Agenda and minutes

Apologies for lateness were received from Cllr Wilson.   

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 10 below.

There were no items of urgent business.

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 Mallet declared a personal but not prejudicial interest in agenda item 11, as she lived within one of the conservation areas.

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

None received.

To confirm and sign the Minutes of the Special Planning Committee meeting held on 10 February 2009.

RESOLVED

That the minutes of the Special Planning Committee meeting held on 10 February 2009 be agreed and signed.

To advise the Committee on Appeal decisions determined by the Department for Communities and Local Government during January 2009.

The Committee was asked to note the outcome of appeal decisions determined by the Department for Communities and Local Government during January 2009.

The Committee noted there were 17 planning appeals of which 7 were allowed and 10 dismissed.  These were a mixed collection of appeals ranging from  installation of front railings to conversation of single dwellings.  It was also noted that 2 appeals for vehicle crossovers were refused however, 2 appeals for light wells were allowed.

Cllr Hare requested he be sent the details of the appeal for Red Gables, Courtenay Avenue N6, along with a copy of the appeal decision.

RESOLVED

That the report be noted.

To inform the Committee of decisions made under delegated powers by the Heads of Development Control (North & South) and the Chair of the above Committee between 12 January and 15 February 2009.

The Committee was asked to note the decisions made under delegated powers by the Heads of Development Control (North and South) and the Chair of the Planning Committee between 12 January and 15 February 2009.

RESOLVED

That the report be noted.

To advise the Committee of Performance Statistics for Development Control and Planning Enforcement Action since the 10 February 2009 Committee meeting.

The Committee was asked to note the performance statistics on Development Control and Planning Enforcement since the 10 February 2009 Planning Committee meeting.

The Officer advised the Committee that in relation to major applications 1 out of 3 were determined within 13 weeks.  The 2 appeals determined outside of 13 weeks; the application on Furnival House, which had been presented to the Committee on two separate occasions.  The other application was for the new Heartlands School which had awaited authority from GOL and included the involvement of the GLA.  In respect of minor applications these were in line with the targets, other applications were 83% and below the target of 90% and the yearly performance was in line with the targets.

Cllr Hare thanked the officers for providing the yearly performance figures on a rolling 12 months basis.

RESOLVED

That the report be noted.

To seek approval to vary Section 106 Agreements in the Borough where RSL partners have difficulty in securing Shared Ownership Occupiers and to recommend conditions for RSL partners for Rent to HomeBuy schemes.

The Officer presented the report to seek approval to vary Section 106 Agreements in the Borough where Registered Social Landlords (RSLs) partners had difficulty in securing Shared Ownership Occupiers and to recommend conditions for RSL partners for Rent to HomeBuy schemes.  

The Rent to Homebuy scheme was a Government pilot project for three years to help drive the affordable housing market forward.  This was in reaction to the current economic climate and would ensure occupation where RSLs were experiencing problems selling properties.  The period of tenancy would be for a maximum of up to 5 years and have a right to purchase at any time allowing the market to recover.  At the end of the tenancy period, if tenants had not purchased then the tenancy would come to an end and the property would be remarketed.

RESOLVED

That the recommendations outlined in the report be agreed:

1. That authority be granted to the Assistant Director Planning and Regeneration to approve variations to Section 106 Agreements relating to affordable housing tenures taking into account the recommendations of the Heads of Housing Strategy, Development and Partnerships after consultation and agreement with the Cabinet Member for Housing.
2. That the Rent to Homebuy scheme shall in the first instance be marketed to key worker groups and thereafter cascade to Haringey’s usual prioritisation.
3. That variation to the relevant Section 106 Agreements to permit the cascade from shared ownership to Rent to Homebuy be approved for the following consents:
4. Academia Way, White Hart Lane, N17; Reform Row N17, 278 High Road N15 and 280-296 High Road N15.

To inform the Committee of a variation in the mix of units built on the site and to request approval to vary the Section 106 Agreement attached to the planning permission for the erection of 2 x 4 storey blocks and 1 x 2 storey block comprising 5 commercial units on the ground floor; 4 x 3 bed houses, 12 x 1 bed and 14 x 2 bed flats; 30 units in total to accord with the built mix.

The Committee was informed of the variation in the mix of units built on the site and requested to approve the variation of the Section 106 Agreement attached to the planning permission.  The Committee was asked to endorse the variation for the dwelling mix of the units on site and the variation to the Section 106 Agreement.

Cllr Wilson entered the meeting at 7:18pm.

