Agenda item

Demolition of existing public house and erection of four storey residential development comprising of one retail unit, 2 x 1 bed flats, 18 x 2 bed flats, 8 x 3 bed flats and 2 x 4 bed flats.

RECOMMENDATIONS: Grant permission subject to conditions and a Section 106 Legal Agreement.

 

 

The Officer advised the Committee that in considering this application they would need to consider the following issues:

 

• Affordable housing which was not included in the recommendations.
• A proposal for a car club, however this would need to be included in the S106 Legal Agreement.

 

In terms of the conditions attached in the report the Officer informed the Committee that a further two would need to be added in relation to:

 

1. The relocation of the recycling provision.
2. That 13 cycle racks be provided.

 

The Officer presented his report and informed the Committee that the residential use of the site was considered to be appropriate given the adjoining residential properties and proximity to public transport.  The proposed residential units were considered satisfactory in relation to internal floor areas, storage space and residential amenity space.  The building design and siting was considered to be commensurate with the established development on the site.  The density of the proposed development would be approximately 625hrh and this was considered consistent with the UDP and London Plan.

 

The proposal would not result in detrimental overlooking and amenity impacts on nearby residential properties.  The scheme would provide 60% of the units being affordable housing.  The current scheme would provide 190sqm of retail units to replace the existing shop.  The proposed site was within an area with medium public transport accessibility and the applicant was proposing on-site car parking spaces and cycle racks.

 

The Committee questioned what was the public transport accessibility level for the area and was informed that it was 2 which was considered low, however within reasonable walking distance from Tottenham Hale Tube Station.

 

A local resident objected to the application on the basis that they had not been consulted on the location of the shop, the materials to be used in the development and the location of the recycling bins.  It was noted that Ferry Lane Primary School was 7 metres from the proposed development and requested a condition that no demolition works would be carried out during school term time.

 

The applicant addressed the Committee and responded to the concerns raised by the objector.  The applicant confirmed that a communal garden was to be provided along with a temporary shop during the construction of the development.  The materials to be used were to be matched with existing surrounding brickwork.  With respect to the demolition works these would only be carried out during working hours.

The Committee questioned the amount of amenity space to be provided in respect of the development.  The Officer advised that 600sqm was to be provided overall.  The 30 flats were approximate to 20sqm each and this in relation to the standards and SPG was 25sqm for individual units and 50sqm for communal areas.  In terms of the communal areas there was sufficient provision however, the private individual units was just below the limit.

 

The Committee was further concerned to note that the Environmental Agency had wanted to see additional enhancements on the site.  The Officer explained that an 8sqm buffer zone was to be provided contained in the flood risk assessment and agreed with Officers.  A further detailed landscape plan was also to be provided.

 

Members queried the maximum density of the development which was 625hrh, however the UDP and London Plan guidelines provided for 250-450hrh.   The Officer informed the Committee that consultation had taken place with the Transport Officer and based on the Public Transport Accessibility Level (PTAL rating), calculated the density which was on par with the UDP and London Plan.  The Transport Officer further advised the Committee that the density was not only related to the PTAL rating but also the location of the development in relation to public transport which was high in the area.  It was also related to the size of the development which was not unlike other buildings surrounding the site.

 

The Committee agreed to add the following additional conditions and informative:

 

Conditions:

 

1. That the affordable housing would be added to the recommendations as part of the S106 Legal Agreement.
2. The Car Club would also be added as part of the S106 Legal Agreement.
3. That the recycling facilities on site would be relocated so as not to be lost.

 

Informative:

 

That a named contact for the construction site be added through the Considerate Contractors Scheme, to address any concerns and that the named contact liaise with the Head teacher at Ferry Lane Primary School in advance of any demolition works.

 

RESOLVED

 

That the application be granted subject to conditions, the additional extra conditions, informative as set out above and a S106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2007/2414

FOR PLANNING COMMITTEE DATED 03/03/2008

 

Location: The Narrow Boat & 146 - 152 Reedham Close N17

 

Proposal: Demolition of existing public house and erection of four storey residential development comprising of one retail unit, 2 x 1 bed flats, 18 x 2 bed flats, 8 x 3 bed flats and 2 x 4 bed flats.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: 25256/A/0110 rev H,256/A/0111 rev J, 256/A/0112 rev I, 256/A/0113  rev F, 256/A/0100 rev E, 256/A/0101 rev B, 272/DE/101 rev M, 272/DE/102 rev H, 272/DE/103 rev G, 272/DE/104 rev E, 272/DE/105 rev D & 272/DE/106 rev B.

 

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.

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

 

4.       Surface water drainage works and source control measures shall be carried out in accordance with details which have been submitted to and approved in writing by the local planning authority before development commences.

Reason: To prevent the increased risk of flooding.

 

5.       Before development commences, a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas (except small, privately owned domestic gardens), shall be submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved.

Reason: To protect and enhance the natural features and character of the area.

 

6.       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.

