Agenda and draft minutes

 There were no apologies for absence received.  

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.

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 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.

Cllr Peacock (Chair) declared a personal interest in the application to be considered at item 11.  Cllr Peacock informed the Committee that she lived in Hampden Lane N17.

To consider any requests received in accordance with Part 4, Section B, Paragraph 29 of the Council’s Constitution.

None received.

To confirm and sign the Minutes of the PASC held on 4 December 2007.

MATTERS ARISING

PC85  Urgent Business

Members queried why the response to the Tottenham Hale Residents against Skyscraper Housing (THRASH) letter and report had not appeared on the agenda for this meeting.  Officers responded that a response would come back to the next meeting.

PC92 Revision of the Codes and Protocols for the Planning Committee

The Committee enquired when the new Codes and Protocols for the Planning Committee would be implemented.  The Legal representative advised the Committee that the new Codes and Protocols would come into effect once the minutes for the meeting they were considered at were agreed and signed. 

PC93  Planning Enforcement Project Update

The Committee enquired when the update report would be presented to the committee.  They were informed that the report was not available and would be brought back to the next meeting of the Committee.

RESOLVED

That the minutes of the Planning Committee meeting held on 4 December 2007 be agreed and signed. 

Appeal decisions determined during November 2007.

The Committee noted the outcome of 20 appeal decisions determined by the Department for Communities and Local Government during November 2007 of which 4 were allowed and 16 were dismissed.

The Committee enquired of the appeal for 5 Cedar Road N17, the erection of a unauthorised two storey rear extension.  The appeal had been heard in two parts and had succeeded in part.  The Officer informed the Committee that the rear extension comprised two floors.  The inspector had found that the first floor was acceptable and had placed a condition that the materials used should be a better match in keeping with surrounding properties.  The ground floor the inspector had found to be unacceptable.

It was noted that the Committee congratulated officers on the good performance in respect of appeals.

RESOLVED

That the report be noted.

Decisions made under delegated powers between 12 November 2007 and 9 December 2007.

The Committee was asked to note the decisions taken under delegated powers by the Heads of Development Control (North & South) and the Chair of the Planning Committee determined between 12 November 2007 and 9 December 2007.

RESOLVED

That the report be noted.

Performance Statistics for Development Control and Planning Enforcement Action.

The Committee was asked to note the performance statistics on Development Control and Planning Enforcement.  The report summarised the decisions taken within set time targets by Development Control and Planning Enforcement since the 4 December 2007 Committee meeting.

The Committee was also asked to note the following:

Determining Planning Applications

There was one major application in November which had been completed on time, therefore recorded as 100% determined within 13 weeks. Minor applications were above the Government target but slightly below the Haringey target.  In respect of the yearly performance for 2007-08, 67% of major applications were determined within Government targets, slightly below Haringey targets.  Minor applications 76% were determined within Government targets and slightly below Haringey targets.  Other applications 90% were determined within Government targets and again slightly below Haringey targets.

Granted/Refusal Rates for Decisions

In November 2007, there were 154 applications determined of which 69% were granted and 31% refused.  In respect of the 2007/08 yearly performance up to the end of November there were 1179 application determined of which 67% were granted and 33% were refused.

Appeals against Refusal of Planning Permission

The Committee was advised that there was a correction to the report presented.  In November 2007 there had been 15 appeals determined against Haringey’s decision to refuse planning permission, (not 14 as stated in the report) with performance being 13.3% as 2 out of the 15 cases of appeals were allowed. This slightly affected the figures for November where improvements had been made and it was hoped that the targets would be met by the end of the municipal year.  In respect of the yearly performance to date 38.3% of appeals had been allowed on refusal.

The Committee requested officers to provide a comprehensive quarterly report on the outcome of appeals concluded, how long it had taken to reach conclusion, had any cases been referred to court and whether those cases were successful.   The Officer explained that once the new enforcement structure was in place a mobile picture of enforcement appeals would be provided.

