Agenda and minutes

Apologies were received from Cllrs Strang and Reid for whom Cllrs Erskine and Schmitz substituted.

Cllr Schmitz declared a prejudicial interest in item 9, rear of Green Lanes N8 0RY, as a former member of the Langham Working Men’s Club which he might rejoin in the future. He identified that he would absent himself from the meeting for the duration of discussions on this item. 

To confirm and sign the minutes of the Planning Sub Committee held on 9 September.

RESOLVED

·        That the minutes of the Planning Committee on 9 September be approved and signed by the Chair.

Erection of rear and side extensions to create additional retail floorspace and

provision of eight residential units within a rear extension and a single storey roof extension at third floor level. Construction of new freestanding lift and stair core to rear, creation of new internal lift shaft. Public realm works including closure of existing car park entrance, slip road and short term parking, and creation of two way road access to car park from Fortis Green and hard landscaping of existing site frontage.

RECOMMENDATION: grant permission subject to conditions and a s)106 legal agreement

The Committee considered a report on the application to grant planning permission for the erection of rear and side extensions to 107-143 Muswell Hill Road N10 to create additional retail floor space and eight residential units. 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 s)106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised of a proposed amendment by officers to condition 13 to prohibit occupation of the new residential units until such time as the Council was satisfied the repair works to the Grade II Listed Building on site were completed according to the schedule of works. The Committee were additionally advised with regards to affordable housing provision for the scheme that the applicant had now put forward a revised proposal to provide a £200k contribution instead of onsite provision in light of a failure to secure a viable registered provider.

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

·        In response to a question, confirmation was provided that the applicant would be required to reinstate the Crittal steel windows to the Listed Building where they had been replaced with UPVc units.

·        Concern was raised regarding the proportion of retail to residential floor space proposed for the scheme, particularly in recognition of the current number of empty shops in Muswell Hill. Officers advised that the Local Plan supported the provision of retail space within town centres, and that the applicant had a number of retailers already in mind to fill the new shop space.

·        Confirmation was provided that discussions were ongoing with TfL regarding repositioning the bus stop on Fortis Green Road as a result of the proposed changes to vehicular access arrangements on the site.

The Chair allowed the applicant’s representative to address the Committee in order to clarify a number of points regarding the scheme:

·        Confirmation was provided that the applicant had received expressions of interest from a number of retailers in occupying the new retail floor space created.

·        The Committee raised concern regarding the proposal to amend the current two way access arrangements for the car park to permit both access and egress via Fortis Green Road and the subsequent potential for the new junction layout to adversely affect traffic flow in the locality. In response, confirmation was provided the applicant had commissioned consultants to undertake a traffic test for the scheme, which had demonstrated to the satisfaction of the Transport Team that the junction would not be adversely affected. Works would also be undertaken to reconfigure the kerbs in the vicinity to remove conflict and enable vehicles to access Fortis Green Road more easily.

·        The bus stop on Fortis Green Road was likely to require slight repositioning in response to the changes to the junction and was likely to be moved  ...  view the full minutes text for item 54.

Listed Building Consent for erection of rear and side extensions to create

additional retail floor space and provision of eight residential units in third floor and rear extensions. construction of new freestanding lift and stair core to rear, creation of new internal lift shaft, closure of existing car park entrance, slip road and short term parking, and creation of two-way read access to car park and hard landscaping of existing site frontage.

RECOMMENDATION: grant Listed Building Consent subject to conditions.

The Committee considered a report on the application to grant Listed Building Consent for the erection of rear and side extensions to 107-143 Muswell Hill Road N10 to create additional retail floor space and eight residential units. 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 Listed Building Consent subject to conditions.

The Chair moved the recommendation of the report and it was

RESOLVED

• That Listed Building Consent application HGY/2013/1170 be approved 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 development 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: To safeguard the historic fabric and the architectural character and

appearance of this Listed Building.

3. A detailed and itemised schedule of works, methodology statement, detailed

plans and drawings as appropriate in respect of the following, shall be

submitted to and approved by the Local Planning Authority before the

relevant part of the work is begun.

a. repair, reinstatement and any additional works affecting the fabric of the

listed building such as structural investigations

b. Detail of the proposed structural investigations to verify the loading

capacity of the building and any concealed damage to the structure

c. Further details of how the new structure would be integrated with the

existing structure

d. Details regarding the alterations to the existing structure to accommodate

the new lift and stair cores and removal of the rear mezzanine floor level area

e. All doors, windows and rainwater goods (which shall be a high quality

metal)

f. Details of all repair works, including concrete repairs, brick and mortar

repairs, faience repairs

g. Details of all decorative profiles on walls, ceiling surfaces, handrails, floor

finishes, doors and fanlights as applicable

h. Location and finish of all mechanical ventilation, louvers, and communal

satellite

i. Further details regarding levelling of internal floor heights and related works

to flats 131, 133, 141 and 143 including bricking up of existing windows and

installation of the ‘sunpipe’ system.