The Committee was also informed that there would be no variation to the overall number of units as the site had already been developed.  Only half then number of units (15)  were covered by the Section 106 Agreement, as some were already rented.  The variation of the mix would result in the scheme being 100% affordable and would further bring the Section 106 Agreement into line with the Housing Corporation funding approval for the development.

RESOLVED

That the recommendation to approve the variation of the existing Section 106 Agreement to change the mix from 9 x 2 bed and 1 x 1 bed to 3 x 2 bed and 7 x 1 bed flats; subject to a planning application being received and approved be agreed.

To report on factual and descriptive assessments, additions and corrections to 9 approved Conservation Area Character Appraisals in accordance with English Heritage guidance on the review and updating of Appraisals.

The Committee was informed that on 26 February 2007 the Council approved and adopted 9 Appraisals that formed the first phase of Conservation Area Character Appraisals.   During the two year period since approval it had been necessary to update the Conservation Area Character Appraisals to incorporate factual and descriptive assessments, additions and corrections in accordance with English Heritage guidance on the review and updating of Appraisals. 

The Committee had received a briefing that there would be no changes to boundaries or the level of protection to be provided.  The appraisal documents were more easily readable and provided information about detractors in the Conservation Areas.  

The Committee was requested to approve and adopt the updated Conservation Area Character Appraisals as replacements for those previously approved.  It was intended that each updated Appraisal would provide a sound basis, defensible on appeal, for development plan policies  and development control decisions, and for the guidance of residents and developers.

RESOLVED

That the recommendation to approve and adopt the updated Conservation Area Character Appraisals be replaced for the previously approved appraisals be agreed.

Change of use of ground floor from vacant factory unit to indoor market, demolition of rear structure wall to allow for 5 x car parking spaces, and insertion of 3 x new entrance doors to front / side elevations.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was advised that this application was for a change of use of ground floor from vacant factory unit to indoor market.  The use of the building as a market would provide continued employment opportunities, therefore the use was considered acceptable.

The majority of the work associated with the development was internal however, there were a number of external changes to the buildings.  These were the installation of 3 doors and a conversion of one door to a window.  The proposal was considered to cause no harm to the appearance of the building or the local area maintaining the existing rhythm of fenestration across the elevation. 

The markets proposed opening hours (M-F, 9am-8pm) was considered that there would be little disturbance to nearby houses as a result of their activity.  Conditions would be applied restricting the hours of operation and the generation of any excessive noise. 

The applicant had complied with TfL’s request that the proposed 7 parking spaces be reduced to 5 including 2 disabled bays.  That applicant would also provide 15 cycle parking spaces. 

A local resident addressed the Committee, not to object to the application but to object to the impact on local residents.  There would be 3 entrances to the market on Anthill Road, therefore the operating hours were inappropriate for a market as it would impact on the residents in the area.  The Committee was asked to limit the opening hours so as not to cause disturbance to residents and that deliveries would be carried out in line with the opening hours.

The Committee queried whether these concerns were raised when the previous factory was in operation and in response was informed there was vermin, rubbish and noise associated with the premises.

A supporter of the application informed the Committee that the previous application had been refused and that the objection then had now been addressed.  The applicant further stated that this application was in accordance with Haringey’s policies and that current traders had nothing to worry about.

The Committee raised concerns in relation to the opening hours and was informed that a nearby indoor market at Seven Sisters had longer operating hours.  Enquiries were further made regarding the delivery, loading and unloading of goods and again the Committee was advised by the applicant that deliveries would be brought to the back of the building.  The units were small, therefore no large amounts of storage for goods.

The Committee viewed the plans.

The Committee requested a condition to ensure that residents would have access to the Market Manager’s contact details.  The Head of Planning advised the Committee to consider changes to some of the conditions to address the issues raised:

Condition 9 ~ Should say “All services for the proposed deliveries to be undertaken on site off the public highway and only the use of vehicles which can drive in/out of the site”.  This would give residents some protection.

Condition 8 ~  Should also say “a detailed scheme for the management of  associated trader  ...  view the full minutes text for item 403.

Demolition of existing building and erection of part four/part five storey building with basement level, comprising of community clinic at ground floor, health clinic at basement level, 4 x 2 bed, 3 x three bed and 2 x one bed flats above with 9 car parking spaces, bicycle store, refuse space and private amenity space (Amended Scheme).

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

The Committee was informed that this application was on the former Fortis Green Clinic Site.  The application site was situated in the Muswell Hill Conservation Area.  A previous application had been approved in June 2008.  The difference between the approved and the proposed applications was a proposed basement for clinic use.