 

7.       Details of an enclosure for dustbins, the reprovision / relocation of the existing recycling bins in accordance with guidance issued by the Local Planning Authority shall be provided prior to the occupation of the building as flats. Details of design, materials and location of the dustbin enclosure shall be agreed in writing prior to the occupation of the building.

Reason: In order to ensure a satisfactory appearance to the building and to safeguard the enjoyment by neighbouring occupiers of their properties and the appearance of the locality.

 

8.       The proposed development shall have a central dish/aerial system for receiving all broadcasts for all 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 protect the visual amenities of the neighbourhood.

 

9.       No development shall commence until 2) and 3) below are carried out to the approval of London Borough of Haringey. 

 

1). The Applicant will submit a site-wide energy strategy for the proposed            development. This strategy must meet the following criteria:

 

2). (a) Inclusion of a site-wide energy use assessment showing projected              annual demands for thermal (including heating and cooling) and electrical                  energy, based on contemporaneous building regulations minimum standards.         The assessment             must show the carbon emissions resulting from the projected      energy consumption.

 

2). (b) The assessment should demonstrate that the proposed heating and             cooling systems have been selected in accordance with the following order of           preference: passive design; solar water heating; combined heat and power for     heating and cooling, preferably fuelled by renewables; community heating for        heating and cooling; heat pumps; gas condensing boilers and gas central         heating.  The strategy should examine the potential use of CHP to supply           thermal and electrical energy to the site. Resulting carbon savings to be     calculated. 

 

2). (c) Inclusion of onsite renewable energy generation to reduce the remaining     carbon emissions (i.e. after (a) is accounted for) by 10% subject to feasibility       studies carried out to the approval of LB Haringey.  

 

3). All reserved matters applications must contain an energy statement      demonstrating consistency with the site wide energy strategy developed in 2)             consistency to be approved by LB Haringey prior to the commencement of           development.

 

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. 

 

10.     That not more than 30 separate units, whether flats or houses, shall be constructed on the site.

Reason: In order to avoid overdevelopment of the site.

 

11.     That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the locality.

 

12.     No development shall take place until site investigation detailing previous and existing land uses, potential land 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 for the Local Planning Authority to ensure the site is contamination free.

 

13.     That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority.

Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

14.     That details of a method statement dealing with the routing of delivery vehicles to the site, including a schedule of delivery times, the location of parking for heavy vehicles and parking for work men and location of storage of materials on the site shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works.

Reason:  In order to prevent nuisance to adjoining properties and insure that the proposed development does not prejudice the safety and free flow of traffic and pedestrian on the public highway

 

15.     That details of a scheme for the prevention of dust nuisance particularly during demolition of the existing building and details of method statement for the demolition together with the publication of a named contact from the contractors responsible for the demolition and construction phases of the development including making and maintaining direct contact during the building operations with the Head Teacher of the neighbouring school shall be submitted to and approve by the Local Planning Authority prior to the commencement of the works.

Reason:  In order to protect the amenity of adjoining properties.

 

INFORMATIVE: The applicant is advised that in the interests of the security of the development hereby authorised that all works should comply with BS 8220 (1986), Part 1 - 'Security Of Residential Buildings'.

 

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: In regards to surface water drainage Thames Water point out that it is the responsibility of the developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. Thames Water recognises the environmental and economic benefits of surface water source control and encourages its appropriate application where it is to the overall benefit of our customers. Hence, in the disposal of surface water, Thames Water will recommend that the Applicant:

 

   a) Looks to ensure that new connections to the public sewerage system do not              pose an unacceptable threat of surcharge, flooding or pollution,

 

   b) Check the proposals are in line with advice from the DETR which                             encourages, wherever practicable, disposal on site without recourse to the                               public sewerage system - for example in the form of soakaways or infiltration                        areas on free draining    soils and

 

   c) Looks to ensure the separation of foul and surface water sewerage on all                   new developments.

 

REASONS FOR APPROVAL

 

The proposed development for demolition of the existing public house and erection of 4 storey building comprising of 8 x three bedroom, 18 x two bedroom, 2 x 1 bedroom, 2 x 4 bedroom flats and 1 commercial unit with parking and amenity space complies with Policies G2 'Development and Urban Design', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', UD8 'Planning Obligations', HSG1 'New Housing Developments', HSG2 'Change of Use to Residential', HSG9 'Density Standards', HSG10 'Dwelling Mix', EMP5 'Promoting Employment Uses' and M10 'Parking for Development' of the Haringey Unitary Development Plan (2006) and Supplementary Planning Guidance SPG1a 'Design Guidance', SPG3a 'Density, Dwelling Mix, Floorpsace Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy / Overlooking, Aspect / Outlook, Daylight / Sunlight', SPG3c 'Backland Development', SPG7a 'Parking Standards', SPG7b 'Vehicle and Pedestrian Movement', SPG8a 'Waste and Recycling', SPG10a 'The Negotiation, Management and Monitoring of Planning Obligations', SPG10c 'Educational Needs Generated by New Housing Development', SPG10d 'Planning Obligations and Open Space' and SPG10e 'Improvements to Public Transport Infrastructure and Services'.

 

Section 106: Yes