Agenda item

Demolition of existing garage and erection of 2 bedroom dwelling house.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that the proposed scheme had been revised since the previous appeal.  The Inspector had decided to dismiss the appeal based on the effect of the terrace on the adjoining properties.  The Architects had improved the design and included brick work which appeared as a single storey above ground.

The proposed loss of the existing lock up garages was acceptable due to the close location of Finsbury Park Rail and Underground Station.  The proposal had been revised since the appeal decision and the application detailed the erection of a two storey dwelling house with a lower and upper ground level.  The room sizes and overall property size met the required floor areas, the site provided adequate amenity space and would not adversely impact on the garden amenities of neighbouring properties.

The proposed development would not have a detrimental impact on the appearance and character of the Conservation Area.

Members noted that the Conservation Officer had not expressed complimentary comments in respect of the scheme.  The Officer responded that the Conservation Officer’s comments had been accepted as the proposed development was modern in design.  However, these comments had been weighted against the Inspector’s decision notice and the design had been improved to more reflect the style of the surrounding area.

An objector addressed the Committee and advised that the boundary lines were incorrect and had not been rectified.  The proposed development was in a Conservation Area and existing neighbours enjoyed the amenity space.  The Objector further commented on the enormous parking problems in Ossian Road and that 25 Ferme Park Road had been over developed in 2000.

The applicant informed the Committee that the scheme had evolved over the last few years.  There had been no increase in the height of the proposed scheme and therefore it was not considered to be over developed.  The proposed scheme took account of neighbours concerns with regard to the brick, and the yellow brick included was considered to be more harmonious to the surrounding buildings.

The Committee queried the amount of amenity space to be provided, and whether a daylight study and land contamination report was required.  The Officer replied that contamination was unlikely from a private garage.  In respect of a day light study this was not required as the proposed scheme did not have an impact on adjoining properties.

RESOLVED

That the application be granted subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2007/0916

FOR PLANNING COMMITTEE DATED 03/03/2008

Location: 2 Ossian Road N4

Proposal: Demolition of existing garage and erection of 2 bedroom dwellinghouse.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 1277 PL/01 & 02.

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.       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 1200 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.

4.       No development  shall take place until  site investigation detailing previous and existing land uses, potential  contamination ,risk estimation and remediation work if required   have been  submitted to and approved in writing by  the Local Planning Authority and these works shall be carried out as approved.

Reason: In order to protect the health of future occupants of the site.

5.       Notwithstanding the provisions of Schedule 2, Part 1 of the Town & Country Planning General Permitted Development Order 1995, no enlargement, improvement or other alteration of any of the dwellings hereby approved in the form of development falling within Classes A to H shall be carried out without the submission of a particular planning application to the Local Planning Authority for its determination.

Reason: To avoid overdevelopment of the site  

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: Details of the foundation work on the boundaries and any border treatment should be agreed with the adjoining occupiers before such works commence. 

REASONS FOR APPROVAL

The proposed infill development does fit into the local scale, character and pattern of established residential area and remains in conflict with Policies UD3 'General Principles' and UD4 'Quality Design' (Fitting in new buildings into surrounding area) of Haringey Unitary Development Plan.

Section 106: No