Agenda item

Erection of two storey residential building at first floor level over existing single storey commercial premises and additional storey above existing residential to provide 9 residential units with 5 parking spaces at ground floor level.

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

The Committee was informed that the application site was situated on the north side of Coleridge Road within the Crouch End Conservation Area.  The Area to the west and south of the property was predominantly residential although immediately adjacent to the town centre to the east.

 

The proposed development had been designed to reflect the existing traditional character and style of the adjoining properties.  It was considered that the proposal was acceptable in the location and that it would preserve and enhance the character and appearance of the Crouch End Conservation Area.  It was further considered there would be no detrimental effect on privacy and amenity of neighbouring properties.

 

The proposal fell below the threshold for Affordable Housing as it was for only 9 units and provided for 5 car parking spaces.  The vehicle entrance to the parking spaces provided would be via an existing cross-over.  A sustainability checklist was completed and included good ventilation, provision for condensing boilers to all units, the use of reclaimed bricks and the use of the existing structure.

 

The Committee raised questions regarding the refuge facilities and fire access.  The planning officer informed the Committee that the Fire Authority were satisfied with the proposal.  Members enquired why this application provided parking spaces as opposed to the previous application considered.  The transportation officer responded that within the UDP an application must meet the criteria for a car free development the application site must lay within a controlled parking zone.  There was no controlled parking zone in Crouch End therefore this application could not  be designated car free development.  

 

An objector addressed the Committee and advised that he was representing the views of a number of residents in Coleridge Road.  He questioned the accuracy of the plans provided and stated that the proposal was absolutely not in character with the area.   The plans provided detailed a 4 storey building with 9 umits, the windows were much smaller and out of character.  The left hand side of the building housed 5-6 cars so there would be no net gain in terms of parking.  With respect to the petrol reservoirs these had only been covered over.  There was a drainage issue with respect to overflows and there would be no one responsible to maintain or manage these.  The staircase was considered to be too steep as the treads were quite high, very dangerous and a risk to residents. 

 

The planning officer advised the Committee that an informative would be added that redundant crossovers would be removed and there would be a single access to the premises, therefore off street parking would be replaced.

 

The Committee questioned the objector on how he would like to see the proposal modified and in response was informed that safety was at risk in respect of the narrow staircase.  The proposal was out of character for the area and the density was too much on the small site.  

 

The applicant, in response to the objectors concerns, informed the Committee that the layout of the proposal had been consulted on with the responsible authorities.   In terms of the original scheme this had been a car park free scheme and negotiations had taken place for the garage unit to be used as car parking space to address some of the issues and appearance of the development.  There was no change to the façade, the density conformed with the local area and adjacent development. The ground floor would be a retail property.

 

The Committee enquired where the amenity space would be provided and in response was informed that provision would be at first floor level as there would be no ground floor space available.  The Committee considered the proposal and requested that an additional condition be added that the ornate window lintels on the development next door be mirrored in the proposed scheme.

 

The Officer advised that two further informatives would also be added in terms of the crossovers, naming and numbering of the building.

 

The Chair moved a motion to grant the application and on a vote their being 8 in favour, nil against and 1 abstention the application was granted.

 

RESOLVED

 

That the application be granted subject to conditions, the additional condition to mirror the window lintels of the neighbouring building, the informatives for crossovers, naming and numbering of the building and a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/0736

FOR PLANNING COMMITTEE DATED 21/07/2008

 

Location: 44 - 50 Coleridge Road N8

 

Proposal: Erection of two storey residential building at first floor level over existing single storey commercial premises, and additional storey above existing residential, to provide 9 residential units with 5 parking spaces at ground floor level.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: 08(0097)PL35, 06(0097)31A & 32A.

 

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.       Samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.     

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

4.       That a detailed scheme for the provision of refuse, waste storage and recycling 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.

 

5.       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.

 

6.       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. 

(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. 

(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.       

 

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.   

 

7.       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.

 

8.       The development shall provide 9 (nine) cycle racks.

Reason: To encourage sustainable mode of travel.

 

9.       That the brick arch detail above the window openings on the front elevation of the proposed development shall match those of the adjoining houses recently built on the adjacent site to the west.

Reason: In order to ensure a satisfactory appearance of the proposed building in relation to its neighbours and to maintain the character and appearance of the Crouch End Conservation Area.

 

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: The proposed development requires a new crossover to be made over the footway and any redundant crossover removed. The necessary works will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020 8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.

 

INFORMATIVE: The new development will require 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.

 

REASONS FOR APPROVAL 

 

The proposal accords with Policies HSG1'New Housing Developments', UD3 'Quality Design', UD6 'Waste Storage', also Policy UD4 'Quality Design' and Policy M9 'Car Free Development' of the Haringey Unitary Development Plan and is considered consistent with PPS 3 'Housing' and PPS13 'Transport'.  The proposal is in accordance with Supplementary Planning Guidance especially 1a 'Design Guidance', 10c 'Negotiation and Monitoring of Obligations', and 8a 'Waste and Recycling'.

 

Section 106: Yes