Agenda and minutes

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 12 below.

The Chair advised of an item of urgent business, namely a report referring to the decision made by the Committee on 7 October regarding 10-27 Connaught House, Connaught Gardens N10 3HL. The Committee had resolved to grant permission for the application subject to conditions and subject to a s106 legal agreement and had passed a motion to add a s106 legal agreement claw back clause. Officers had advised at the time that this action did not meet the policy or statutory tests for planning obligations, that the scheme was policy compliant regarding the affordable housing contribution, that there was no policy basis for seeking additional funds and that the clause was unfeasible. Following the decision, the Council had sought Counsel’s written advice which confirmed the earlier advice given and advised that the Committee must not vote in favour of any resolution that would involve the Council making an unlawful decision to grant planning permission. The advice directed the Committee to remove the requirement to include the claw back clause in the planning obligation through rescinding the decisions made on 7 October regarding the application and to determine the application for planning permission. It was confirmed that a complete re-hearing of the application would not be necessary.

The Committee were advised that the Planning Service had reconsidered the original application following the meeting and had determined that the affordable housing contribution should be revised from £171717 to £254541 to take into account the additional floorspace to be provided in the existing units. In response to a question, it was confirmed that this miscalculation had been made in error and, irrespective of the urgency report, would have required the application to be reconsidered by the Committee. It was advised that Cllrs Gunes and Akwasi-Ayisi could vote to rescind the decision but not determining the application having not been in attendance at the Committee on 7 October.

Concerns were expressed over the costs incurred by the Council in seeking Counsel advice for this matter, to which the Legal Officer confirmed that there had been no other way of dealing with the issue and that the Council would have had to incur costs in any event should the original decision have stood.

Cllr Bevan expressed concern over a decision of the Committee being changed in this way and that Members had been told in the past that it was permissible for the Committee as the decision making body to go against officer recommendations. He felt that as an elected Councillor representing his constituents, he was entitled to raise the issue of affordable housing provision as one of the most significant concerns for residents of the borough. He requested that future planning application reports include options for the imposition of a claw back clause where sale prices were in excess of those expected. Officers confirmed that because the application was policy compliant, a claw back clause could not be used without revisiting the current policy.

The Chair moved the recommendations of the report and it  ...  view the full minutes text for item 8.

Cllr Rice identified in relation to item 9, Northumberland Park School, that he was on the Board of Governors and would therefore absent himself as a Committee member for that item.

To confirm and sign the minutes of the Planning Sub Committee held on 2 and 15 September.  

RESOLVED

·         That the minutes of the Planning Committees on 2 and 15 September be approved as an accurate record.

Redevelopment of existing Highgate Synagogue to make more flexible and sustainable spaces for worship, education and community use (use class D1), including demolition of existing synagogue building to add new classroom, library, garden room, offices and ancillary support spaces, and part demolition and extension of the ground floor and 1st floor of the adjacent Rabbi's cottage.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the redevelopment of the existing Highgate Synagogue to make more flexible and sustainable spaces for worship, education and community use (use class D1), including demolition of the existing synagogue building to add a new classroom, library, garden room, offices and ancillary support spaces, and part demolition and extension of the ground floor and 1st floor of the adjacent Rabbi's cottage. 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 Committee’s attention was drawn to a tabled addendum report which outlined additional consultation responses received and a proposed revision to condition 9 to restrict the use of the flat roofed area to the days of the festival of Tabernacles and then only between the hours of 0900 to 2230. An additional condition was also proposed covering the green roof structure to require a plan and maintenance programme to be submitted for approval by the Council.

A number of objectors addressed the Committee in addition to a written statement read out on behalf of a local resident. The following points were raised:

·         The scheme constituted overdevelopment of a small site within a Conservation Area, with a near doubling of the footprint of the existing building.

·         The basement excavation works could potentially cause subsidence and flooding problems to nearby properties.

·         Concerns still remained regarding any use, even restricted, of the flat roof as a roof terrace on the grounds of overlooking and loss of privacy to neighbouring properties, and whether the usage restrictions would be enforced. It was also questioned whether it would be feasible for the temporary structure erected during Tabernacle to be located at ground level to avoid blocking light to neighbouring properties. The proposed planters to the roof terrace were also of concern owing to the potential for overshadowing to Grimshaw Close properties.