The surgery would provide modern facilities that would continue to serve the local community.  The excavation of the front garden would not adversely affect the character and appearance of the Muswell Hill Conservation Area.  The proposed car parking area would not affect he street scene or materially harm the conservation area. 

The Officer further advised the Committee to consider a variation to condition 9 to make specific reference for disabled parking for the clinic.  The Fire Brigade has raised concerns in relation to the access road being too narrow however, this was not part of the application site.

The Committee viewed the plans.

A local resident and objector to the application expressed concerns that whilst the development work was being undertaken it would cause a disturbance for local residents.  There would be congestion as there was already parking pressure in the area.

The applicant addressed the Committee and explained that the purpose of extending the clinic required moving, to provide more modern, up to date facilities for the area.  The existing clinic had 3 doors and parking arrangements were working well at present.

Members raised concern regarding the number of disabled parking spaces to be provided for the clinic. It was felt that one space was not sufficient and that the highway in front of the proposed site was of significant width for the applicant to contribute to additional disabled parking spaces for older people.  In response the Committee was advised that there would now be two on site spaces and the transport officer agreed to look at on street parking spaces.  The Section 106 agreement could provide for the provision of additional disabled bays at the applicant’s expense.

The Committee requested an informative for grey water run off.  Further conditions were requested that the hard surfaces be permeable and a construction management plan be provided. 

RESOLVED

That the application be granted subject to conditions; the additional informative and conditions outlined above and subject to a Section 106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/2320

FOR PLANNING COMMITTEE DATED 09/03/2009

Location: 150 Fortis Green N10

Proposal: Demolition of existing building and erection of part four / part five storey building with basement level, comprising of community clinic at ground floor, health clinic at basement level, 4 x 2 bed, 3 x three bed and 2 x one bed flats above with 9 car parking spaces, bicycle store, refuse space and private amenity space (Amended Scheme).

Recommendation: Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: PL.08.689.30, 031, 034, 035, 036, 037, 038, 039, 040, 041, 042, 043, 044, 045, 046, 047 & 048.

Conditions:

1.       The development hereby authorised must be  ...  view the full minutes text for item 404.

Conversion of first floor of public house into 2 x 1 bed self contained flats including terrace on first floor and erection of three storey development to rear to provide two shops units at ground floor level and a total of 4 x 2 bed self contained flats at first and second floor levels including amenity space on roof level.

RECOMMENDATION: Grant permission subject to conditions.                     

The Committee was advised that the site comprised the Swan Public House which was a mid nineteenth Century two storey building in Tottenham Green Conservation Area.  The building was locally listed.

It was considered that the design and appearance of the proposed three storey building would enhance the character and appearance of the Conservation Area.  The room sizes were considered adequate and the amenity space provided for the flats would be on the roof.  It was not anticipated that there would be any significant issues relating to impact on residential amenity.

The site was located in a highly accessible area in terms of transport and therefore, considered suitable for car-free housing.  The residential units were defined as ‘car-free’ and therefore, no residents therein would be entitled to apply for a residents parking permit.

The Officer further advised the Committee that English Heritage has requested a further 2 conditions in relation to archaeological features to be recorded.  TfL had requested a condition on services being provided from Philip Lane and not from the High Road.  The Tottenham Green Conservation Area Committee were broadly in support of the application however, raised concerns in relation to the alterations to the public house and the effect on the Conservation Area.

The Committee viewed the plans.

The Chair moved a motion to grant the application on a vote it was agreed unanimously.

RESOLVED

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

INFORMATION RELATING TO APPLICATION REF: HGY/2009/0159

FOR PLANNING COMMITTEE DATED 09/03/2009

Location: The Swan, 363 High Road N17

Proposal: Conversion of first floor of public house into 2 x 1 bed self contained flats including terrace on first floor and erection of three storey development to rear to provide two shops units at ground floor level and a total of 4 x 2 bed self contained flats at first and second floor levels including amenity space on roof level.

Recommendation: Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: 01, 02, 03, 04, 05, 06A, 07A & 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 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  ...  view the full minutes text for item 405.

Demolition of existing property / 6 x bungalows and erection of 3 storey building to provide 15 flats comprising 14 x two bed and 1 x one bed flats with associated landscaping.

RECOMMENDATION: Grant permission subject to conditions.

The Officer advised the Committee that there was an amendment to the drawing numbers reported and that they should read as follows:

• A5786/2.1/01-05
• A5786/2.3/01
• A5786/2.3/02A

The Committee was informed that the site was located off Portland Road and is bounded by Tottenham Green Conservation Area, which forms part of the Tottenham High Road Historic Corridor.  The site was located within a predominantly residential are and was within close proximity to public transport.  As a result it was considered acceptable that the scheme should be car free.

