Agenda item

Erection of 3 x 2 storey extension on first, second and loft floors to create 3 x one bed and 6 x two bed flats.

RECOMMENDATION: Grant permission subject to conditions.

The planning officer explained to the Committee that the application site was situated at 375-377 High Road in Tottenham Green Conservation Area.  The current use of the building was a single storey retail shop.  The surrounding properties were in general three storey buildings consisting of ground floor retail shops and self contained flats above.

The Committee were further informed that the proposed front and rear elevation of the two storey extension would blend into the existing height, bulk and mass of the neighbouring building.  The proposed roof lights would not be detrimental to the street scene.  The proposal had now been amended to provide 2 x one bed and 6 x 2 bed flats on the first, second floor and in the loft space.  The proposed development would not have any impact on adjoining neighbours.  The site was also located in a highly accessible area and was therefore considered suitable for car-free housing.  A condition to ensure that 9 cycle racks were provided was also proposed.

The Chair informed the meeting there were no objectors to this application and therefore representations could not be heard from the applicants.  The  Committee was requested to view the plans.

Members requested an additional condition subject to requiring submission of details to the planning authority details of the shop fronts.

The Chair moved a motion to grant planning permission subject to conditions and the extra condition.

RESOLVED

That the application be granted subject to conditions and the extra condition subject to the submission of details to the planning authority details of the shop fronts.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1862

FOR PLANNING COMMITTEE DATED 02/12/2008

Location: 375, 377, 379 High Road N17

Proposal: Erection of 3 x 2 storey extension on first, second and loft floors to create 3 x one bed and 6 x  two bed flats.

Recommendation: Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: PP/101, PP102, PP/103, PP/104, PP/105, PP/201, PP/202, PP/203, PP/204, PP/205

PP/206 & PP/207.

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.       Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

4.       Prior to the commencement of development, a drawing shall be submitted to show the provision of facilities for the storage of not less than 9 bicycles.

Reason: In order to facilitate the use of cycles by residents of the development.

5.       Prior to the commencement of the development drawings at a scale of 1:20 for the proposed front elevation, including replacement shopfronts, shall be submitted to and approved in writing by the Local Planning Authority. The plans shall include timber fascia profiles for both new shopfronts and shall provide joinery detail. As well detail design of the roof, walls, windows, and all facing materials shall be submitted. The development thereafter shall be implemented in accordance with the approved details.

Reason: In the interests of the character and appearance of the Conservation Area.

6.       Fully annotated and dimensioned drawing of the complete front elevation, and cross section drawing showing detailed structural proposals for the development, and the effect on the ground floor shopfront, at a scale of 1:20, including detail design of roof, walls, windows, and all facing materials, shall be submitted and approved prior to commencement of development.

Reason: To ensure that the development is of a high standard to preserve the character and appearance of Tottenham Green Conservation Area.

7.       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.

8.       Details of the design, materials and location of enclosure 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: The applicant submits the construction details to TFL prior to construction, for approval, the TFL officer being Gordon Adam, North Area Development Control Officer, Transport for London, Windsor House, 42-50 Victoria Street, London SW1H 0TL 

INFORMATIVE: The applicant is advised that only the highest quality detail design and external facing materials, including yellow stock facing brickwork, in terms of colour, texture, bond, and pointing, to the frontage building facing the High Road will be acceptable.

INFORMATIVE: The applicant is advised to contact the Council's Principal Conservation Officer to discuss the detailed design proposals and facing materials prior to submission of details.

NFORMATIVE: 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: This permission is granted without prejudice to the necessity to obtaining consent under the Town & Country Planning (Control Of Advertisements) Regulations 1989.

REASONS FOR APPROVAL

The proposed erection of a 3 x 2 storey extension on first, second floor and in the loft space to create 3 x one bed and 6 x 2-bed flats is considered acceptable because overall its design and massing will be sympathetic to the existing neighbouring building at 373 High Road.  The proposal would enhance the character and appearance of the conservation area. The Overall size and layout of the accommodation meets the requirements set out in SPG 3a. There would be no adverse affect on the privacy and amenity of adjoining neighbours and a car free scheme is suited to the location.  As such it would be in accordance with Policies CSV1 'Development in Conservation Areas', CSV5 'Alterations and Extensions in Conservation Areas', UD3 'General Principles', UD4 'Quality Design', M9 'Car Free Residential Developments', HSG1 'New Housing Development' of the Haringey Unitary Development Plan and the Councils SPG 3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, Extensions and Lifetime Homes' and SPG 1a 'Design Guidance'.

Section 106: Yes.