·         The applicant had not consulted with local residents about the plans.

·         The scheme would worsen parking and traffic problems in the area and the repositioning of the car parking spaces closer to the boundary of the site would negatively impact on adjacent properties.

·         No hydrological survey had been undertaken.

·         Proposed green screens and hedging would reduce the light to surrounding properties.

·         There were currently limited car parking spaces at the Synagogue leading to the frequent obstruction of access to Grimshaw Close lane for local residents, particularly during events, and which would be exacerbated by any redevelopment. There was also nowhere in the vicinity for the parking of construction vehicles.

·         There were concerns that the site was unsuitable long term to accommodate such a rapidly expanding congregation.

Cllrs Hare and Morris addressed the Committee in their capacity as local ward councillors and raised the following points:

·         Concerns had been raised by local residents as well  ...  view the full minutes text for item 11.

Erection of first and second floor rear extension to create 1 x studio flat and 1 x split level bedroom flat, together with the conversion of the existing 2 flats at upper levels to create 8 bedsits units, with provision of cycle and refuse storage.

RECOMMENDATION: grant permission subject to conditions and subject to sec. 106 Legal Agreement

The Committee considered a report on the application to grant planning permission for the erection of a first and second floor rear extension to create 1 x studio flat and 1 x split level bedroom flat, together with the conversion of the existing 2 flats at upper levels to create 8 bedsits units, with the provision of cycle and refuse storage. 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 subject to a s106 legal 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 report setting out an amendment to the s106 agreement to make the two self contained flats car free. It was advised that this did not apply to the 8 bedsits which had existing permission.

In response to a question, confirmation was provided that the condition covering the provision of a central aerial system for the development was a standard condition.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/181 be approved subject to conditions and subject to a s106 legal agreement.

Applicant’s drawing No.(s) 12-12-843/SU 101, 12-12-843/SU 301A, 12-12-843/SU 302A, 12-12-843/SU 102, 12-12-843/SK-864, 12-12-843/PD-363E, 12-12-843/PD-364E, 12-12-843/PD-162E, 12-12-843/PD-161F

Subject to the following condition(s)

1. 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.

2.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.

3.Notwithstanding the information submitted with this application, no development shall take place until precise details of the external materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4.No development shall proceed until details of all existing and proposed levels on the site in relation to the adjoining properties be submitted and approved by the Local Planning Authority.  The development shall be built in accordance with the approved details.

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

5.Details of the  ...  view the full minutes text for item 12.

Erection of single storey extension to house disabled shower/ toileting facilities and bedroom.

RECOMMENDATION: grant permission subject to conditions.

[Cllr Rice absented himself as a member of the Committee for the duration of this item]

The Committee considered a report on the application to grant planning permission for the erection of a single storey extension to house disabled shower/toileting facilities and bedroom. 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. Cllr Peacock addressed the Committee and emphasised that the works would provide adaptations necessary for the caretaker’s disabled wife.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/2205 be approved subject to 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 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.

Installation of 3 x canopies into 1. main entrance walk way, 2. Key Stage 1 playground & Vale Nursery, and 3. Early Years playground.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the installation of 3 canopies onto the main entrance walkway, key stage 1 and early years playgrounds. 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. Members expressed concern that the report did not include copies of the photographs of the canopies contained within the presentation and the absence of a representative from the Council to answer any questions as the applicant. The Committee emphasised that reports accompanying Council applications should adhere to the same standards as other applications coming before the Committee. Officers noted these points although it was advised that the level of detail the Planning Service was able to request from applicants correlated to an extent with the size and scale of the application. 

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/2186 be approved subject to 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 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.

To advise on decisions on planning applications taken under delegated powers for the period from 1 September – 30 September 2014. 

The Committee considered a report setting out decisions on planning applications taken under delegated powers for the period from 1 to 30 September.

In response to a question, confirmation was provided that the delegation levels for Council applications would be reviewed in the future to ensure they were set at an appropriate level including potentially increasing delegated powers in this regard to the Head of Development Management in conjunction with the Chair of Planning Committee.

RESOLVED

·         That the report be noted. 

Special Planning Committee 28 October.

Special Planning Committee on 28 October.