The development shall be implemented in accordance with the approved

details or samples of materials.

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

the building consistent with Policy 7.8 of the London Plan 2011, Policy SP12

of the Haringey Local Plan 2013 and Policy CSV4 of the Haringey Unitary

Development Plan 2006.

INFORMATIVE:

In dealing with this application the Council has implemented the requirement in the

National Planning Policy Framework to work with the applicant in a positive and

proactive way. We have made available  ...  view the full minutes text for item 55.

Erection of part three/two storey block comprising 1 x 3 bed flat, 1 x 1 bed flat and 7 x 2 bed flats with associated landscaping, parking/cycle spaces and bin store.

RECOMMENDATION: grant permission subject to conditions and subject to

a s)106 legal agreement.

[Cllr Schmitz absented himself for the duration of this item and took no part in discussions].

The Committee considered a report on the application to grant planning permission for the erection of a part two, part three storey block comprising 9 flats to the rear of 600 Green Lanes following the demolition of existing garages on 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 a s)106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. It was advised that the development would be designated as ‘car capped’ through the provision of four onsite parking spaces and not car free as stated within the report. In addition, the Committee were informed that a late objection had been received from 75 Haringey Park and which had been inline with the key points of objection summarised within the report by other local residents. An additional condition was also proposed to be imposed, should permission be granted, to require the development to achieve Code Level 4 for Sustainable Homes.

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

·        Concerns were raised regarding the funding arrangement to be entered into between the applicant and the landowner to secure the viability of the scheme. The applicant, a housing developer, would work in conjunction with the adjoining Langham Working Men’s Club as the owner of the site to deliver the scheme on the proviso that three of the flats on the development would be given to the Club to provide income to be used towards the upkeep and running of the venue as a community facility. This arrangement in turn impacted on the proposed s)106 contributions assessed by the applicant to be viable for the scheme and the proposed lack of provision of affordable housing units on site which was of particular concern to the Committee.

·        Members noted that the site was accessed via Colina Mews which had no segregated footway provision, with concerns subsequently raised regarding the safety of pedestrian access to the development. Officers from the Transport Team advised that the projected traffic flow of the road would remain low volume and as such, it was not considered necessary at the current time to have a shared use road. It was confirmed that this would however be kept under review and that future consideration could potentially be given to implementing a Home Zone in the area.

·        In response to a question regarding the potential for displacement parking issues to arise following the demolition of the garages currently on the site, confirmation was provided that it appeared that the majority of the garage units were used for storage. Parking was also available along Colina Mews.

A number of local residents addressed the Committee and raised the following points about the application:

·        The access arrangements to the  ...  view the full minutes text for item 56.

Erection of new two-storey retail building with ancillary restaurant to replace

existing building with existing restaurant.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the erection of a replacement two storey retail building with ancillary restaurant to the Sunshine Garden Centre, Durnsford Road N11. 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 and set out the following as a replacement for paragraph 8.5.2 in the Committee report:

Paragraph 89 of the NPPF sets out that the construction of new buildings in MOL (Metropolitan Open Land) is inappropriate except in a narrow range of circumstances. These circumstances include limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the MOL and the purpose of including land within it than the existing development; the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;  the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces.

The proposed development would be taller than the development currently on site, being two storey rather than one storey with the footprint of the proposed building increasing from 490 sq.m. to 676 sq.m. It was however considered that the buildings would not have a greater impact on the openness of the MOL than the existing buildings. This was particularly the case given that the extension facing the open part of the MOL would be set back from the original building line. The alterations to the buildings would not result in disproportionate additions over and above the size of the original building and the new building would not be materially larger than the one it replaced. As such the development was considered to be appropriate in the MOL.

The Committee raised the following points in their discussions of the application:

·        Concerns were expressed regarding the increase in retail floor space proposed under the application. Officers advised that the increase was considered to be acceptable as the footprint of the building would not increase significantly and that the retail space would remain ancillary to the current garden centre use.

·        Confirmation was provided that the proposed extension would be approximately 5m higher than the existing building and that the extension would remain subordinate to the main building although the roof line would be aligned to its eaves.

·        The landscaping and screening for the new extension would be broadly inline with that currently in place.

The Committee discussed additional conditions that could be added to any approval granted. It was considered important that the Virginia creeper style plant currently covering the front elevation of the main building be restored  ...  view the full minutes text for item 57.

The next scheduled meeting is 11 November.

The next meeting was scheduled for 11 November.