Agenda item

Demolition of existing buildings and erection of one eight-storey and one ten-storey block fronting onto Hornsey Lane, with one 1 to 5 storey projecting block (western block) and one 4 to 7 storey projecting block (eastern block) at the rear; comprising 71 x 1 bed, 18 x 2 bed, 6 x 3 bed and 1 x 4 bed units, plus 40 extra care units (a total of 136 units) with basement car parking, cycle parking and associated landscaping.

RECOMMENDATION: Grant permission subject to conditions and/or subject to Section 106 Legal Agreement

 

The Officer presented the report and informed the Committee that the subject site was known as Roden Court, located on the northern side of Hornsey Lane.  The existing site consisted of 98 studio flats and was occupied by approximately 50 residents.

 

This application followed on from a recent refusal which was for 40 extra care units and 99 residential units.  The proposed development would have a density of 375hrh which was considered to be acceptable within this urban area where flats were the predominant housing type.  The proposal would include together with the proposed extra care accommodation a mix of affordable family housing units, 65 habitable rooms were to be affordable and 17 habitable rooms provided within the family social rent units.

 

Cllr Haley entered the meeting at 8:10pm.

 

The proposed development would consist of two towers to the front of the site with projecting wings to the rear which reduced in height.  It was considered that the proposal would not adversely affect the streetscape, skyline/panoramas and character of the area.  It was also considered that the overall qualify of the towers design was acceptable and met Policy requirements.  The proposal included 45 basement car parking spaces plus 3 surface car parking spaces for the extra care facility.  A further 45 cycle racks had been proposed for the site, 6 to be located near the entrance to the extra care facility.  A number of trees were specified for removal to facilitate the new building.

 

The Committee were informed that the Fire Officer had originally raised concerns regarding the access for emergency vehicles however, these had now been resolved.

 

The Committee requested an outline of the differences between the original application refused on the grounds of bulk, height and mass in contrast to the application now before the Committee.  In response the officer explained that there had been a slight slimming down of the block, changes to the design of the front blocks, better design of the windows, a reduction in the height of the eastern side and on the right hand block a floor had been taken off the top to reduce the effect on Hilltop House and to overcome overlooking and a number of other adjustments.

 

Cllr Aitken addressed the Committee and reiterated what the officer had said in terms of the mix of affordable housing and stated that this proposal was a commercial residential care development.  The changes made to the plans were cosmetic and did not meet the fundamental home care standards and requested the Committee to reject the application.

 

Cllr Haley objected to the application on the grounds of environmental sustainability.  He stated the application site was close to the W5 bus route, 10 buses passed per hour on a two way connection to Archway Station.   Cllr Haley further stated that the officer had alluded to looking at sustainable energy however, he felt that some form of combined heating and power system should be proposed as concerns were raised during discussions regarding the water table and the stream running through the site. 

 

The Transport Officer explained to the Committee that whilst there was already a level of transport the site was sustainable.  Haringey’s policy was to encourage local residents to use public transport services.  The development would not cause environmental problems. 

 

The planning officer explained that the applicant would have to submit a statement demonstrating consistency with the Energy Assessment along with details of the ground heat pump system to be submerged.  This was all covered in condition 20 in the report.

 

A representative of Hilltop Residents Association objected to the proposed application as Hornsey Lane served both Haringey and Islington and was on the ancient right of way which would be diminished because of the development. The representative requested the Committee to accept a petition signed by 200 Hornsey Lane residents objecting to the proposed application.

 

Cllr Reith entered the meeting at 8:50pm.

 

Members questioned the objector regarding the number of storeys Hilltop House had and the distance between the Hilltop House and the boundary.  In response the Committee was advised there were eleven levels.

 

A local resident of Roden Court addressed the Committee in support of the application.  All the current flats were affected by damp, were very small, the plumbing was disintegrating, they were expensive to heat and could not be refurbished.  The tenants currently living in Roden Court were key workers, nurses and people on low incomes who had lived there for the past 10 years.  The proposed development would provide warm and modern flats.  The majority of the trees would be retained and the development fitted in with the neighbouring blocks.  The majority of the tenants wanted this application approved.

 

The applicant responded to concerns raised and stated that the density was below the Haringey maximum levels.  The parking requirements were tailored to meet Haringey’s requirement’s and not Islington’s.  The majority of the trees on the site would be retained and any removals were supported by Haringey’s Tree Officer.  The application was a unique mix of provision as a number of the tenants currently lived in studio apartments.  It was proposed that these tenants would be moved into one bed flats.  The scheme had been slimmed down to introduce better hard quality materials and daylight issues were much reduced.  The applicants had met with the residents and the approach was to reinforce the ecological value of the whole of Hornsey Lane.  There would be no overlooking as windows were designed to look away from Hilltop House.

