Agenda and minutes

Apologies for absence were received from Cllr Beacham. Cllr Gunes passed on apologies for lateness.

Demolition of garages adjacent to Ednam House and infill development of 2 x three storey terraced houses.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the demolition of garages adjacent to Ednam House and the infill development of 2x three storey terraced housing. 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 Strickland, the Cabinet Member for Housing and Regeneration, addressed the Committee to provide a context to items 4-7 on the agenda which were Council applications submitted as part of the first phase of a new Council house build programme within the borough. The programme had been developed in response to the significant housing demand within the borough, particularly for affordable housing and aimed to construct new, high quality housing which was sensitive to the local area and provided a range of tenure options including open market sale, affordable rent and shared ownership. New properties would help the development of mixed, sustainable communities as well as easing the considerable pressure on the Council housing waiting list. In response to a question regarding how the programme would be funded, it was advised that this would be achieved through a mix of grant funding, the open market sale of units in high value areas and Right to Buy receipts.

The Committee raised the following points in discussing the application;

·         In response to the concerns raised over the displacement of the current garages on site, it was acknowledged that compromises would need to be made in order to facilitate the building of the quantum of new Council homes required and which would need to be determined on a site by site basis.

·         It was queried whether a lift would be provided to the units, their being three storeys. Officers confirmed that there was no legal requirements covering the provision of a lift within a house but that the units would meet lifetime homes requirements to allow for easy adaptation in the future if required, depending on the needs of the occupants allocated the property.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/2558 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.

3.         Notwithstanding the information submitted with this application, no development shall take place until precise details of the external materials to be  ...  view the full minutes text for item 18.

Infill development of 2 x three storey terraced houses.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the infill development of 2 x three storey terraced houses. 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 number of objectors addressed the Committee and raised the following points:

·         No reference had been made by officers to the impact of the scheme on nos 1 and 3 Alexandra Gardens, particularly with regards to overlooking.

·         The site had previously been designated a play area as a planning gain attached to a previous planning permission due to the lack of private amenity space in the area. It was commented that the Council as the land owner would be open to the risk of award of costs in this regard should this established use be ignored, with the site having been used by three generations as a play space.

·         The scheme would compromise the existing amenity due to overlooking to neighbouring properties, particularly as a result of the short separation distance from the habitable rear windows to the Alexandra Road properties. 

·         Three trees would be lost from the site with no plans for replacement.

·         Insufficient parking spaces were proposed which would exacerbate existing parking pressures in the area particularly during the day from the proximity to a performing arts centre.

·         There was an established right of way on the site for number 12 Muswell Hill Place. The occupants of number 12 had also exclusively used one of the parking spaces on the site and had established a right.

·         The plot of land was narrow with the consequence that the proposed houses would have very small gardens.

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

·         The right of access on the site for residents at number 12 would continue to be maintained including the provision of a new gate.

·         Extensive consultation had been carried out with local residents and design changes made as a result including reductions to the bulk and massing of the scheme.

·         It was accepted that overshadowing was a concern to the gardens of neighbouring properties but that this was not considered significant enough to change the officer recommendation to approve the scheme, particularly as the gardens oriented north.

·         It was understood that the site was originally conceived in 1975 as a communal play space/amenity area for the adjoining Council properties on either side. The site currently however appeared to be unused, was not well kept or suitable for use as a play area and that sufficient time had elapsed to consider the development of the site for residential use.

·         The trees currently on site were not subject to Tree Protection Orders and mature trees would be planted in the area, in consultation with local residents, to replace the ones removed on  ...  view the full minutes text for item 19.

Infill development of 4 x two storey terraced mews houses

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the infill development of 4 x two storey terraced mews houses. 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 raised the following comments on the application:

·         Members were pleased that the Council applications had been before the Haringey Design Panel and that their comments had been reflected within the final design, including for the current application, reductions to the bulk and design changes to the window.

·         In response to concerns regarding displacement parking, officers advised that an overnight parking survey had been undertaken to assess the level of on street parking available in the area. This had identified that there was sufficient capacity to cover the number of spaces displaced.

