Agenda and draft minutes

Apologies for absence were received from Cllr Wilson for whom Cllr Aitken was substituting.

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 16 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 Santry declared a prejudicial interest in item 13, as she was a member of the board for Homes for Haringey and would withdraw from the meeting for this item.

Cllr Hare declared an interest in item 10, as he had undertaken work at the applicant’s address, under the auspices of the Highgate Society Charity and was known to the applicant.  Cllr Hare stated he would withdraw from the meeting for this item.

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

None received.

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

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

The Committee was advised that there were 21 appeals of which 6 (29%) were allowed and 15 (71%) dismissed and therefore the 70:30 national target had been met.  The appeals allowed ranged from applications for:

• Variation of condition to extend the hours of opening.
• Replacement of existing windows with UPVC windows.
• Erection of single storey timber outbuilding (retrospective).
• Change of use from office to mini cab office.

In respect of Enforcement appeals 3 were dismissed and 1 allowed.

RESOLVED

That the report be noted.

To inform the Committee of decision made under delegated powers by the Heads of Development Control (North & South) and the Chair of the above Committee between 24 August 2009 and 13 September 2009.

The Committee was asked to note the decisions made under delegated powers by the Heads of Development Management (North & South) and the Chair of the above Committee.  The applications were determined between 24 August 2009 and 13 September 2009.

RESOLVED

That the report be noted.

To advise the Committee of Performance Statistics for Development Control and Planning Enforcement Action since the 15 September 2009 Committee meeting.

The Committee was asked to note the performance statistics on Development Control and Planning Enforcement since the 15 September 2009 Planning Committee meeting.

The Committee received the performance statistics in each of the following categories:

1. August 2009 performance.
2. Yearly performance.
3. The last 12 months performance.

These were detailed for major, minor, other applications and for the granted/refusal rates.

Cllr Hare thanked officers for providing the last 12 months data in each of the categories.

RESOLVED

That the report be noted.

To confirm the following Tree Preservation Orders:

1. Rear garden, 175 Mount View Road N4
2. Side garden, 27 Shepherds Close N6

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

1. Rear garden, 175 Mount View Road N4
2. Side garden, 27 Shepherds Close N6

RESOLVED

That the Tree Preservation Orders, contained in the report be approved.

Erection of part 1 / part 2 storey, 2 bedroom dwelling house to rear of property fronting onto North Grove, N6

RECOMMENDATION: Grant permission subject to conditions.

The Committee received a presentation summarising the report which gave details of the site and surroundings, background and issues to be considered in relation to the application. 

The Chair invited Mr Stephen Rose, representative of local residents, to address the Committee.  He advised the Committee that a previous application was dismissed by the Secretary of State on a number of outstanding issues, particularly the large tree overshadowing and the considerable amount of sunlight currently reaching the property.  It was considered that this application contradicted the Secretary of State’s decision.  The application further impinged on the visual amenity of the residents of 21 and 23 North Grove and the proposed 2 storey building would provide harm to the Conservation Area.  Planning policy stated that applications must preserve and enhance in the Conservation Area and that this application didn’t meet this criteria. 

Mr Nicholas Lee addressed the Committee and objected to the application on the grounds that the rear garden of the property should remain as a single entity and not divided into two separate plots.  It was felt that dividing the garden as a building plot established a precedent and the property was not suitable for this purpose.  He further stated that there was no justification for allowing the application to be approved.

In response to a question from Members, Mr Rose explained that the Supplementary Planning Guidance SPG1A had been adopted in 2006 and that the Secretary of State’s decision was the previous year.  The policy stated that new development should take account of the pattern of arrangements, size of buildings and their plots.  It was felt that dividing a garden in half and allowing buildings in gardens would change the character of the Conservation Area and if not willing to preserve the Conservation Area why have a Conservation Area at all.

The applicant, Mr Davidson, addressed the Committee and explained that he was happier with a smaller garden which would be more manageable in the future.  The application site would be over looked by the large extension at the rear of 20 North Grove.  The scheme would have a minimal effect on their amenities.

In response to questions raised by Members the applicant advised that he had gifted the plot of land to his daugher and it was planned to build on it.  The garden was the largest in the area and once divided would still be much larger than neighbouring gardens.

The Committee viewed the plans.  The Chair then moved a motion to grant the application and on a vote there were 7 in favour and 1 against the application was approved.

RESOLVED

That the application be granted planning permission subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/0932

FOR PLANNING COMMITTEE DATED 05/10/2009

Location: Land to rear of 19 North Road N6

Proposal: Erection of a part 1 / part 2 storey, 2 bedroom dwellinghouse to rear of property fronting onto North Grove, N6.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: DD  ...  view the full minutes text for item 57.

Erection of side extension at ground and first floor levels.

