Agenda and minutes

Apologies for absence were received from Cllrs McNamara and Solomon for whom Cllrs Brabazon and Engert substituted.

The Chair and Cllr Christophides both declared an interest in agenda item 11 as Bounds Green Ward Councillors. Cllr Christophides’ children also attended Bounds Green School. Cllr Beacham declared an interest in agenda item 6 as a local ward Councillor, as did Cllr Reid for item 12. The interests declared were not disclosable pecuniary or prejudicial interests.

Demolition of existing property and erection of new three storey dwelling with rooms at basement level.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report, previously circulated, on the application to grant planning permission for 19 Lansdowne Road N10 2AX, centred on the demolition of the existing property and erection of a new three storey dwelling with rooms at basement level. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions. Vincent Maher, the Council’s Head of Development Management, gave a short presentation highlighting the key aspects of the report.

Three local residents, Ms Rossiter, Mr Hutchinson and Mr Ashley-Norman addressed the Committee in objection to the application and made the following comments:

·        The scale and size of the new house was inappropriate and out of character with the rest of the road, leading to concerns there would be an impact on neighbouring houses, particularly in consideration that the proposed footprint of the house at first floor level would extend 1m beyond the rear line of the existing Edwardian terrace.

·        The potential risk was raised of the development exacerbating existing drainage problems in the area, with a number of neighbouring houses having had to undergo significant remedial work as a consequence of poor drainage in the locality. It was considered that the applicant had not provided sufficient documentation within the application regarding mitigation of this risk.

·        The scale of the building work required to excavate the large basement was of concern, with the associated potential for disturbance and disruption to neighbouring properties.

·        The sustainability of the development, particularly in relation to the large carbon footprint from the demolition of the existing house and rebuilding on a large concrete base, was questioned. It was considered that the more sustainable option would have been retrofitting of the existing house.

Two of the applicant’s representatives, Mr Bee and Mr Blunt, addressed the Committee regarding the application and raised the following points:

·        It was considered that the existing house did not positively contribute to the character of the Conservation Area or reflect neighbouring houses and that the new house would better reflect local character and design including a more symmetrical form and concordant roof line. 

·        Although it was recognised that the new house was a larger scale to the existing, this would not have a significant impact to the front elevation. In addition, several of the houses in the area had extensions so the scale was not out of line.

·        A soil survey and engineering survey had been undertaken which had not identified any issues with the construction works.

The Committee expressed concern regarding the issues raised by the objectors of drainage problems in the area and the potential for the new house to exacerbate these. In light of this, it was advised that, should the application be approved, an additional condition could be added requiring further investigation of rain and surface water drainage onsite and for any subsequent mitigation works to be approved by the Council prior to  ...  view the full minutes text for item 271.

Conservation Area Consent for demolition of existing property and erection of new 3 storey dwelling with rooms at basement level. (Amended Plans)

RECOMMENDATION: grant conservation area consent.

The Committee considered a report, previously circulated, on the application to grant Conservation Area Consent for the demolition of the existing property at 19 Lansdowne Road N10 2AX and erection of a new 3 storey dwelling. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant Conservation Area Consent subject to conditions.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That Conservation Area Consent be granted for application HGY/2012/2427 subject to conditions:

1. The works hereby permitted shall be begun not later than the end of three

years from the date of this consent.

Reason: In order to comply with the provisions of Section 18 of the Planning

(Listed Buildings and Conservation Areas) Act 1990.

2. The demolition hereby permitted shall not be undertaken before a contract for

the carrying out of the works of redevelopment of the site has been made and

full planning permission has been 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 demolition of the building on this site is acceptable in principle as it makes a neutral contribution to the character and appearance of Vallance Road Conservation Area and subject to conditions, its demolition is acceptable and accords with the National Planning Policy Framework, policies 7.8 and 7.9 of the London Plan 2011, policy CSV7 ‘Demolition in Conservation Areas’ of the adopted Haringey Unitary development Plan 2006 and SPG2 'Conservation & Archaeology'.

Demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Fives Courts and erection of a new part 2 storey, part 3 storey Junior School building with link attachments to retained Ingleholme Building. External alterations to retained Ingleholme Building.

RECOMMENDATION: grant permission subject to conditions and the completion of a s106 legal agreement

The Committee considered a report, previously circulated, on the application to grant planning permission for Highgate School, Bishopswood Road, N6. The application was for the demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Five Courts and the erection of a new Junior School building linked to the retained Ingleholme building which would require some external alterations. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the completion of a s106 legal agreement. The Planning Officer gave a short presentation highlighting the key aspects of the report. The Committee’s attention was also drawn to a tabled addendum to the report setting out a revised officer recommendation for permission to be conditional on the applicant submitting a unilateral undertaking to the Council by the 19 March 2013 in order to improve performance in determining major planning applications prior to the end of the municipal year.