 

The Committee questioned the applicant on the nomination rights for the social rented and extra care units and was advised that this would be 100%.  The extra care provision would be located on the rear western part of the site with two lifts for access and the ground floor had communal facilities.  All the one bed flats would have a balcony with shared use of a rear garden.  The family flats would have private gardens.

 

The Committee further questioned the applicant on water issues, grey water harvesting and whether storage was available to release into the main water system.  The Committee also enquired of recycling facilities particularly in relation to the care units and what system would be in place.  In response the applicant stated they would be happy to work with the Council to devise a plan for grey water harvesting and that space had been allocated for refuse and recycling bins separated on the site.  The Officer stated that details of surface water and drainage works were detailed in condition 17 and this condition could be expanded to include rain water.

 

The Committee recommended that the use of materials should be subject to approval by officers.  In response the applicant informed the Committee that the materials had been the subject of a consultation exercise however, they could provide further information on the high quality materials to be used.

 

The Legal Officer clarified an earlier misunderstanding regarding recommendation 3 in the report.  If the development were agreed the S106 agreement would need to be agreed within 13 weeks.  If the S106 was not agreed then the application would not be delegated to officers to agree.

 

The Chair moved a motion to grant the application.  On a vote their being 6 in favour, one against and two abstentions.  The application was granted.

 

RESOLVED

 

That the application be granted subject to conditions and a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2509

FOR PLANNING COMMITTEE DATED 11/02/2008

 

Location: Roden Court,113-115 Hornsey LaneN6 5NL

 

Proposal: Demolition of existing buildings and erection of one eight-storey and one ten-storey block fronting onto Hornsey Lane, with one 1 to 5 storey projecting block (western block) and one 4 to 7 storey projecting block (eastern block) at the rear; comprising 71 x 1 bed, 18 x 2 bed, 6 x 3 bed and 1 x 4 bed units, plus 40 extra care units (a total of 136 units) with basement car parking, cycle parking and associated landscaping.

 

Recommendation: GRANT – subject to conditions and Section 106 Legal Agreement

 

Decision: GRANT – subject to conditions and Section 106 Legal Agreement

 

Drawing No’s: PL3.01 - PL3.19 incl.

 

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 complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

3.       Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority. These should include details of external treatment to the existing rendered walls on the north-western elevation.

 

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

4.       That details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

 

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 sit

 

5.       Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the front of the application site with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the completion of the development; such landscaping shall be implemented within 6 months of the completion of the development.

 

Reason: In order to ensure a satisfactory setting for the proposed development and in the interests of the visual amenity of the area.

 

6.       Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated , a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority. 

 

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

 

7.       Before the development hereby permitted is occupied the parking spaces shown on Plan No PL3.03 shall be provided and shall not be used for any purpose other than the parking of vehicles in connection with this approved residential development.   

         

Reason: To ensure that parking is provided in accordance with the Council's standards, in the interests of pedestrian and highway safety, the free flow of traffic and in order to protect the amenities of the area.

 

8.       A pre-commencement site meeting must take place with the Architect, the consulting Arboriculturist, the Local Authority Arboriculturist, the Planning Officer to confirm tree protective measures to be implemented. All protective measures must be installed prior to the commencement of works on site and remain until works are complete.

 

Reason: To safeguard the health of existing trees which represent an important amenity feature.

 

9.       The species, size and siting of the replacement trees shall be agreed in writing by the Local Planning Authority and the trees shall be planted within 6 months (or as otherwise agreed in writing) of the commencement of the approved treatment (either wholly or in part). The replacement trees shall be maintained and/or replaced as necessary until they are established in growth.

 

Reason: To maintain the visual amenities of the area.

 

11.     An Arboricultural Method Statement, including a tree protection plan, shall be prepared in accordance with BS.5837:2005 'Trees in relation to Construction' and submitted to and approved in writing by the Local Planning Authority prior to any works commencing on site.

 

Reason: To safeguard the health of existing trees which represent an important amenity feature.

 

12.     Details including the type, specification and location of external lighting shall be submitted to and approved in writing by the Local Planning Authority before the residential units are occupied and thereafter carried out in accordance with the approved details.

 

Reason: To prevent adverse light pollution to neighbouring properties and Parkland Walk.

 

13.     Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, no satellite antenna shall be erected or installed on any building hereby approved. The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created: details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

 

Reason: In order to prevent the proliferation of satellite dishes on the development

 

14.     The 'etra care' residentail accommodation hereby approved shall be for the provision of extra care accommodation only for no other purpose (including any other purpose in Class C2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

 

Reason: To ensure the provision of an extra care facility and to enable the Local Planning Authority to maintain strict control over the nature of the use.        