RECOMMENDATION: Grant permission subject to conditions.

The officer presented the report on an application for the erection of a side extension at ground and first floor levels.  The site was located in the Ladder Area within Harringay Ward.  The ground floor was used as a restaurant and the upper floors were part of the London Shelton hotel.  The Committee received a summary of the site and surroundings, details of the proposal and issues.  The officer further proposed 3 extra conditions:

1. The silver flue, including the black drainage pipe would be moved to the other side of the new extension.
2. When the building was completed the existing side extension would be demolished.
3. The removal of the majority of signs around the frontage of the building to minimalise the clutter of the signs.

The Committee requested an informative that Fire Authority approval be sought upon completion of the extension as it was felt it would be close to the neighbouring car repair building.

The Committee viewed the plans.

Members sought reassurance that the materials and tiles would match the existing building.

The Chair moved a motion to grant the application subject to conditions, the 3 additional conditions and informative.

RESOLVED

That planning permission be approved subject to conditions and informative.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/1257

FOR PLANNING COMMITTEE DATED 05/10/2009

Location: 60 Wightman Road N4

Proposal: Erection of side extension at ground and first floor levels.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 4806/100A, 101A, 102, 103A, 104A & 105A.

Conditions:

1.       The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

2.       The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority. Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

Materials

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.

Other

4.       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  ...  view the full minutes text for item 58.

Erection of two-storey, three bedroom dwelling house with associated landscaping.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was advised that this application site was a back land site consisting of a left over triangular shaped piece of land.  An application was submitted in November 2007 for the erection of a 2 storey four bedroom dwelling house.  This application was refused by the Planning Committee on the grounds that the development was inappropriate for the site, would have an unsympathetic relationship and detract from the amenities of the adjoining residents by reason of its proximity to side boundaries, overlooking and loss of privacy.

The officer outlined the current proposed application to the Committee and provided an overview of the issues to be considered.  The Committee was informed that an objection had been received by the Fire Authority, in relation to building control and that the applicant must install a sprinkler system.  It was recommended to the Committee that this could be included as an informative.

In response to a questioned raised by Members the officer explained that the proposal was designed to ensure no loss of amenity to the nearest properties in Bounds Green Road as the end wall was windowless.

Mr John Waller, vice-chair of the Bounds Green and District Residents Association, addressed the Committee to object to the proposal for the following reasons:

1. The resident’s associations had not been consulted on the application.
2. The residents of Corbett Road had not been consulted and were opposed to the scheme.
3. There was no on site parking.
4. The proposed development was of a different character to the area, it was considered the building was excessive and proposed a visual impact.
5. There would be an unfortunate loss of open space and trees.

Cllr Oakes addressed the Committee and echoed the objections raised. In addition he further raised objection to the application in relation to bulk, mass and partial height of the proposed scheme.   Local residents were unable to petition against any development on the site as it was no longer Council owned land.  It was preferred by the local people that the site remained as open play space for the children resident in the area.

Members raised a query in relation to previous petitions and when local residents were consulted.  In response Cllr Oakes stated that it was a question of phases, when residents were consulted they believed the land was Council owned and now were unable to make representations on how the land should be used therefore, there was a lack of consultation.

The applicant responded to the objections raised and stated that the land was part of the Imperial Road development and had not been in Council ownership for many years.  It had always been the intention to use the land for a zero-carbon test house to deliver home for the future.  The site was currently over grown, unsightly and the applicants had worked closely with the Council, had held a consultation event which only three people had attended.  The site was unsuitable for a play space as it couldn’t be overlooked.

Members noted that in  ...  view the full minutes text for item 59.

Change of use / conversion of existing vacant hostel for 24 persons to 9 x three bedroom flats including changes to fenestration.

RECOMMENDATION: Grant permission subject to conditions.

Cllr Santry left the meeting for this item.

The officer gave a presentation on this application for the change of use / conversion of existing vacant hostel for 9 three bedroom flats including changes to the fenestration.  The officer further explained the application site, surroundings and issues.  The Committee was requested to grant permission subject to conditions.

Members enquired whether it was possible to provide landscaping at the front, providing 3 or 4 trees to the side and rear.  The officer responded that he had spoken to the housing service about this, and it could be the subject pf a condition.  In response to a question raised in relation to the parking spaces the officer advised that an informative could be included that spaces would be allocated on a first come, first served basis.

The Chair advised that as there were no objectors to this application the Committee as asked to grant the application subject to conditions.

RESOLVED

That the application be approved subject to conditions and an informative that the car parking spaces be alloocated on a first come, first served basis.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/1014

FOR PLANNING COMMITTEE DATED 05/10/2009

Location: Parkland Hostel 20 - 108 Parkland Road N22

Proposal: Change of use / conversion of existing vacant hostel for 24 persons to 9 x three bedroom flats including changes to fenestration.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 7284-007-00 - 08 incl., 7284-007-00 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.       Detailed drawings shall be submitted to show the planting of trees both within the grassed amenity space at the rear (west) of the application property, and within the car park area to the east of the application site (fronting onto Brabant Road); such drawings to show the location and species of trees.

