Agenda item

Erection of 4 x 2 bedroom apartments, with four car spaces, bicycle parking and refuse storage.

RECOMMENDATION: Grant permission subject to conditions.

The proposal involved the erection of 4 x 2 bedroom apartments, with four car parking spaces, bicycle parking and refuse storage to the rear of Muswell Hill library currently used as a visitors car park for the library. Income from the former car park would assist in works to the Grade II listed library building. 

The Chair informed the Committee that there were no objectors to the application therefore, the Committee was asked to view the site plans.

The Committee requested clarification as to whether the hard standing area would be constructed of permeable material, as the area was located in a high risk flood zone. In addition, a consistent approach with regard to the use of permeable surfaces for new developments needed to be observed.  The Officer undertook to review this approach that conditions attached to applications that were for consideration by the Committee were consistently applied.

RESOLVED:

That planning permission be granted subject to conditions.

INFORMATION RELATING TO APPLICATION REF: HGY/2008/1777

FOR PLANNING COMMITTEE DATED 08/12/2008

Location: Land at the back of Muswell Hill Library, Avenue Mews, N10

Proposal: Erection of 4 x 2 bedroom apartments, with four car spaces, bicycle parking and refuse storage.

Recommendation: Grant subject to conditions

Decision: Grant subject to conditions

Drawing No’s: 00_01, 00_02, 00_03, 00_04, 10_01, 10_02, 30_01, 30_02, 30_03, 40_01 & 40_02 (all amended dated 31/10/08).

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.       A scheme for the treatment of the surroundings of the proposed development including the planting of trees and/or shrubs shall be submitted to, approved in writing by the Local Planning Authority, and implemented in accordance with the approved details.         

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity.

5.       That the accommodation for car parking be specifically submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority before the occupation of the building and commencement of the use; that accommodation to be permanently retained for the accommodation of vehicles of the occupiers, users of, or persons calling at the premises and shall not be used for any other purposes.     

Reason: In order to ensure that the proposed development does not prejudice the free flow of traffic or the conditions of general safety along the neighbouring highway.  

6.       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.

7.       The proposed 1st and 2nd pane of the first floor window on the side elevation facing towards 1 Queens Avenue shall be glazed with opaque glass only and shall be permanently retained as such thereafter unless otherwise agreed in writing with the Local Planning Authority.

Reason: To safeguard the privacy and amenities of occupiers at 1 Queens Avenue.    

8.       Four cycle racks shall be provided within the site. 

Reason: To encourage cycling both as a means of transport and as a recreational activity.

9.       Notwithstanding any indication given in the application, the parking area shall be surfaced in a permeable surface to be agreed in writing by the Local Planning Authority.

Reason: To provide a permeable surface for better surface water drainage.

10.     No site works or works on this development shall be commenced before temporary protective fencing has been erected around an existing mature tree along the boundary with No 1 Queens Avenue. This fencing shall remain in position until after the development works are completed and no material or soil shall be stored within the fenced area.

Reason: To safeguard the health of this existing tree which represent an important amenity feature.

REASONS FOR APPROVAL

The proposal for the erection of 4 x 2 bedroom apartments, comprising of four car spaces, bicycle parking and refuse storage is considered acceptable for the following reasons;  Income from the former car park would assist in works to the Grade ii Listed library building. The principle of residential will not undermine the commercial premises in the area, in terms of scale, massing and materials the proposal will enhance the conservation area and not cause any harm to the adjacent listed building. The proposed flats meet the minimum size guideline and layout set out in SPG 3a. After further revisions the impact on neighbouring properties especially at 1 Queens Avenue would be very minimal and 4 car parking space with the scheme is considered appropriate. 

As such the proposal is considered to be consistent with Policies UD4 'Quality Design', UD3 'General Principles', G10 'Conservation', CSV1 'Development in Conservation Areas', CSV2 'Listed Buildings', CSV5 'Alterations and Extensions in Conservation Areas' and M10 'Parking for Development' of the Haringey Unitary Development Plan  and the Councils SPG1a 'Design Guidance and Design Statements', 'Housing' Supplementary Planning Document (Oct) 2008, SPG8b Material and SPG2 'Conservation and Archaeology', SPG3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight', SPG7a 'Parking Standards' and SPG 1a 'Design Guidance'. As such this application is recommended for approval.

Section 106: No.