Agenda item

Demolition of existing building and erection of part two/part three storey building comprising of 1 x 3 bed, 3 x 2, 4 x 1 bed flats, 4 x B1 units at ground floor with eight car parking spaces.

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

The Committee was informed that a previous planning application had been refused in 2006 for a 4 storey building.  The current application submitted was for a 3 storey building with a total of 8 flats.

 

The application site was located to the rear of the High Road in the Bruce Castle Conservation Area.  The current site was a three storey partially vacant building that was on a short lease for light industrial and commercial uses.   The surrounding area was mixed, with a range of building types which ranged in height.  The site backed on to a railway line from Bruce Grove Station to Liverpool Street.

 

The principle of mixed use development at the site wa considered acceptable.  The building would reflect the scale and materials of the adjacent locally listed building at Morrison’s Yard.  The unit and room sizes were consistent with the floow minima and the proposed amenity space was considered suitable for this type of development in the form of terraces or roof terraces.  The scheme provided an appropriate mix of dwelling types that would meet the housing need for private housing and affordable housing.

 

The use and opening up of the cul-de-sac at Kenmare Drive seemed to provide the best means of access and was a natural continuation of Kenmare Drive.  Residents living in the adjacent residential block would not be adversely affected.  The applicant had provided 8 car parking spaces which would include 1 disabled space and 18 cycle racks.

 

The Committee was further advised that the drawings appended had recently been amended.  The gap betweeen the proposed B1 unit and the old barn had been increased and changes to the front elevation in terms of the brick and arches.

 

In response to a question raised the officer replied that the industrial units  had been light industry/offices and that there was no information in relation to the number of employees previously employed at the site.  The potential number of employees that could be employed within the proposed scheme could total 20.

 

Cllr Bevan addressed the Committee and raised concerns regarding the statement that the housing service had been consulted in respect of the application. Upon making enquiries the housing service had confirmed they had not been consulted in relation to the application.  Further concerns was raised in relation to the loss of employment, access to the site, amenity space and fear of crime which were detailed in the crime prevention officer’s report attached and which were all reasons to reject the scheme.

 

The applicant addressed the Committee and responded to the following issues raised:

 

• The crime prevention officer had submitted comments on the basis of looking at the plans and not visiting the site, particularly in relation to the removal of the wall.  It was proposed that additional lighting was a deterent for crime.
• The 2 storey element and the concerns of the under croft parking could lead to a place for vandalism and arson.  The fire officer had no representation to make in relation to this issue.
• Access to each of the units would be controlled by a video system. 

 

The applicant further explained that the general scheme proposed a good level of housing, a balanced scheme which would benefit the site and the adjoining area.  The Committee were reassured that the scheme met the required car parking standards and amenity space.

 

The Committee viewed the plans.

 

The Committee requested an informative in relation to the colour of the brick  materials which was considered should be pinker than the yellow detailed.  A condition was also requested that the surfaces of the car park should be permeable. 

 

The Chair moved a motion to grant the application.

 

RESOLVED

 

That the application be granted subject to conditions, the additional condition for permeable surfaces to the car park, an informative in relation to the colour of the brick and a Section 106 Legal Agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2009/0181

FOR PLANNING COMMITTEE DATED 06/04/2009

 

Location: 579C High Road N17

 

Proposal: Demolition of existing building and erection of part two / part three storey building comprising of 1 x 3 bed, 3 x 2, 4 x 1 bed flats, 4 x B1 units at ground floor with eight car parking spaces.

 

Recommendation: Grant subject to conditions and Legal Agreement

 

Decision: Grant subject to conditions and Legal Agreement

 

Drawing No’s: 7447/01, 02, 03, 04, 11A, 12A, 13A, 14A, 15, 16, PS01, PS02 & PS03.

 

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.       The applicants submits a scheme showing dedicated route to the cycle store and appropriate paving materials along the site access off High Road, typical of a shared surface, which would enable drivers to pay specific regard to pedestrians/cyclists, to the transportation authority for approval. 

Reason: To minimise conflict between pedestrians/cyclists and vehicles traversing accessing this site.         

 

5.       The applicants submit a scheme which would demonstrate that servicing vehicles can manoeuvre into and out of this site, from and onto Kenmare Drive, in forward gear. 

Reason: To ensure safe access and exiting of servicing vehicles into and out of this development.    

 

6.       Fully annotated and dimensioned drawings of elevational features, shopfronts at a scale of 1:10, including the type/style of window, shall be submitted to and approved by the LPA prior to commencement of development. 

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

 

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.       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.  

 

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.     Details of roof terrace, including surfacing and guard rails/parapet walls, shall be submitted to and approved by the LPA prior to commencement of development.  

