Agenda and minutes

To confirm and sign the minutes of the Planning Sub Committee held on 14 January.

RESOLVED

·        That the minutes of the meeting held on 14 January 2013 be approved and signed by the Chair.

Change of use from Post Office Sorting Office (sui generis use) to retail use (A1 use), external alterations to create new shop front and entrance feature, new pitched roof and rear fire doors, insertion of mezzanine floor and reconfiguration of the service yard to provide additional staff car parking.

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 a change of use for Unit 3 Arena Shopping Park, N4 1ED, a Post Office Sorting Office, to retail A1 use with associated internal and external alterations listed within the report. 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. The Committee were advised of an error to the recommendation listed within the report in that approval would be subject to conditions and not the completion of a s106 agreement. The Committee noted this amendment.

Vincent Maher, the Council’s Head of Development Management, gave a short presentation highlighting the key aspects of the report. Further details were provided on the traffic impact assessment undertaken for the Arena Shopping Park and roads in the vicinity to help scope the potential impact of the application. Since the rejection of the last application, new methodology and modelling approved by Transport for London (TfL) had been developed and which had resulted in the withdrawal of TfL’s previous objection to the development. The assessment had identified that the traffic impact of the development would remain about the same as the current traffic situation in the Park.

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

·        Following a question from Members regarding the potential exacerbation of existing traffic management issues in Arena Park and onto Green Lanes at peak times, confirmation was provided that the traffic analysis had been based on the existing junction, with TfL confirming the existing road layout could cope although it was acknowledged that existing traffic problems would remain. Separate to the planning application, Members proposed that it would be valuable for an additional traffic survey to be undertaken by the Council three months after completion of the development to further assess any impact of the application on traffic issues.

·        In relation to arrangements for parking management in the Park for the new development, it was proposed that officers be delegated to negotiate and draft conditions with the freeholder and tenant which was agreed by the Committee.

The Chair moved the recommendation of the report and it was

RESOLVED

That application HGY/2013/0251 be granted 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 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.    The use hereby permitted shall not be operated before 0800 or after  ...  view the full minutes text for item 281.

Demolition of existing single dwelling and erection of part 3 / part 4 storey building comprising 2 x three bed and 3 x one bed flats.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report, previously circulated, on the application to grant planning permission for 227 Alexandra Park Road N22 7BJ for the demolition of the existing building and erection of a new building comprising 2x three bed and 3x one bed 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. The Planning Officer gave a short presentation highlighting the key aspects of the report.

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

·        Concerns were expressed regarding the narrowness of the Alexandra Park Road and the potential for damage to be caused to the pavement in the vicinity of the development during construction works. Confirmation was provided that a condition could be imposed to address this.

·        The Committee requested that Members be invited to view the materials proposed for the development once submitted to the Council.

·        Concerns were expressed regarding the detailing of the design. It was advised that a condition could be added in relation to the scaling of windows and doors to the development.

Two objectors, Ms Avery and Mr Davies, addressed the Committee and made the following comments on the application:

·        The proposed design of the development was not inkeeping with the rest of the street

·        Insufficient arrangements had been made for parking for the scheme, with only one parking space provided in reality as the garage on site belonged to a neighbouring property.

·        The positioning of the balconies would result in loss of privacy through overlooking to neighbouring properties and also affect their current light and views.

·        Concerns were raised over the lack of consultation around the proposed demolition of the garage onsite impacting on the right of access for a number of neighbouring properties to utility meters located within and potentially adversely impacting on the boundary party wall.

·        The potential for the development to exacerbate flooding issues in the area

The applicant and his representative addressed the Committee and raised the following points:

·        The existing building was out of character with the rest of the street and would require major refurbishment in order to bring it up to modern standards.

·        The current site was underdeveloped being a double plot and the high quality design of the new building would enhance the local area and be more energy efficient.

·        A mix of dwelling units was proposed onsite including larger family flats as well as one bedroom flats to encourage a sustainable development.

·        The development included two off site parking spaces.

·        The owner of the garage located onsite had agreed to its demolition and rebuild and confirmed that access would still be provided to neighbouring properties utility meters.

The Committee agreed that further clarification be sought from the applicant regarding parking arrangements on site in light of the garage remaining under the ownership of a neighbour.

In recognition of the concerns raised by the objectors, it  ...  view the full minutes text for item 282.

Demolition of existing property and erection of new three storey dwelling with new basement level and retaining the current front façade.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report, previously circulated, on the application to grant planning permission for 30 Denewood Road, N6 4AH. 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. The Planning Officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a Planning Inspector appeal held on a previous application for the site for the erection of a 3 storey, 8 bedroom dwelling. It was noted that the Inspector had dismissed the appeal on the grounds that the application did not preserve the appearance of the Conservation Area but did not find that the proposal would have an adverse impact on the living conditions for neighbouring houses. Officers were now satisfied that the new design contained within the current application would not impact adversely on the Conservation Area.

Cllr Allison addressed the Committee in objection to the application and made the following comments:

·        That the new design wasted an opportunity to have a building on site that would positively enhance the Conservation Area

·        The substantial increase proposed to the footprint had the potential to detrimentally impact on neighbouring properties as well as the lime trees and amount of green space on the site. There were also concerns that the conditions imposed in this regard might not be properly enforced thereby not preventing irreversible damage being caused

·        Concerns had arisen from the last application that the house might potentially be run as a spa business and not a private dwelling

·        The questionable sustainability value of demolition of an existing functioning dwelling and erection of a replacement.

Mr Burrows, the applicant’s agent addressed the Committee and raised the following points:

·        That the current application remained inline with that which went before the Planning Inspector but with an amended design retaining the original façade to meet the comments made in the determination

·        The application had been amended to a more modest design following comments from the Council and local residents

·        Although there would be an increase to the massing of the dwelling, the overall scale and massing when viewed from the front would be largely as existing.

·        The impact of the development on trees on the site had been assessed as insignificant as supported by the Council’s tree officer and Planning Inspector.

In light of concerns raised by the objectors regarding the impact of the development on trees and green space on the site, it was agreed that condition 3 should be expanded to include soft as well as hard landscaping, thereby covering trees and plants on the site. It was also requested that condition 6 be extended in scope to cover any potential impact and mitigation of the development on ground water drainage in the area and for the applicant to provide wheel washing facilities for construction vehicles during the course of the build to reduce associated  ...  view the full minutes text for item 283.

Replacement dwelling with retention of the front façade (Householder Application) – Conservation Area Consent.

RECOMMENDATION: Grant Conservation Area Consent.

The Committee considered a report, previously circulated, on the application for Conservation Area Consent for 30 Denewood Road, N6 4AH. 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. It was noted that officers considered that the proposed replacement building would reflect the modest contribution of the existing dwelling to the Conservation Area. 

The Chair moved the recommendation of the report, and it was

RESOLVED

·        That Conservation Area Consent be granted for application HGY/2012/1848 subject to conditions

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 APPROVALThe demolition of the building on this site is acceptable in principle as it makes a neutral contribution on the character and appearance of Highgate Conservation Area. Subject to conditions, 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'.

Section 106: No

A special Planning Committee has been scheduled for 25 March, 7pm at the Civic Centre. The next ordinary meeting is on 8 April.

The next scheduled meeting would be on 8 April.