The Chair reminded Members that at the last meeting of the Committee on 4 December 2007, officers had given this reassurance.

RESOLVED

That the report be noted.

To inform the Committee of forthcoming changes to the Planning system with the introduction of the new National Standard Planning Application Form (1App), the proposed Local Information Requirements to accompany the new form and the current consultation process.

The Officer presented his report and informed the Committee of the forthcoming changes to the Planning system with the introduction of the new National Standard Planning Application Form (1App) and the proposed Local Information Requirements (LIR) to accompany the new form and the current consultation process.

The new (1App) form would replace all new planning application forms.  The report set out the detailed changes and how they would be implemented in Haringey.    A five week consultation period on the proposed LIR began on 19 December 2007 and would conclude on the 23 January 2008.  At the end of the consultation period the comments received would be reviewed to determine the final LIRs.  A final report would be brought back to the Planning Committee at its next meeting on 11 February 2008 for endorsement and adoption.

Haringey’s proposed LIRs had been drawn up in the matrix attached to the report and sets out different application scenarios and types of planning application features of the new forms in accordance with the Unitary Development Plan and Government advice.  The proposed LIRs out for consultation were attached to the report at appendix 1.  The intention of the new forms was to facilitate on-line applications.

Members questioned why the LIRs did not include Road Safety.  The officer responded that the LIRs had been drawn up from existing policies and that the consultation period was to look at these issues.  The Committee was informed that recommendations (4 and 5) of the Scrutiny Review: Improving Road Safety in Haringey particularly in respect of Section 278 Agreements, should be included in the LIRs.

Members asked whether sustainability statements could be requested for all planning applications, not juts major ones.  Officers responded they would look into the implications of this.

RESOLVED

1. That Officers look into the implications of all planning applications having sustainability statements. 
2. That the report be noted.

Demolition of existing buildings and erection of a five storey building fronting the High Road and a three storey building fronting Hampden Lane, to provide a total of 115sqm. of ground floor retail (A1) / office / commercial (A2 / B1) floorspace and 27 residential units comprising 10 x one bed, 9 x two bed, 3 x three bed, 1 x  four bed and 4  x  five bed units, 5 car parking spaces and associated amenity space, storage areas and landscaping.

RECOMMENDATION: Grant permission subject to condition and a Section 106 Legal Agreement.

The Officer presented the report and informed the Committee that two documents had been tabled at the meeting on this application:

• The Conservation Officer’s design observations.
• A submission from the Tottenham CAAC.

The Officer also advised that condition 10 would need to be altered.  It was proposed to reduce the number of cycle racks to be provided from 30 down to 21.  A Development Control Forum had been held on this application.

The Committee was informed that the application site comprised of a ground floor commercial unit and a two storey local listed building.  It was located on the east-side of the High Road at the junction with Hampden Lane and forms part of a small parade of commercial properties.  The site was situated within the North Tottenham Conservation Area.

An application to demolish the existing local listed building and redevelopment of the site for office and residential use was refused planning permission on 20 July 2004, on the grounds of the demolition of the listed building.  The appeal was dismissed.  The Inspector had noted that “alterations have eroded the special architectural and historic interest of No 658.   For this reason I do not consider that the appeal building makes such a positive contribution to the Conversation Area as to rule out its demolition and replacement”.  The site had a previous approval for mixed residential and office use granted on 31 March 2003.

It was considered that the proposal would contribute toward the Council meeting its housing targets, as advised in the London Plan.  It was also considered that the proposed density of 571hrh was acceptable and in accordance with Council policy.

The proposed design, layout and set back features of the scheme ensured that individual units were orientated away from neighbouring properties to avoid overlooking.  The development proposed five car parking spaces including one disabled bay.  The scheme incorporated features to improve its energy efficiency/sustainability.