 

15.     Prior to the commencement of the development herby permitted a construction method statement shall be submitted to and approved in writing by the Local Planning Authority. The development thereafter shall be implemented in accordance with the approved details. The statement shall include:

(i)      Sequence of construction activity throughout each phase;

(ii)      Location and specification of acoustic barriers;

(iii)     Details showing how all vehicles associated with the construction of the development hereby approved are properly washed and cleaned to prevent the passage of mud and dirt onto the adjoining highway;

(iv)     Details of construction lighting and parking;

(v)     The methods to be used and the measures to be undertaken to control the emission of dust, noise and vibration arising from construction works;

(vi)     Details of boundary hoardings and measures to ensure they are maintained in a secure and tidy condition.

 

Reason: To ensure that the development does not give rise to unacceptable impacts, upon neighbouring residential amenity and does not have an adverse impact upon Parkland Walk: a Local Nature Reserve.

 

16.     The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

17.     No development hereby approved shall commence until details of underground and surface water drainage works, and details of proposed storage and recycling of grey water, have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure water discharge from the site shall not be prejudicial the amenities of the area, and to ensure that in the interests of water conservation there is provision for the recycling of grey water.

 

18.     No development hereby permitted shall commence until a Demolition Method Statement has been submitted to and approved by the Local Planning Authority. The statement shall include a methodology for demolition, mitigation for impacts arising from demolition (including dust and noise) and the named contractor(s). Thereafter, all demolition shall be undertaken in accordance with the approved statement unless otherwise agreed with the Local Planning Authority.

 

Reason: In order to minimise the impact of the works on the amenities of neighbouring occupiers.

 

19.     No development shall take place until a survey for the presence of bats on site has been carried out and has been submitted to and approved in writing by the Local Planning Authority.  Should the presence of bats be found, then no development shall take place until full details of measures for bat migration and conservation have been submitted to and approved by the Local Planning Authority.

 

Reason: To safeguard the presence and population of a protected species in line with UK and European Law.

 

20.     A supporting statement shall be submitted demonstrating consistency with the submitted Energy Assessment, along with details of the ground heat pump system and bore holes to be submerged, and approved in writing with the Local Planning Authority and thereafter implemented in accordance with any written approval given by the Local Planning Authority.

 

Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy guidance.

 

INFORMATIVE: The new development will require naming / numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE:  Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

 

With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contact on 0845 850 2777.

 

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

INFORMATIVE:

Further to Condition 3 above, regarding external materials, you are requested to;

a, consider alterations to the areas rendering and timber cladding at the rear of the site

b, submit details of the proposed “green roof” above the rear wings to both blocks

c, submit details of obscure glazed windows and panels in the east elevation of the block proposed to face the boundary of the site with Hilltop House

 

INFORMATIVE:

Further to conditions 5 and 9 above, the landscaping scheme should allow for succession planting to replace trees which may die during the course of construction. 

 

REASON FOR APPROVAL 

 

The scheme has been designed sensitively to the sites sloping topography, its relationship with neighbouring properties and in particular to achieve an acceptable relationship with the adjoining Metropolitan Open Land/ Ecological Corridor to the back of the site. The architectural quality of the proposed buildings including their scale, form, massing, proportion and silhouette, facing materials and relationship to other structures is now considered acceptable. The proposal will deliver a significant amount of high-quality affordable housing and will make a positive contribution to the Borough's housing supply. The proposal will not give rise to significant overlooking or loss of privacy to neighbouring occupiers or adversely affect local residential amenities.

 

As such the proposal is considered to be in accordance with Policies G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', UD9  'Location for Tall Buildings', ENV9 'Mitigating Climate Change: Energy Efficiency', ENV10 'Mitigating Climate Change: Renewable Energy', HSG1 'New Housing Development', HSG4 'Affordable Housing', HSG7 'Housing for Special Needs', HSG9 'Density Standards', HSG10 'Dwelling Mix', M10 'Parking for Development', OS2 'Metropolitan Open Lane', OS5 'Development adjacent to Open Space', OS6 'Ecologically Valuable Sites', 0S16 'Green Chains' and OS17 'Tree Protection' of the adopted Haringey Unitary Development Plan and with Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG3a 'Density, Dwelling Mix, Floor Space Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight', SPG8a 'Waste and Recycling', SPG10 'The Negotiation, Management and Monitoring of Planning Obligations' and SPG 12 'Educational Needs Generated by New Housing Development'.

 

Section 106 Yes