Agenda and minutes

Apologies were received from Cllrs Carroll and Rice for whom Cllrs McShane and Stennett substituted.

Cllr Bevan identified that he had submitted an objection for item 6, 814A and B High Road and as such would absent himself as a Committee member for that item in order to make a representation.

Construction of 3 residential apartments on the roof of 35-39 The Broadway, comprising 2 x two bed flats and 1 x two bed + study flat, with amenity spaces

RECOMMENDATION: grant permission subject to conditions and subject to a s106 legal agreement.

The Committee considered a report on the application to grant planning permission for the construction of 3 residential apartments to the roof of the building comprising 2 x2bed flats and 1 x2bed + study flat with amenity space. 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 attention of the Committee was drawn to a tabled addendum circulated which set out an additional condition requiring approval of a schedule of improvement works to the existing building.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/1619 be approved subject to conditions and subject to a s106 legal agreement.

IMPLEMENTATION

1. The development hereby authorised must be begun not later than the expiration of three 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 and Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

DRAWINGS

2. Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans:  PL/100, 110 B, 200, 210, 211, 213, 214, 215, 216, 217 S/P 01

Reason:  To avoid doubt and in the interests of good planning.

SAMPLES OF MATERIALS

3. Samples of 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 construction 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 consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

Construction and Environmental Management Plan

4. No works shall be carried out on the site until a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted and approved by the LPA.  This shall be with reference to the London Code of Construction Practice.  The development shall be carried out in accordance with the approved report unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to protect the amenities of the locality and reduce the impact of the proposed development

Considerate Constructors

5. No development shall be carried out until such time as the person carrying out the work is a member of the Considerate Constructors Scheme and its code of  ...  view the full minutes text for item 78.

Demolition of existing building and erection of 1 x3 storey building with A1 (retail) space on ground floor and 2 x 2bed and 2 x 1bed flats on upper floors (Revised Drawings)

RECOMMENDATION: grant permission subject to conditions.

[Cllr Bevan absented himself as a member of the Committee for the duration of discussions on this item].

The Committee considered a report on the application to grant planning permission for the demolition of the existing building and erection of 1 x3 storey building with A1 space on the ground floor and 2 x2bed and 2 x1bed flats on the upper floors. 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.

Cllrs Peacock and Bevan addressed the Committee in their capacity as local ward councillors and raised the following points in objection to the application:

·         The design was unattractive, had little merit and was out of keeping with the predominantly Georgian buildings in the vicinity.

·         The double yellow lines to the front of the building would hinder deliveries to the proposed ground floor commercial units.

·         Confirmation had not been provided on the type of businesses that would occupy the commercial units leading to concerns they might become either a book makers or remain empty like a number of other units in the area.

·         The density of the proposed development was very high and constituted gross overdevelopment of the site according to GLA density guidelines.

·         The amenity space proposed was insufficient without the inclusion of the roof terrace which it was considered was unacceptable to be classed as amenity space particularly when used by families with young children.

·         The site was located in a high trafficked area and the figures used by the Transport Team to identify areas of high on-street parking pressures in the borough were out of date. The new residential units would add to existing parking pressures in the area.

A representative for the applicant addressed the Committee and raised the following points:

·         The design for the site had been through a number of iterations in response to comments received during the consultation including changes to the proposed cladding and the addition of privacy screens to balconies.

·         No objections had been received from neighbouring properties.

·         The scheme would provide much needed additional housing stock within a designated growth area.

·         Amenity space was provided through balconies and a roof terrace.

Officers provided confirmation that the commercial units would be designated A1 use and would therefore require a change of use application to permit any future use as a betting shop.

In response to a question from the Committee regarding the exacerbation of parking pressures in the area, the transport officer outlined that due to the location of the site within a Controlled Parking Zone, the high Public Transport Accessibility Level and small size of the units, it was considered that the scheme would not have a significant impact on car parking demand in the area. The local area was not considered to be an area of high parking pressure. With  ...  view the full minutes text for item 79.

