Agenda item

Redevelopment of site to provide 3 storey building comprising 2 x three bed and 4 x two bed self-contained flats with 3 no car parking spaces.

RECOMMENDATION: Grant permission subject to conditions and a S106 Legal Agreement.

Councillor Bevan, having declared a prejudicial interest, left the proceedings at 20.08hrs.

 

The Committee were informed by officers that the application site was situated at 7 Orchard Place outside the conservation area.  The site was currently a two storey builders office with a single storey extension to the rear, adjacent to a yard for car repairs etc and the railway line to the west and a row of 3 storey residential houses to the east. To the rear of the site there were very tall conifer trees (15m).

 

The Committee were advised that the proposal was a resubmission for the demolition of the existing builders offices and redevelopment of the site to provide a 3 storey building comprising 2 x 3 bed flats on the ground floor and 4 x two bed self contained flats on the first and first and second floor constructed in roof tiles and facing brickwork, with 3 parking space.  The amendments involved in the revised scheme involved the alteration of the dwelling mix, 3 car parking spaces and evidence submitted to show that the site has been advertised on the market for employment use over a period of 18 months.

 

The Committee, in noting the previous period of marketing for employment use, sought clarification as to whether the site could be marketed now for employment use at a price appropriate to the area and therefore possibly attracting a level of interest.

 

In response officers advised the Committee that the site had been marketed by 3 different Estate agents who had marketed the site over an 18 month period with no interest shown during this period. The market price had been £375K, which a reasonable price for marketing such premises in this area.  The site had had full marketing and each of the Estate Agents had done this in good faith.

 

Councillor Bevan re-entered the proceedings and addressed the Committee as an objector to the application.

 

Councillor Bevan commented that he had 4 main points of objection to the application.  He referred to the size of some of the units – with 56 square metres (sqm) and 65 sqm,  being substantial shortfalls to the required minimum floor space area. Councillor Bevan also commented on the loss of employment use, as there was a huge demand for units such as this in Tottenham. Councillor Bevan also referred to the suitability of this site for residential use giving the nuisance that could be caused by the adjacent railway line, as well as the matter of overlooking and daylight issues to adjacent properties.

 

Councillor Bevan also referred to the marketing of the site and whether the site had has seriously been marketed as a possible employment site and in a proactive manner in the past 18 months.

 

In response to points of clarification from the Committee Councillor Bevan responded that the opportunity for employment at the site would be dependant on the type of business, and he felt that such a site would be appropriate for a builder’s merchants/yard. With regard to room sizes the prescribed size was 73 sqm and the actual room sizes was 65 sqm which was substantially less.

 

There being no further questions from the Committee Councillor Bevan withdrew from the proceedings (20.25hrs).

 

The Committee were advised by officers that in terms of the issue of room size it was the case that the guidance was not rigid and it was the case that on a number of appeal cases Inspectors were not supporting every square metre lost.  In this particular application the flat sizes were below the 73 sqm but in the majority of the flats only 4sqm.

 

In response to clarification, the Committee were advised by officers in respect of parking and highways issues.

 

The Committee decided to grant the application unanimously.

 

RESOLVED

 

That the application be granted subject to conditions and subject to the completion of a Section 106 Agreement to secure an education contribution of £40420.85 and an administration costs contribution of £2021.00.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/0462

FOR PLANNING COMMITTEE DATED 06/05/2008

 

Location: 7 Orchard Place N17

 

Proposal: Redevelopment of site to provide 3 storey building comprising 2 x three bed and 4 x two bed self-contained flats with 3 no car parking spaces.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: 01 Rev D & photographs.

 

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. A scheme for the treatment of the surroundings of the proposed development including the planting of trees and/or shrubs shall be submitted to, approved in writing by the Local Planning Authority, and implemented in accordance with the approved details.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity.

 

5. 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 site.

 

6. A suitable soundproofing scheme to provide effective resistance to the transmission of airbourne sound from the adjacent railway shall be submitted to, approved in writing by, and implemented in accordance with the requirements of the Local Planning Authority for all compartment floors and party walls prior to the occupation of the premises.

Reason: In order to ensure that the proposed conversion does not give rise to an unacceptable loss of amenity for occupiers within the property as a result of inadequate soundproofing.

 

7. 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. 

 

8. 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.

 

9. 6 cycle racks should be provided, and shall be enclosed within a secure shelter.

Reason: to encourage cycling as a means of transport. 

 

10. Notwithstanding the provisions of Article 4 (1) and Part 25 of Schedule 2 of the 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 / arial 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.

 

11. Details of the hard surfacing for the car parking area and footpaths in front of the proposed building shall be submitted to and approved by the Local Planning Authority prior to commencement of the development; such details shall include the provision of permeable paving or surfacing.

Reason: In order that the Council shall be satisfied as to the external appearance of the frontage to the property.

 

 

 

INFORMATIVE: Further to Condition 4 above concerning Landscaping: the Council wishes to see not less than two new trees planted in the frontage to the site, in addition to appropriate shrub or lawned areas.

 

 

 

REASONS FOR APPROVAL

 

It is felt that the previous reasons for refusal have been addressed for the following reasons; it is felt that residential is appropriate on the site as other existing residential buildings are in close proximity to the yard and the railway line. Also evidence has been submitted with the scheme to show that the site has been advertised on the market for employment use over a period of 18 months, the overall layout is satisfactory, the proposal would relate satisfactorily to the scale and character of the existing adjacent block, there would be no adverse impact on the neighbouring properties, there is sufficient car parking on the site and.  As such the proposal is in accordance with Policies UD3 'General Principles', UD4 'Quality Design', HSG 1 'New Housing Developments', HSG 2 'Change of Use to Residential', M10 'Parking for Development' and the Councils SPG 1 'Design Guidance' and SPG 3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes' of the Haringey Unitary Development Plan.

 

 

Section 106: Yes