The Committee questioned the reduction in the number of cycle racks proposed and was informed that it was normal for one cycle rack to be provided per unit however, there were houses within the scheme with their own individual storage units.  The five car parking spaces was queried by the Committee and whether this was a sufficient number between 27 units with one disabled space.   The transport officer replied that the site was highly sustainable for public transport. 

The Committee further queried the amount of amenity space to be provided per unit.  The officer responded that the real amenity space was in the form of balconies which the applicant was asking the Committee to look at.

The Tottenham CAAC representative addressed the Committee and raised concerns on behalf of local residents.  The Tottenham CAAC objected to this planning application on three grounds:

1. The loss of the historic locally listed building and the unsatisfactory high road frontage of the proposed new building was not good enough and looked like any ordinary block of flats.
2. Inadequate car parking provision.  Appalling parking on Hampden Lane caused conflict.  ...  view the full minutes text for item 112.

Conservation Area Consent for demolition of existing buildings and erection of a five storey building fronting the High Road and a three storey building fronting Hampden Lane, to provide a total of 115sqm. of ground floor retail (A1) / office / commercial (A2 / B1) floorspace and 27 residential units comprising 10 x one bed, 9 x two bed, 3 x three bed, 1 x four bed and 4 x five bed units, 5 car parking spaces and associated amenity space, storage areas and landscaping.

RECOMMENDATION: Grant Conservation Area Consent subject to conditions.

The Committee was asked to consider Conservation Area Consent for the demolition of existing buildings and erection of a five storey building fronting the High Road and a three storey building fronting Hampden Lane, to provide a total of 115sqm of ground floor retail (A1) / office / commercial (A2 / B1) floor space and 27 residential units comprising 10 x one bed, 9 x two bed, 3 x three bed, 1 x four bed and 4 x five bed units, 5 car parking spaces and associated amenity space, storage areas and landscaping. 

RESOLVED

The Committee agreed to refuse Conservation Area Consent as planning permission for the application outlined in PC112 above was refused.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2246

FOR PLANNING COMMITTEE DATED 07/01/2008

Location: 658 - 660 High Road N17

Proposal: Conservation Area Consent for demolition of existing buildings and erection of a five storey building fronting the High Road and a three storey building fronting Hampden Lane, to provide a total of 115sqm. of ground floor retail (A1) / office / commercial (A2 / B1) floorspace and 27 residential units comprising 10 x one bed, 9 x two bed, 3 x three bed, 1 x four bed and 4 x five bed units, 5 car parking spaces and associated amenity space, storage areas and landscaping.

Recommendation: Grant subject to conditions

Decision: Refused

Drawing No’s: (PL)00 rev P, 01 rev P, 02 rev P, 03 rev P1, 04 rev P1, 05 rev P1, 06 rev P1, 07 rev P1, 08 rev P1, 09 rev P1, 10 rev P2, 11 rev P2, 12 rev P1, 13 rev P1, 14 rev P1, 15, 16 & 17.

Reason:

The proposed demolition of this building in the North Tottenham Conservation Area would be premature in that the Local Planning Authority has not granted planning permission for a suitable replacement development. Premature demolition would result in unsightliness detrimental to the amenities of the area contrary to Policies CSV1 'Development in Conservation Areas' and CSV7 'Demolition in Conservation Areas' of the Haringey Unitary Development Plan.

Section 106: No

Part demolition, refurbishment and erection of part 2 / part 3 storey building comprising of 7 x three bedroom, 1 x two bedroom houses, 1 x two bedroom maisonette, B1 commercial unit with parking and amenity space.

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

The Committee was informed that the application site consisted of a former industrial premises accessed from Ruskin Road.  The building was two storey arranged around a court yard. 

This scheme was for mixed use with 190sqm of (B1) office floor space proposed, which was supported as it reflected the previous employment use on the site.  The proposed development was considered to be a compatible use of this existing back land site given the adjoining residential uses.  The proposal was for the provision of nine residential units, therefore there would be no affordable housing provided; this was because there was the B1 office use on part of the site.