Erection of 4 new dwellings to include 3x single storey with basement 2 bedroom terraced dwellings with lightwells to the front and rear, and 1 x2 storey 2 bedroom detached dwelling, with provision of refuse /recycling store and bicycle store

RECOMMENDATION: grant permission subject to conditions and subject to s106 and s278 legal agreements

The Committee considered a report on the application to grant planning permission for the erection of 4 new dwellings to include 3 x single storey 2 bedroom terraced dwellings with basements and 1 x 2 storey 2 bedroom detached 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 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. A correct was outlined to point 6.5.3 within the report which should read due to this layout, the resulting overshadowing would not be significantly greater than that caused by a 2m high boundary wall.

A number of objectors addressed the Committee and raised the following points:

·         Plans to develop the site had been going on for years with little progress.

·         The scheme would set a precedent for the development of back garden land.

·         The dwellings would have a negative impact on neighbouring properties including from overlooking, a lack of privacy and disturbance during the construction works.

·         Three mature trees had already been removed from the site.

·         A natural spring was present to the rear of the site.

·         The scheme was similar to the Holly Bank Cottage application which the Committee had rejected at the last meeting.

·         Concern that the refuse storage area to the front of 37A Broad Lane would impede the entrance of emergency vehicles to the site.

·         The level of CIL contribution was very low.

·         Concerns with the basement construction due to potential proximity to Tube infrastructure.

The Committee sought clarification on the level of s106 contribution for the application. It was confirmed that, including the CIL contribution, it would equate to approximately £15k. The scheme at 4 units did not exceed the threshold set for an affordable housing contribution. In response to concerns regarding basement construction works and the potential proximity to Tube infrastructure, it was advised that this would covered under condition in requiring detailed plans for the below ground construction works to be developed in consultation with London Underground before submission to the Council for approval.

The applicant’s representative addressed the Committee and raised the following points:

·         The design had been through a number of iterations and had taken into account representations received

·         The waste management storage arrangements had now been resolved.

·         A fire hydrant was to be located near the entrance to the site.

·         A full tree survey would be undertaken before construction works started on site.

Officers advised in response to concerns regarding the impact of the development on trees close to the site boundary that a standard condition covering a tree protection plan would be attached to the permission.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2013/2008 be approved subject to conditions and subject to a s106 legal agreement.

TIME LIMIT

1. The development hereby authorised must be begun not  ...  view the full minutes text for item 80.

Provision of a new smoking shelter building.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the provision of a new smoking shelter building. 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.

A statement was read on behalf of Zina Etheridge, the Deputy Chief Executive of the Council as the applicant in response to the health aspect of the proposal. It was outlined that the Council provided support and encouragement to staff to give up smoking and that policies were in place to ensure that staff smoking breaks were taken within their own time. It was however recognised that some staff did not wish to give up smoking and in response to complaints received from local residents about staff smoking outside nearby buildings, it was decided to designate an area for staff smoking and install a shelter for use in inclement weather to minimise any impact on local business and residents.

Confirmation was provided that the Corporate Health and Safety team had reviewed the plan and were satisfied that the location was suitable and distant enough from nearby buildings.

Concerns were expressed by the Committee over the message that the Council would be conveying on smoking should the shelter be approved. Officers confirmed that the Director of Public Health had not been formally consulted on the application. Members also expressed concern that the shelter had the potential to be misused at night by rough sleepers or street drinkers.

Cllr Patterson put forward a motion to defer the application to allow officers to seek a formal response from the Director of Public Health and consultation with the Police around the designing out crime element. The motion was seconded by Cllr Mallett and carried at a vote. It was

RESOLVED

·         That application HGY/2014/2134 be deferred to a future Committee meeting to allow consultation with the Director of Public Health and the Police.

To advise of decisions taken under delegated powers between 1 June and 31 August 2014.

The Committee considered a report advising on decisions on planning applications taken under delegated powers between 1 June and 31 August 2014.

RESOLVED

·         That the report be noted.

To advise on major proposals in the pipeline include those awaiting the issue of the decision notice following a committee resolution and subsequent signature of the s106 agreement; applications submitted and awaiting determination; and proposals being discussed at pre-application stage.

The Committee considered an update report on the progress of proposals for major sites, including those awaiting the issue of decision notice and signature of s106 agreement, applications awaiting determination and proposals at pre-application stage.

RESOLVED

·         That the report be noted.

Special Planning Cttee 7 October.

Special Planning Committee on 7 October.