Agenda item

Outline application for the erection of 9 x 3 storey, four bedroom townhouses with associated parking and access.

RECOMMENDATION: Grant outline permission subject to reserved matters and subject to a Section 106 Legal Agreement

The Officer advised the Committee that this application was deferred from the last scheduled meeting of the Planning Committee on 6 October 2008, in order for a consultation to take place with the Governors, Head Teacher and parents of the adjacent Rokesly School.  It was now understood that the applicants had met with the representatives of the school on 26 October 2008.  The application was now returned to the Planning Committee for Members consideration and decision.  The Committee was reminded that the development was an outline application for the erection of 9 x 3 storey, four bedroom townhouses with associated parking and access.

 

Two representatives from Rokesly addressed the Committee and objected to the application, following the consultation with the applicant on the following grounds:

 

• That the development would have a serious detrimental effect on the character of the area.
• Concerns regarding the safety of the children in Rokesly school.
• Loss of amenity.
• Intrusion
• Over shadowing
• Concerns regarding highway and pedestrian safety

 

The road layout was a concern as children would find it difficult to cross the roundabout and was considered to be an accident waiting to happen.  In respect of the application the refuse collection arrangements were considered to be unsatisfactory and located too far from occupants’ front doors.

 

The proposed development was further considered to be visually intrusive as  the 3 storey building would loom over the playground.  The children would be penned in the playground surrounded by high garden walls.  The proposed arrangements for the windows and balconies would create further overlooking onto the playground.  The flat roofs would be used by residents as terraces and they would be able to see into the south facing classrooms.  The development would further cause considerable over shadowing of the playground, significantly throughout the day, which was heavily used in the mornings and at playtimes. 

 

Cllr Santry entered the meeting at 7:40pm.

 

Members enquired of the objectors whether they had been consulted by the applicants.  The Committee was informed that the objectors had met with the applicants and the issues were discussed in detail however, on reflection it was felt that the application did not address the issues raised.

 

Cllr Gorrie addressed the Committee to receive confirmation on the following three points:

 

1. That the applicants had consulted with Rokesly School and that feedback from the school had been received.
2. Whether officers felt that the site was suitable for residential development.
3. To clarify the responsibility of the Council in terms of the process to be followed, bearing in mind that the application was for outline permission.  How the application would be reviewed and discussed with stakeholders and any changes to the scheme would need to be consulted and managed by the school.

 

The planning officer confirmed that in the UDP the site was identified for mixed use residential and retail development and was considered to be suitable as an analysis had been carried out previously to arrive at this decision.  In terms of the outline application, the Committee could add conditions for example; the walls could be made a certain height to the satisfaction of the Authority.  Future modifications were subject to the same process as the outline planning application.  Any major modifications may need a further application and consultation.

 

The applicant addressed the Committee and advised that discussions had taken place with the Highways department regarding the roundabout and the proposals outlined were considered to be the safest approach.  The Committee could condition that a traffic light be placed at the junction of the roundabout.

 

The applicants had already agreed to work with the school regarding over looking and had already taken away the balconies/terraces at the first floor level.  In relation to over shadowing a BRE test had been carried out and the development was now one and half storeys lower than the original scheme.  The development was for 9 family houses which met the need for housing in the borough.

 

The Committee then viewed the plans.

 

A local resident addressed the Committee in support of the development and looked forward to the site being developed to overcome a long period of time where the site had been used for dumped rubbish and littering.  There had previously been houses on the site and this was demonstrated by a photograph of the site in 1935, showed to the Committee.

 

Following further discussion the Committee agreed to the inclusion of the following conditions:

 

1. That a Section 278 agreement be entered into with the applicant regarding works to the highway.
2. The removal of balconies.
3. That the wall at the rear be 4 metres in height to include details of design and materials.
4. There would be no terraces.
5. A tree route survey to be carried out on the structure of near by trees.
6. That the date (23.10.08) on page 125 be changed to one month from the date of the Planning Committee meeting if application was granted.

The Chair moved a motion to grant outline permission subject to reserved matters, the extra conditions and subject to a Section 106 Legal Agreement.

 

RESOLVED

 

That outline permission be granted subject to reserved matters, the extra conditions and subject to a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1643

FOR PLANNING COMMITTEE DATED 10/11/2008

 

Location: 158 Tottenham Lane N8

 

Proposal: Outline application for erection of 9 x 3 storey, four bedroom townhouses with associated parking and access.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: 73130A/AR/A1, 73130A/AR/A3, 73130A/AR/A4, 3291/01, 3291/02, 3291/03, 3291/04 & 3291/04 - 110.

 

Conditions:

 

1.       Application must be made to the Local Planning Authority for approval of any matters reserved in this OUTLINE planning permission, not later than the expiration of 3 years from the date of this permission, and the development hereby authorised must be begun not later than whichever is the later of the following dates, failing which the permission shall be of no effect:

 

a) The expiration of 3 years from the date of this permission or

b) The expiration of 2 years from the final date of approval of any of the reserved matters.

 

Reason: This condition is imposed by virtue of Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

 

2.       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.

 

3.       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.

 

4.       An enclosure for dustbins in accordance with guidance issued by the Local Planning Authority shall be provided prior to the occupation of the dwellings. Details of design, materials and location of the dustbin enclosure shall be agreed in writing prior to the occupation of the building.

Reason: In order to ensure a satisfactory appearance to the building and to safeguard the enjoyment by neighbouring occupiers of their properties and the appearance of the locality.

 

5.       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.

 

6.       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.

 

7.       No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

 

8.       That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority.

Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

9.       That at no time shall any balconies or terraces be constructed or added to the constructed structure or any roof structure be used as a balcony on the west and north elevations of the building.

Reason: In order to prevent overlooking of the adjacent school playground and residential properties to the north to the detriment of the well being of the children of the adjoining school and residential amenities of nearby residents.

 

10.     That the rear boundary wall with the school playground shall be constructed to a height of 4 metres and permanently retained as such prior to the occupation of the properties and that details of the design and materials of the wall shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works. The wall to be designed and be constructed in the manner and materials as agreed.

Reason: To protect the visual amenities of the locality and the well being of the children of the adjoining school.

 

11.     That details of a tree root survey in relation to nearby trees to inform the design and construction of the foundations of proposed development shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works.

Reason: In order to ensure that the construction of the development does not result in damage to the trees root systems of the adjoining trees.

 

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.

 

REASONS FOR APPROVAL

 

The proposed development for complies with Policies, 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, Floor space 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