The proposed residential units were considered to satisfactorily comply with Council requirements in relation to internal floor areas, storage space and residential amenity space.  It was not considered that this proposal would result in any unreasonable privacy and overlooking issues of nearby residential properties. 

The application was proposing ten on site car parking spaces (including two disabled) and ten cycle racks, which was considered acceptable and would not lead to any adverse impact on the surrounding roads.

The Officer informed the Committee that the applicant considered the education contribution was high and advised that it was for the Committee to decide whether to reduce the amount of the contribution.  The Committee considered the request and decided that the education contribution was calculated using a formula applied to all applications and therefore fair and consistent.

The Committee asked the Officer to update them on the Fire Brigade’s concerns and was informed that this had been dealt with by means of a dry riser.

RESOLVED

That the application be granted subject to conditions and a Section 106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2210

FOR PLANNING COMMITTEE DATED 07/01/2008

Location: Harpers Yard, Ruskin Road N17

Proposal: Part demolition, refurbishment and erection of part 2 / part 3 storey building comprising of 7 x three bedroom, 1 x two bedroom houses, 1 x two bedroom maisonette, B1 commercial unit with parking and amenity space.

Recommendation: Grant subject to conditions and section 106 Legal Agreement

Decision: Grant subject to conditions and section 106 Legal Agreement

Drawing No’s: 206120/010, 020, 021, 030, 031, 032, 033, 034, 035, 110A, 120A, 121A, 122A, 130, 131, 132, 133A & 135.

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  ...  view the full minutes text for item 114.

Demolition of existing building and erection of 7 x 2 storey three bedroom houses with associated garden and parking.

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

The Officer presented his report and informed the Committee that the site was located on the Northern side of Archway Road and fell within the Highgate Conservation Area and Archway Road Neighbourhood Plan area. 

There was a previous scheme proposed in 2006 for nine units and considered would result in overdevelopment of site.  It was accepted that there was damage to the existing building from being derelict, neglected and evidence showed that the building suffered from poor structural stability and could not be restored.  The proposed design and bulk of the development would not have an adverse effect on neighbouring properties or the overall appearance of the street scene.

Access to the site would be via a newly reformed cross over point on the eastern boundary of the site and nine off street car parking spaces (including one motorcycle space) would be provided.  Two trees on the north western corner of the site had been approved for felling and replacing due to their poor condition.

Cllrs Adje and Diakides entered the meeting ~ 9:15pm.

The Committee discussed the features of the design, the detail of the arches above the windows and the unusual location of back to front properties.  The Committee was informed that there were back entrances between the two blocks and the development was cleverly designed to overcome overlooking.

The Chair moved a motion to grant the application.  On a vote their being five for and four against, the application was granted.

RESOLVED

That the application be granted subject to conditions and a Section 106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2487

FOR PLANNING COMMITTEE DATED 07/01/2008

Location: 426 - 428 Archway Road N6

Proposal: Demolition of existing building and erection of 7 x 2 storey three bedroom houses with associated garden and parking.

Recommendation: Grant subject to conditions and section 106 Legal Agreement

Decision: Grant subject to conditions and section 106 Legal Agreement

Drawing No’s: 237/01, 02, 03, 04 Revision A, 05, 06, 07, 08, 09, 10 & 11.

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; including Amended Plan 237/04 Revision A.

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  ...  view the full minutes text for item 115.

Erection of 2 storey four bedroom dwellinghouse.

RECOMMENDATION:  Grant permission subject to conditions.

The Committee was informed that this application site consisted of a triangular shaped piece of land located to the side of an existing residential block.  The site was heavily overgrown and contained a number of trees along its boundaries.  An application for two houses was refused in July 2007 on the grounds of a development deemed too ‘cramped’ on the small back land site. 

The current application was considered to be acceptable and would not adversely impact on the residential and visual amenities of occupiers of neighbouring properties.  It was also considered that the room sizes of the proposed development were consistent with the floor space minima requirements and would also benefit from some external amenity space.

