Agenda item

Conversion of property from single occupancy house to 1 x three bed flat and 1 x one bed flat.

RECOMMENDATION: Grant permission subject to conditions.

The Committee was informed that the application site was located on the northern side of Aylmer Road, between the intersections with The Bishops Avenue and Bancroft Avenue respectively, and close to the boundary with the London Borough of Barnet.  The site was adjoined by similar large residential properties and most have their own driveways and forecourts.  The property was not in a Conservation Area.

The subject site was not in an area that had reached its capacity for conversions.  Furthermore, the site was not within an identified restricted conversion area.  The proposed conversion essentially required only internal refurbishment of the existing property and did not result in more than one flat per floor and would retain one family unit with the three bedroom flat,  therefore no loss of family accommodation.  The site was located within adequate proximity to public transport options and a number of non-residential facilities, including shops. 

The development essentially involved internal building works, modifications only and no proposed changes to the external elevation of the property.   Alteration works were proposed to the side walkway along the eastern boundary of the site adjoining the property at No. 24 Aylmer Road.  These works were considered to be an improvement on the existing inconsistent building approach on the site. The applicant had advised that the external construction materials were to match those of the existing property.  The proposal was considered to be acceptable in relation to design and scale.  The property had a long rear garden.  The plans detailed two vehicle accesses, space for three car parking bays and this was considered more than the minimum requirement for two flats.

An local resident addressed the Committee and objected to the proposal because it did not meet the requirements of the UDP.  The forecourt could accommodate three cars, however if cars were to enter and leave in forward gear this would mean that it would only be feasible to park two cars therefore, creating parking pressure which would be intolerable for neighbours.  The bay windows adjacent to the garden would create overlooking and neighbours would lose amenity.  The property was not suitable for a house conversion and not commensurate with the character of Alymer Road and there was no need for flats.  No other house in Alymer Road had been converted.

The location was not suitable as there was poor public transport and no nearby shops.  The plans were riddled with errors as the kitchen vent could not be sited as shown on the application because there was a skylight in the roof.  Three trees were also omitted from the plans.  Two hundred local residents had objected to the proposals by letter, email and petition.

Cllr Gorrie addressed the Committee and expressed his concern regarding the proposed parking layout at the site.  He felt that this application would set a precedence for the rest of the street.  There was a 50 mile per hour speed limit along the road and therefore it was considered not to be safe to manoeuvre and exit from the premises.  The roof would be turned into a terrace causing overlooking.  The proposed materials were not commensurate with the rest of the property and no details were given in the conditions. 

The applicant addressed the Committee and advised that the planning officers had inspected the premises.   There would only be external alterations to the single storey walkway which was considered to improve the property for two self contained flats.  The proposal complied with all the guidelines and it was not within a restricted conversion area.  The Committee had heard concerns about precedence being established,  however all applications were considered on their own merits. 

The applicant further advised that the application premises had a floor area of 273sqm, therefore this complied with the floor area requirements.  The layout design would enable the premises to be reverted back to a single family dwelling.   In terms of entry to the flats both would be accessed through the front door.  The flat roof could not be used as a terrace, however this could be conditioned.  Transport for London raised no objections to the previous application for four units.  There was a 40 mile per hour limit on Aylmer Road and not as previously stated as 50 miles per hour.

The Committee enquired whether the upstairs flat would have access to the garden and in response the applicant confirmed that the plans did not specify that the garden would be for communal use.  It would be possible for the occupants of the three bed flat to access the garden and this could also be conditioned.

The Committee then viewed the plans.

Members queried the size of the conversion and whether indeed the balcony would cause overlooking.  The applicant replied that the size of the conversion was well above the minimum guidelines for a conversion.  The aim of the proposal was not to over sub divide the property.  A previous scheme had been for four flats and this was considered to be excessive.  It was the view that two flats would be comfortable on size and location.  In respect of the doors they did exist and Members could condition that they be converted to a Juliet balcony if it was felt to be essential. 

The Committee requested the following additional conditions and informatives  be included.

1. A condition to approve the location of refuse bins.
2. A modification to condition 4 regarding the safety feature that the doors open inward.
3. An informative that both flats have access to the rear garden.
4. That the trees at the front of the premises be retained.

The Chair moved a motion to grant the application subject to conditions and the additional two conditions and two informatives above.  On a vote there being 8 in favour and 1 against the application was granted.

RESOLVED

That the application be granted subject to conditions and the additional conditions and informatives.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1152

FOR PLANNING COMMITTEE DATED 06/10/2008

Location: 22 Aylmer Road N2

Proposal: Conversion of property from single occupancy house to 1 x three bed flat and 1 x one bed flat.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 201 REV 01, 202, 203, 204 REV 01, 205 REV 01, 206 REV 01 & 207 REV 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.       That not more than two flats shall be established on the site.

Reason: In order to avoid overdevelopment of the site. 

4.       The roof of the rear ground floor projection shall only be used in connection with the repair and maintenance of the building and shall at no time be converted to or used as a balcony, roof garden or similar amenity or sitting out area without the benefit of the grant of further specific permission in writing from the Local Planning Authority. Further, a safety railing shall be erected on the exterior of the French doors to the bay window on the rear elevation at first floor level (serving the proposed living / dining area). Details of such railings are to be submitted and approved by the Local Planning Authority prior to the occupation of the premises.

Reason: To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking.

5.       Details of the design, materials and location of enclosures or structures to house waste and recycling containers shall be submitted to and approved by the Local Planning Authority prior to the commencement of development; such structures shall be installed before occupation of either of the flats.

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

INFORMATIVE: You are requested to ensure that, following the implementation of this permission (A) both flats have access to the rear garden area, and (B) the existing trees within the front boundary wall of the site, to Aylmer Road, shall, as far as possible, be retained.

REASONS FOR APPROVAL

The proposed conversion will provide adequate levels of residential amenity for future residents without unreasonably impacting on the amenity if neighbouring occupiers. Further, the amended proposal facilitates modest and satisfactory increase in the intensity of the residential use on the site and is consistent with Council's Conversion Policy. As such, the proposed development is considered to be in keeping with Policies G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', HSG1 'New Housing Developments', HSG10 'Dwelling Mix' and M10 'Parking for Development' of the adopted Haringey Unitary Development Plan (2006) and Supplementary Planning Guidance SPG1a 'Design Guidance', SPG3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes' and SPG3b 'Privacy / Overlooking, Aspect / Outlook, Daylight / Sunlight'.

Section 106: No