Agenda item

Refurbishment of existing building with reconstruction of new façade to the elevations and change of use from offices to offices / 9 residential units comprising 2 x one bed, 5 x two bed and 2 x three bed flats.

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

The Committee was advised that this application site was a four storey building which was part of Crouch End Town Centre and was also within the Crouch End Conservation Area.  Currently the building was vacant but had previously been used as B1 offices on the ground and upper floors for a number of years.  The proposed refurbishment retained the employment use at ground and converted the upper level office space to residential apartments.

 

It was considered that the proposed development was of a type and scale which was appropriate for this location.  The mixed use scheme met with the relevant policy requirements for sites of this type as well as being in step with the London Plan.  The proposed development was below the affordable housing threshold provision. 

 

It was further considered that neighbouring occupiers would not suffer detrimental loss of amenity as a result of adverse additional overlooking and loss of privacy.  The current proposal retained the bulk, scale and massing of the existing building.  The re-design of the facades was attractive and considered to be in keeping with the character and appearance of the locality.  The scheme included one wheelchair accessible unit and that all the dwellings met the Council’s standards in terms of layout and room size. 

 

The officer explained that within the report (pages 132 and 137) the scheme proposed 6 off-street car parking spaces, however the plans detailed 5 car parking spaces and the Committee was asked to make a decision on the number of car parking spaces to be provided.  A number of cycle racks would also be included within the cartilage of the development.

 

Members enquired whether it was possible to condition that one car parking space be made available for the office during business hours.  The Committee agreed that 5 car parking spaces would be provided.

 

The Chair moved a motion to grant the application subject to conditions and the extra condition and subject to a Section 106 Legal Agreement.

 

RESOLVED

 

That the application be granted subject to conditions and the extra condition that one car parking space be made available for the office during business hours, that 5 car parking spaces be provided for the whole scheme and to a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1692

FOR PLANNING COMMITTEE DATED 06/10/2008

 

Location: 2-6 Middle Lane N8

 

Proposal: Refurbishment of existing building with reconstruction of new facade to the elevations, and change of use from offices to offices / 9 residential units comprising 2 x one bed , 5 x two bed and 2 x three bed flats.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: KP-ML-PL01; KP-ML-GA01, 02, 03, 04, 05; KP-ML-ELEV01, 02, 03; KP-ML-SEC01 & 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.       Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, areas of hard landscaping and boundary walls 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.       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.

 

5.       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.

 

6.       Hard and Soft Landscaping details also surface water drainage works along with 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.

 

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.       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.

 

9.         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.

 

10.     That 1 car parking space at the rear of the property shall be allocated for use solely in connection with the ground floor office during normal business hours between 0800 - 1800 on every day of the week except Sundays.

Reason: In order to ensure that the proposed development does not prejudice the safety and free flow of traffic at the neighbouring property.

 

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.

 

INFORMATIVE: The implementation of a suitable soundproofing scheme is now required as part of the Building Regulations 1991 - Part E. The applicant is now therefore required to formally consult the Councils Building Control Division, 639 High Road, N17 8BD (tel. 020 8489 5504).

 

REASONS FOR APPROVAL

 

The proposed development for complies with Policies, CSV1 'Development in Conservation Areas', CSV5 'Alterations In Conservation Areas', 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', M10 'Parking for Development' of the Haringey Unitary Development Plan and Supplementary Planning Guidance SPG1a 'Design Guidance', SPG3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy / Overlooking, Aspect / Outlook, Daylight / Sunlight', SPG7a 'Parking Standards', SPG8a 'Waste and Recycling', SPG10a 'The Negotiation, Management and Monitoring of Planning Obligations', SPG10c 'Educational Needs Generated by New Housing Development' and SPG10e 'Improvements to Public Transport Infrastructure and Services'.

 

Section 106: Yes.