The proposal included the provision of two car parking spaces next to existing car parking areas which serve Corbett Grove and would also provide two cycle stores.

The Committee considered the application and requested that the roof cladding be replaced by some other form of material.  Members felt that a four bedroom house would be too crammed in that location.

The Chair moved a motion to grant the application.  On a vote there being one for and seven against the application was refused.

RESOLVED

That planning permission be refused on the grounds of over development and proximity of the proposal to site boundaries.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2261

FOR PLANNING COMMITTEE DATED 07/01/2008

Location: Site adjoining 31 - 34 Corbett Grove N22

Proposal: Erection of 2 storey four bedroom dwelling house.

Recommendation: Grant subject to conditions

Decision: Refused

Drawing No’s: 2972 PL00, 10a, 11a & 12a.

Reason:

1.       The proposed development by reason of its height, siting and coverage of this small backland site, would represent a cramped form of development which would have an unsympathetic relationship to the adjoining properties; and represent an over development of a restricted site. Further it would detract from the amenities of adjoining residents by reason of its proximity to side boundaries, and overlooking and loss of privacy. As such the proposed development is considered to be contrary to Policies UD3 'General Principles' and UD4 'Quality Design' of the adopted Haringey Unitary Development Plan and supplementary planning guidance SPG1a 'Design Guidance and Design Statements', SPG3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight' and SPG3c 'Backlands Development'.

INFORMATIVE: You are advised that (1) the proposed provision of two parking spaces, and (2) the provision of any access for either construction or pedestrian access to the site, is on land not within the application site nor within the control of the applicant, and in the absence of any agreement allow for such access and car parking, it would not be possible to develop this site. The Council's Housing Service and Property Service, in their role as owners of the land over which access would be sought, have stated that they would not agree to grant access to the site.

Section 106: No

Demolition of existing buildings and erection of new canopy to create working area for hand-stripping of vehicles.

RECOMMENDATION: Grant permission subject to conditions.

The Officer presented his report and informed the Committee that Brantwood Autos Car Breakers was a long established car breakers yard.

A previous application granted in 2005 had been implemented and completed.  It was considered that the proposed open fronted canopy would provide a protected area for the dismantling of vehicles by hand and the removal of fluids necessary prior to the crushing of cars.  The proposed works would bring this facility up to appropriate standards set down by the Environmental Agency.

Previous conditions restrict the hours of operation for both the car breakers yard and separate hours of use for the car press, these conditions would remain.

The Committee requested that the hours of construction and demolition were in line with the hours of operation.  An informative was requested that the hours of operation would continue to apply as detailed in the 2005 application. 

RESOLVED

That the application be granted subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0862

FOR PLANNING COMMITTEE DATED 07/01/2008

Location: Brantwood Auto's, Brantwood Road, N17

Proposal: Demolition of existing buildings and erection of new canopy to create working area for hand-stripping of vehicles.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 5467/01 Rev E, 02, 03 & 04 Rev 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.       The construction of the surface water and foul drainage system shall be carried out in accordance with details to and approved by the Planning Authority before the development commences

Reason: To prevent pollution of the water environment.

4.       The construction of storage facilities for oils, fuels, or chemicals shall be carried out in accordance with details submitted to and approved in writing to the Local Planning Authority before development is commenced.

Reason: To prevent pollution of the water environment.

5.       The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 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.

6.       Within three months of the date of this permission, a detailed scheme for the repair or reconstruction of the concrete panel fence at the northern boundary of the site with the pedestrian footpath Waggon Lane, shall be submitted to and approved by  ...  view the full minutes text for item 117.

To consider any items admitted at item 2 above.

There were no new items of urgent business.

The next site visits will take place on Friday 8 February 2008 at 9:30am.

Monday 11 February 2008.

Monday 11 February 2008.

The meeting concluded at 10:00pm.