The following points were raised in discussion of the application by the Committee:

·        It was advised that although the Cholmeley House building was locally listed, officers were satisfied that the new modern, fit for purpose replacement building would have an overall positive effect on the Conservation Area through its high quality, contemporary design and finish.

·        Although the school’s playing fields and associated open spaces were designated as Metropolitan Open Land (MOL), which was subject to protection in terms of openness, the demolition of the Five Courts and Tuck Shop buildings would serve to open up MOL.

·        Confirmation was provided that the application constituted a remodelling of the facilities onsite and that pupil intake would not increase as a direct result.

·        It was noted that objections had been received from the Highgate Conservation Area Advisory Committee and two local residents.

·        In response to questions raised during the consultation period regarding the impact of the application on traffic in the area, it was advised that the school would be required to produce a travel plan, which, inline with highway safety improvements also planned, aimed to achieve a reduction in the use of private cars on the site and the promotion of public transport as an alternative.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That permission be granted for application HGY/2012/2346 subject to conditions and conditional on the applicant submitting a unilateral undertaking to the satisfaction of the local planning authority no later than 19 March 2013.

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in accordance with the plans and specifications submitted  ...  view the full minutes text for item 273.

Conservation Area Consent for demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Fives Courts and erection of a new part 2 storey, part 3 storeyJunior School building with link attachments to retained Ingleholme Building. External alterations to retained Ingleholme Building.

RECOMMENDATION: grant conservation area consent subject to conditions

The Committee considered a report, previously circulated, on the application for Conservation Area Consent for the demolition of Cholmeley House and ancillary residential unit, Tuck Shop building and substantial demolition of Five Courts and the erection of a new Junior School building linked to the retained Ingleholme building which would also require external alterations. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant Conservation Area Consent subject to conditions. The Planning Officer gave a short presentation highlighting the key aspects of the report.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That Conservation Area Consent be granted for application HGY/2012/2347 subject to conditions.

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 of redevelopment of the site has been granted for the redevelopment for which planning permission HGY/2012/2346.

Reason: In order to safeguard the special architectural or historic interest of the building.

INFORMATIVES:

Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

REASONS FOR APPROVAL

The reasons for the grant of consent are as follows:

a) It is considered that the principle of this demolition is supported by national,

regional and local planning policies as it the harm from demolition is outweighed by the public benefits of the replacement development.

b) The replacement development is considered to be suitably designed in respect of its surroundings, its impact on neighbouring properties, the conservation area and environmental site constraints.

a) The application for Conservation Area Consent has been assessed against and is considered to be in general accordance with

• National Planning Policy Framework;

• London Plan Policies 7.2 ‘Creating an inclusive environment’, 7.3 ‘Designing

out Crime’, 7.4 ‘Local character’,7.5 ‘Public realm’, 7.6 ‘Architecture’, 7.8

‘Heritage Assets and Archaeology’; and

• Haringey Unitary Development Plan (UDP) 2006, G2 ‘Development and Urban Design’, G10 ‘Conservation’, UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD4 ‘Quality Design’, CSV1 ‘Development in Conservation Areas’, CSV3 ‘Locally Listed Buildings and Designated Sites of Industrial Heritage Interest’, CSV7 ‘Demolition in Conservation Areas’ and CSV8 ‘Archaeology’.

Installation of temporary Junior School accommodation (expiring 31 January 2016) with associated landscaping and subsequent reinstatement of open space.

RECOMMENDATION: grant permission subject to conditions and the completion of a s106 legal agreement

The Committee considered a report, previously circulated, on the application for the installation of temporary Junior School accommodation (expiring 31 January 2016) with associated landscaping. The open space would be reinstated following the completion of construction on the new permanent junior school on the site. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and the completion of a s106 legal agreement. The Planning Officer gave a short presentation highlighting the key aspects of the report. Confirmation was provided that the temporary school would be located on MOL but officers considered that as the pre-fabricated building would be temporary and sensitive in design, it would not cause long term harm.

The Committee sought further clarification on archaeological issues with the temporary site, particularly with the desktop assessment identifying an earth bank. It was advised that a condition had been added requiring the applicant to undertake an onsite archaeological investigation prior to the development commencing. It was noted that the Highgate Society had put forward a request for the opportunity to look at the earth bank prior to the installation of the temporary building. The Committee agreed to add this as an informative.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That permission be granted for application HGY/2012/2446 be approved subject to conditions, the completion of a s106 legal agreement and the inclusion of the above informative following the request from the Highgate Society.  

CONDITIONS:

1. This permission shall be for a limited period expiring on 31/01/2016 when the building hereby approved shall be removed and the land reinstated.

Reason: The building, because of its design, size, materials and/or siting, is not considered suitable for permanent retention.

2. 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. The submitted samples should demonstrate that the exterior of the staircores will be finished in grey to

harmonise with the external appearance of the classroom buildings.