The current proposal provides housing for older and people with special needs and it was considered that no new adverse overlooking or privacy issues would result from this development and all residents could access the communal garden.

The Council’s sustainability check list has been completed alongside a renewable energy assessment.  Adequate recycling storage space within the site had been provided.

The Committee queried why it was proposed as a car free development and in response was informed that there was parking spaces within the estate, 6 had been allocated for diabled use which was shown on the ground floor of the plan.

RESOLVED

That the application be granted subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/0032

FOR PLANNING COMMITTEE DATED 09/03/2009

Location: Portland Place, 45 - 57 Portland Road N15

Proposal: Demolition of existing property / 6 x bungalows and erection of 3 storey building to provide 15 flats comprising 14 x two bed and 1 x one bed flats with associated landscaping.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: A5786/2.3/01, 02A, 03, 04, & 05

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.       A scheme for the treatment of the surroundings of the proposed development including the planting of trees and/or shrubs shall be submitted to, approved in writing by the Local Planning Authority, and  ...  view the full minutes text for item 406.

Demolition of existing buildings and erection of mixed use development of 21 residential units, comprising of 7 x 4 bedroom houses, 14 x 2 bed flats and 7 x 1 B1 units with associated ten parking spaces.

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

The Officer informed the Committee that there were additional documents tabled in respect of the application.  An email from S. Hine, who did not object to the application in principal but raised concerns in relation to the impact on local on-street parking which was considered to be at capacity.  Cllr Whyte had also raised concerns regarding the current loss of employment on the site.  The planning authority would now recommend a figure of 50% affordable housing and requested the Committee to agree this provision.  The £50k footway/highway improvements contribution, part of the Section 106 Agreement, and how it was spent would be decided by Highways. 

The Committee received a presentation on the application and was informed that Pembroke Works was an employment site located to the north of Hornsey High Street and comprised of a building which was part single storey, part two storeys in height. 

It was considered that the principle of mixed use residential development on the site would be acceptable.  The scheme included 7 B1 units locate above the internal access road and car parking area at the south end of the site providing 10 off street parking spaces.  The dwelling mix of the new building was acceptable and the unit sizes provided a satisfactory standard of accommodation.

The scale, design and position of the proposed buildings on the site meant that the surrounding occupiers would not suffer loss of amenity as a result of additional overlooking or loss of sunlight or daylight.  The scheme proposed the provision of ground floor gardens for a number of the larger units.  The scheme had further been designed with a refuse management system that allowed for the external waste collection and internal storage of recyclable waste produces.  The proposal included a number of sustainable features.

The Committee enquired whether the applicants had marketed the site and what evidence was provided in support of their application.  The Officer confirmed that an affidavit had been submitted from the agents demonstrating various steps taken however, they had not been able to let premises on a medium or long term basis.

An objector addressed the Committee and advised that his business had been located at Pembroke Works for the last 28 years.  The business employed 7 full time staff, whose livelihoods depended on the light industrial status of the premises, which would change to B1 (office) use if this application were granted.  In the past the premises had sustained over 100 jobs.  The previous planning authority had refused an application due to the loss of jobs at the site.

Cllr Whyte addressed the Committee to object to the application primarily on the basis of the loss of employment on the site.  She raised concerns in relation to the affidavit and how well the premises had been advertised to prospective businesses.  It was important to have local employers, an issue recognised by the Council.  There were also problems in relation to rubbish and squatters.

Cllr Reid addressed the committee and raised concerns in relation to  ...  view the full minutes text for item 407.

Demolition of existing houses and erection of 5 x 3 storey houses (comprising 4 x three bed and 1 x four bed) with associated parking.

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

This item was deferred to the next scheduled meeting on 6 April 2009.

Retention of pub use at ground and basement levels, with refurbishment of upper floors to form 1 x three bed, 1 x two bed and 1 x one bed flats. Demolition of existing side extensions and erection of new 3-storey rear extension comprising 3 x one bed and 1 x two  bed flats.

RECOMMENDATION: Grant permission subject to a Section 106 and Section 278 Legal Agreement.

This item was deferred at the request of the applicants to be considered at the next scheduled meeting of the Planning Committee on 6 April 2009

RESOLVED

That the item be deferred to the next meeting.

To consider any items admitted at item 2 above.

There were no new items of urgent business.

Special ~ Tuesday 17 March 2009.

Monday 6 April 2009.

The meeting concluded at 10:05pm.