to the next meeting.

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.

Monday 9 July 2007

Monday 9 July 2007 at 7:00pm.

The meeting ended at 10:25pm.