Reason: To protect amenity and safety of the occupiers.    

 

11.     The development hereby authorised shall comply with BS 8220 (1986) Part 1, 'Security Of Residential Buildings' and comply with the aims and objectives of the police requirement of 'Secured By Design' and 'Designing Out Crime' principles. 

Reason: In order to ensure that the proposed development achieves the required crime prevention elements as detailed by Circular 5/94 'Planning Out Crime'.   

 

12.     That details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.  

 

13.     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. 

 

14.     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.

 

15.     Details of the materials to be use in hard surfacing areas shall be submitted to and approved by the Council prior to the commencement of development, such details to incorporate permeable surfacing wherever possible.

Reason; In order to ensure sustainable means of dealing with surface water on the site.

 

INFORMATIVE: Demolition Any demolition or refurbishment works must not be carried out on the development site that may endanger the safe operation of the railway, or the stability of the adjoining Network Rail structures. In particular the demolition of buildings or other structures should be carried out in accordance with an agreed method statement. Care must be taken to ensure that no debris or other materials can fall onto Network Rail's land. Approval must be obtained form Network Rail's Outside Parties Engineer. 

 

INFORMATIVE: Plant, Scaffolding & Cranes Any scaffold which is to be constructed adjacent to the railway must be erected in such a manner that at no time will any poles or cranes over-sail or fall onto the railway. All plant and scaffolding must be positioned, that in the event of failure, it will not fall on to Network Rail land.  

 

INFORMATIVE: Excavations of footings Network Rail will need to be consulted on any alterations to ground levels. Its should be noted that Network Rail are concerned about excavations within 10m of the boundary with the operational railway and will need to be assured that the construction of foundations and footings will not impact on the stability of the railway. A full method statement must be supplied and agreed with Network Rail's Outside Party Engineer before consent can be granted. 

 

INFORMATIVE: Amenity Network Rail is not aware whether any PPG24 noise and vibration assessment has been carried out for this location. Amenity will need to be addressed. 

 

INFORMATIVE: Drainage Additional or increased flows of surface water must not be discharged onto Network Rail land nor into Network Rail's culverts or drains. In the interests of long term stability of the railway, soakaways should not be constructed within 10m of the boundary with the operational railway. 

 

INFORMATIVE: Fencing given the proposed use of the site a 1.8m high fence should be constructed to avoid trespass and vandalism and provide acoustic insulation for the residential units. 

 

INFORMATIVE: Site Layout In order to ensure the proposed development can be constructed and maintained without encroachment onto the operational railway line all buildings and structures should be set back at least 2m from the boundary with the operational railway or at least 5m for overhead power lines. 

 

INFORMATIVE: Landscaping Details of landscaping along the railway corridor to be submitted to Network Rail, who can provide advice on appropriate planting species as well as inappropriate planting. 

 

INFORMATIVE: Party Wall Act 1996 where works are proposed adjacent to the railway it may be necessary to serve the appropriate notices on Network Rail and their tenants under the Party Wall etc Act 1996. Developers should consult with NRIL at an early stage of the preparation of details of their development on Party Wall matters.    

 

INFORMATIVE: Further to Condition 3 above, the choice of brick work should reflect the darker bricks in the vicinity of the site, and should avoid unduly light or pale buff bricks.

 

INFORMATIVE: You are requested to consider the provision of  roll-down mesh shutters to the front of the undercroft parking areas located immediately to the west of ground floor B1 Unit 2, on drawing No. 7447/12A, in the event that  there are issues of security and safety arising from use of the parking areas.

  

REASONS FOR APPROVAL 

 

The proposed scheme is considered acceptable for the following reasons: the 8 units will assist in meeting the boroughs housing targets. The site will provide an acceptable environment for residential use with sufficient amenity space. A level of employment will still be retained on the site to create employment opportunities in the area. The proposed three and two storey block is of an appropriate scale and design using appropriate materials that would enhance the conservation area. There would be no adverse impact on neighbouring properties and the site is within an accessible location. As such the proposal would be contrary to Policies UD3 'General Principles', UD4 'Quality Design', CSV1 'Development in Conservation Areas', CSV3 'Locally Listed Buildings and Designated Sites of Industrial Heritage Interest', HSG1 'New Housing Developments', HSG2 'Change of Use to Residential', HSG10 'Dwelling Mix', HSG9 'Density Standards', ENV3 'Water Conservation', ENV10 'Mitigating Climate Change: Renewable Energy' and EMP4 'Non Employment Generating Uses' of the adopted Haringey Unitary Development Plan and SPG 1a 'Design Guidance and Design Statement', Housing SPD (October 2008).

 

Section 106: Yes.