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.

3. No development shall take place until a Construction Management Plan (CMP) and a Construction Logistics Plan (CLP) has been submitted to and approved by the Local Planning Authority. The plans shall be implemented thereafter. The Plans shall provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on Hampstead Lane, and Bishopswood Road is minimised. The plans should show how Construction vehicle movements have been  ...  view the full minutes text for item 275.

Erection of 3 storey extension with a mansard roof extension and conversion of building into 8 self contained flats, including the relocation of the function room, new kitchen, relocation of the toilets and the provision of a bin and cycle store.    

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement.

The Committee considered a report, previously circulated, on the application to grant planning permission for Spring Tavern, 133 Bounds Green Road, N11 2PP for the erection of a three storey extension and conversion to eight self contained flats. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and a s106 agreement. The Planning Officer gave a short presentation highlighting the key aspects of the report.

The Committee’s attention was drawn to a tabled addendum to the report providing details of a consultation response submitted by Bounds Green School setting out concerns regarding road safety from construction traffic. In light of this, an additional condition had been proposed requiring the applicant to submit a Construction Management Plan for approval by the Council. In light of the concerns expressed by the Headteacher, the Committee also agreed to add an informative for the applicant to consult with the school in the drafting of the Construction Management Plan.

It was also requested that Ward Councillors had input into the determination of pedestrian improvement works to be made to the surrounding area of the site and which would be contributed to by the developer. To this end, it was agreed that the relevant precondition be strengthened to require consultation with local ward Councillors. 

The Committee recognised the potential sensitivity of the relationship between the public house and proposed residential accommodation and the measures proposed to mitigate this as far as possible including removal of the beer garden and other noise attenuation measures. It was however agreed that the associated condition imposed relating to noise did not go far enough and should be strengthened to cover the future management of other potential environmental issues from the pub including odour, waste management etc.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That, subject to officers strengthening the condition relating to noise attenuation to include other potential environmental issues; adding a condition to require the applicant to consult with local ward Councillors in determining pedestrian improvement works in the locality and adding an informative for the applicant to consult with the school in the drafting of the Construction Management Plan, application HGY/2012/2343 be granted permission subject to conditions and a s106 legal agreement.

Conditions:

IMPLEMENTATION

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 Section 91 of the Town &

Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in accordance with the

plans and specifications submitted to, and approved in writing by the Local

Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

3. Notwithstanding the description of the  ...  view the full minutes text for item 276.

Demolition of existing derelict warehouse and erection of part 3 part 4 storey

building incorporating five 1 bed, two 2 bed and one 3 bed dwellings with basement for 5 car park spaces.

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement

The Committee considered a report, previously circulated, on the application to grant planning permission for Cleopatra House, Pembroke Road, N8 7RQ for the demolition of a derelict warehouse and erection of a replacement residential building with basement car park. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and a s106 agreement. The Planning Officer gave a short presentation highlighting the key aspects of the report.

The Committee’s attention was drawn to the outcome of the most recent planning appeal on the development, which was dismissed on the grounds that the previous application to create a car free development did not meet the detailed criteria of UDP policy. The applicant had subsequently addressed this issue in the current version of the application before the Committee through the inclusion of car parking provision for the development in a ground floor basement.

A local resident, Mr Bradley, addressed the Committee in objection to the application and made the following comments:

·        That the scheme constituted over development of the site

·        The impact of the scheme on trees to the rear of the site and which were closer to the building than indicated on the plan, were of concern, with the potential for damage to be caused to its roots and/or canopy.

·        The potential for the development to exacerbate parking issues in the area arising from concerns that residents would not in practice use the basement car park instead parking on the street.

The applicant’s agent, Ms Altaras, addressed the Committee in support of the application and made the following comments:

·        That a full arboricultural survey had been undertaken and the Council’s tree officer consulted, neither of which had identified any issues.

·        The basement car park solution had been recommended by the Council’s Transport Officer and had been developed with input from a transport consultant. Provision of a security gate and car lift aimed to encourage residents to utilise the facility. In response to a question, it was confirmed that at least one of the spaces would be suitable for disabled use and that space would also be provided within the basement for bike storage.

·        In response to a question from the Committee, it was confirmed that the boundary railings to the site would, wherever possible, be retained or replaced with a matching design.

In light of the concerns raised regarding the potential for damage to adjacent trees and the lack of submission of a detailed arboricultural report, it was advised, should permission be granted, that a condition be added requiring the applicant to undertake an impact assessment on the trees to the adjacent site and for any necessary remedial work to be approved by the Council before construction commenced.

The Chair moved the recommendations of the report and it was:

RESOLVED

·        That, subject to inclusion of an additional condition relating to tree management, application HGY/2012/2365 be approved  ...  view the full minutes text for item 277.

11 March 2013

The next meeting was scheduled for 11 March.