Reason: In order to provide a satisfactory setting for the development, and improve the visual amenity of the locality.

REASON FOR APPROVAL 

The proposed external changes (replacement windows) and conversion of this vacant hostel use into 9 self-contained flats is considered acceptable and meets the floor space standards as set out in Council's 'Housing' SPD and will provide much needed family size accommodation units. The proposal will have no significant impact on the residential amenities of neighbouring occupiers. On this basis the proposal is considered to be in accordance with Policies UD3 'General Principles',  ...  view the full minutes text for item 60.

Demolition of existing dwelling and erection of new 2 storey dwelling with rooms at basement and attic levels (revised scheme).

RECOMMENDATION: Grant permission subject to conditions.

The Committee was advised that this application was for the demolition of the existing dwelling and erection of a new 2 storey dwelling with rooms at basement and attic levels (revised scheme).  The Officer advised that the site was within the Highgate Conservation Area and consent for the demolition would also need to be considered as well as the issues in relation to this application. 

Members raised concern in relation to the garden which would be open to Grange Road rather than between a wall.  The Officer advised that condition 14 was in relation to this issue and that an informative could be added for  open treatment to give guidance to the front boundary.   A further condition would also be added in relation to the materials, that a multi-red stock brick should be used to blend in with the surroundings.

The Chair moved a motion to grant the application subject to conditions and the informative requested above.

RESOLVED

That the application be granted subject to conditions and the informative.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/1248

FOR PLANNING COMMITTEE DATED 05/10/2009

Location: 5 Grange Road N6

Proposal: Demolition of existing dwelling and erection of new 2 storey dwelling with rooms at basement and attic levels (revised scheme).

Recommendation: Grant subjecto to conditions

Decision: Grant subjecto to conditions

Drawing No’s: EX_01, 02, 03; PL_01, 02, 03, 04, 05, 06, 07, 08 Rev A, 09 Rev A, 10 Rev A, 11, 14, 15 Rev A, 16 Rev A, 17 Rev A, 20 & 21.

Conditions:

EXPIRATION OF PERMISSION

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.

IN ACCORDANCE WITH APPROVED PLANS

2.       The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

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

MATERIALS

3.       Notwithstanding the description of the materials in the application, no construction shall be commenced until precise details and samples 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. 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.

TREES AND LANDSCAPING

4.       Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment  ...  view the full minutes text for item 61.

Conservation Area Consent for demolition of existing dwelling and erection of new 2 storey dwelling with rooms at basement and attic levels (revised scheme).

RECOMMENDATION: Grant conservation area consent

The Committee was asked consider Conservation Area Consent for the demolition of existing dwelling and erection of a new 2 storey dwelling with rooms at basement and attic levels (revised scheme).

The Chair moved a motion to agree the recommendation in the report to grant consent subject to conditions.

RESOLVED

That Conservation Area Consent be agreed as planning permission for the application outlined in PC61 above was agreed.

INFORMATION RELATING TO APPLICATION REF: HGY/2009/1249

FOR PLANNING COMMITTEE DATED 05/10/2009

Location: 5 Grange Road N6

Proposal: Conservation Area Consent for demolition of existing dwelling and erection of new 2 storey dwelling with rooms at basement and attic levels (revised scheme).

Recommendation: Grant subjecto to conditions

Decision: Grant subjecto to conditions

Drawing No’s: EX_01, 02, 03; PL_01, 02, 03, 04, 05, 06, 07, 08 Rev A, 09 Rev A, 10 Rev A, 11, 14, 15 Rev A, 16 Rev A, 17 Rev A, 20 & 21.

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 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 this existing house and replacement with a new two storey house with rooms at basement and loft level is considered to be of an appropriate bulk, mass and design; and will make a positive contribution to the architectural style of the road and overall be in keeping with the streetscene and the character and appearance of the Conservation Area. The proposed replacement building will preserve the character and appearance of the Conservation Area and as such is considered to be consistent with Policies UD3 'General Principles', UD4 'Quality Design', CSV1 'Development in Conservation Areas', CSV7 'Demolition in Conservation Areas' of the adopted Haringey Unitary Development Plan (2006) and SPG1a 'Design Guidance' and SPG2 'Conservation and Archaeology' of Haringey Supplementary Planning Guidance (October 2006).

Section 106: No

To consider any items admitted at item 2 above.

There were no new items of urgent business.

Monday, 9 November 2009 at 7pm.

Monday 9 November 2009

The meeting concluded at 9:00pm.