Agenda item

Retention of existing building shell and development of property to form two storey building with basement level comprising 2 x 1 bed live/work units (revised scheme)

RECOMMENDATION: grant permission subject to conditions

 

The Committee was informed that the existing building was a late 19^th Century building of one and a half storeys in height.  The property was located within the Crouch End conservation area.  The building was contemporary with surrounding properties and had some attractive qualities.  Access to the site was via the undercroft to the side of 146 Crouch Hill.  The proposed development retained the existing building in bulk, height and massing, however there was the addition of a basement.

 

The proposed units provided an acceptable standard of accommodation for live/work units and the proposed use would continue to provide an employment generating use.  Local residents had raised the issue of light pollution and potential overlooking.  The lighting proposed reflected the interior lighting scheme for the renovated building and would incorporate a design that relied more on subtle but functional background lighting using LED and low voltage fittings.  The proposed scheme had reduced the amount of external flat roof glazing by 60%, from 65sqm down to 24sqm to minimise the impact of light emanating from the new building.  Many of the windows would have blinds and the main working lights would not be on throughout the night.

 

It was considered that the proposed development would not have an adverse impact upon important trees on the neighbouring site.  Vehicle access was at the front of the property from Crouch Hill utilising the existing crossover to the site.  Waste storage was located at the front of the building and would allow for appropriate re-cycling and refuse collection.

 

The Officer informed the Committee that a letter had been tabled from Cllr Winskill who objected to the application on the basis of the following:

 

• Loss of office/light industrial sites.
• The change of use to live/work.  Live/work was a high-brid category and virtually unenforceable.
• Excavation of the basement would be a challenge and reports should be provided on the practicalities of the development.

 

The Committee raised concerns regarding the surrounding trees being damaged during the construction and due to the nature of the site, and what restrictions on the hours of work would apply to the building.  In terms of access there was no turning bay and vehicles would have to reverse onto a highway and had this been taken into consideration within the officer’s report.  The officer responded that the construction of the basement would not cause damage to the trees as the existing building could be under-pinned and would not cause harm to existing properties.  The hours of working could be conditioned.  In terms of the access it was an existing premises and the situation would not change in terms of access.

 

An objector addressed the Committee stating that they were fundamentally against the change of use from light industrial to residential as there were not a lot of small light industrial properties left in Crouch End.  The proposed application represented over development of a small back lands site by digging an enormous basement.  There would be direct overlooking and light pollution within 10 metres into three bedrooms, living room and dining room.

 

A second objector addressed the Committee and advised there were ongoing problems with trees in the area and the local school in Crouch Hill.  The proposed creation of two business premises was not welcomed, particularly the change of use to live/work did not benefit the local community.

 

The applicant addressed the Committee and explained that the purchase of the site was to expand their architectural business from Muswell Hill.  The alleyway would not be used to park cars but would be used for deliveries.  It was proposed to attractively landscape the site.  The concerns raised by the local community were taken into consideration and an open day was held to discuss residents concerns.

 

The Committee enquired as to what rooms were behind the dormer, what they would be used for, how they would be opened and whether the glass used would be obscure.  In response the applicant advised that the window was likely to be a kitchen and the only real views would be onto the court yard.  There would be no overlooking into residential properties, however a condition that obscure glass be used for the windows would be acceptable.  The applicant further explained that the basement was to be used for files, models and materials.  The ground floor would be a studio and conference space.  The above floor would be open plan including living, kitchen, bathroom and bedroom accommodation.

 

The Committee then viewed the plans.

 

Members requested a condition that the hours of work be restricted so as to ensure there was no noise at night to neighbouring residents.  During further discussions the Committee agreed that the hours of work be seven days a week during the hours of 7:00am – 10:00pm.

 

The Chair moved a motion to grant the application subject to conditions and the additional condition that the hours of work be recommended as above.

 

RESOLVED

 

That the application be granted and approved subject to conditions and the condition to restrict the operation of the business to seven days a week during the hours of 7:00am – 10:00pm.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/0954

FOR PLANNING COMMITTEE DATED 08/09/2008

 

Location: 150 Crouch Hill N8 9DZ

 

Proposal: Retention of existing building shell and development of property to form two storey building with basement level comprising 2 x 1 bed live/work units

 

Recommendation: GTD

 

Decision: GTD

 

Drawing No’s: 2007-177-2-099a, 100a, 101a, 102a, 200a, 201a, 202a, 203a, 300a, 301a, 103a, 104a, 105a, 106a, 107a, 205a, 206a, 207a, 208a, 302a, 303a & 002a..

 

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 external materials to be used for the proposed development shall match in colour, size, shape and texture those of the existing building.

Reason: In order to ensure a satisfactory appearance for the proposed development, to safeguard the visual amenity of neighbouring properties and the appearance of the locality.

 

4.       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.

 

5.       The work element of the live/work unit hereby approved shall be a use which can be carried out without detriment to the amenity of the neighbouring properties by reason of noise ,vibration,fumes, smell, smoke, soot, ash, dust or grit.

Reason: In order to protect the amenity of the immediate locality.

 

6.       The live/work units hereby approved shall at no time be be used solely as residential without prior approval in writing by the Local Planning Authority.

 Reason: In order to protect emploment generation on the site.

 

7.       That details of a scheme for the protection of the root systems of adjoining trees during the construction work period shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works. Such agreed scheme to be implemented and permanantly retained in place during the period of construction to the satisfaction of the Local Planning Authority.

Reason: In order to prevent damage to the root systems of nearby trees, to preserve their health and thereby protect the amenities of the locality

 

8.       That no satellite dishes shall be erected on any external face of any part of the building.

Reason: In order to protect the visual amenities of adjoining properties.

 

9.       The use hereby permitted shall not be operated before 0700 or after 2200 hours on any day

Reason: This permission is given to facilitate the beneficial use of the premises  whilst ensuring that the ameniities of adjacent residential properties are not diminished.

 

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: No residents will  be entitled to apply for a residents parking permit  under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

 

REASONS FOR APPROVAL:

 

The proposal also retains the basic pattern of the original building and provides acceptable standard of accommodation for the proposed live/work that is not detrimental to the immediate locality or the area as a whole compliant with Policies UD3 General Principles, UD4 Quality Design, CSV1Development in Conservation Areas, CSV7 Demolition in Conservation Areas and SPG 1 Design Guidance also SPG 3a Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions & Lifetime Homes, of the Haringey Unitary Development Plan.

 

Section 106 No.

 

 

 

The Chair agreed to vary the agenda to consider item 19 next.