·         It was queried whether any landscaping would be undertaken between Barnes Court and the new properties. It was advised that the Council would be consulting with local residents regarding landscaping plans and would be developing three options for selection.

The Chair moved the recommendation of the report and it was

RESOLVED

That planning application HGY/2014/2556 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.

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. The dwelling(s) hereby approved shall achieve Level 4 of the Code for Sustainable Homes. No dwelling shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 has been achieved. 

Reasons: To ensure that the development achieves a high level of sustainability in accordance with Policies 5.1, 5.2, 5.3 and 5.15 of the London Plan 2011 and Policies SP0 and SP4 the Haringey Local Plan 2013.

5. Notwithstanding the Provisions  ...  view the full minutes text for item 20.

Infill development of 1 x 3 storey residential unit, with basement and landscaped front and rear garden.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the infill development of 1 x3 storey residential unit with basement and landscaped front and rear garden. 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. It was intended that the house be sold on the open market to provide funding for the new build programme and enable the construction of 5 or 6 affordable housing units across the borough.

In response to a question regarding the assessment of the impact of the basement construction on neighbouring properties, officers confirmed that the Council’s Building Control department had reviewed the Basement Impact Assessment since the publication of the agenda. They supported its findings that although the basement would have an impact, it would not be significant enough to have a detrimental impact on the amenity of neighbouring properties. It was suggested that officers quantify any such future statements within Committee reports. Officers also confirmed that the Assessment had included borehole testing as an assessment of the hydrology of the site.  

The future of the trees currently on the site was questioned. Confirmation was provided that the two semi mature trees would be retained under condition.  

[Cllr Gunes entered the meeting late and took no part in discussions or voting on this item]. 

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2014/2557 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 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 materials in the application, no development shall take place until precise details of the 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.

4.    Details of a scheme depicting those areas to be treated by means of hard and soft landscaping shall be submitted to, approved in writing by the Local Planning Authority, and implemented in accordance with the approved details. Such a scheme shall include a schedule of species and a schedule  ...  view the full minutes text for item 21.

Erection of three and two storey block comprising 1 x 3 bed flat, 5 x 2 bed flats and 3 x 1 bed flats

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the erection of three and two storey block comprising 1 x3 bed flat, 5 x2 bed flats and 3 x1 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 and subject to a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were updated on the receipt of an additional representation concerning the impact on properties on Park Road including on daylight and legal right to light.

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

·         Although it was appreciated that changes had been made to the design since last considered by Committee, the scheme was still not fully compliant with the Council’s SPD.

·         The scheme was still in essence a three storey building located in an area of predominately 2 storey buildings, the bulk and massing was unchanged from the previous application and did not address the points made by the Planning Inspector.

·         The plans did not meet the minimum distance standards with regards to overlooking, sight lines would still allow overlooking to neighbouring properties and the proposed balcony screening would be ineffectual.

·         Clarification was sought as to whether any Registered Social Landlords had been approached to allow the provision of affordable housing units on site instead of an offsite contribution.

·         No segregated access way was proposed for pedestrians accessing the site leading to safety concerns, particularly for children.

·         The scheme breached the vertical sky component test according to a right to light survey undertaken on behalf of local residents and also did not comply with minimum floor to ceiling heights.

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

·         The scheme would provide much needed new housing as well as planning obligation benefits including contributions for affordable housing and the redevelopment of a derelict site. 

·         Changes had been made to the scheme in response to the Planning Inspector’s comments and those of local residents including reducing the design to two storeys with a pitched roof, reducing the footprint, setting the building further back within the site, providing obscure glazing to balconies and using a bay design to the windows on the northern flank to minimise overlooking.

·         BRE standards had been met in terms of daylight and sunlight, with no evidence to counter this provided by the objectors.

·         Separation distances between properties on Harringay and Park Road were less than 20m in reflection of the urban context.

·         The current application addressed the reasons for the original refusal and subsequent appeal.

·         In response to the query from the objectors as to whether a Registered Social Landlord had been approached, the applicant confirmed this had not be undertaken in recognition of the general rule of thumb that providers were unwilling to take on the  ...  view the full minutes text for item 22.

Pre-application briefing session 10 November.

10 November.