Agenda item

In accordance with Sub Committee's protocol for hearing representations; when the recommendation is to grant planning permission, two objectors may be given up to 6 minutes (divided between them) to make representations.  Where the recommendation is to refuse planning permission, normally no speakers will be heard.  For items considered previously by the sub committee and deferred, where the recommendation is to grant permission, one objector may be given up to 3 minutes to make representations.  Where the recommendation is to refuse permission, normally no speakers will be heard.

       8.1       14-16 Creighton Avenue N10                                                                 

            Demolition of existing pair of houses and erection of 6 x 3 storey four bedroom houses with parking.  RECOMMENDATION: Grant Permission subject to conditions and Section 106 Agreement.

8.2              Land at Winns Mews N15                                                                       

Demolition of existing buildings and erection of 1 x 2 storey 3-bedroom house and 1 x 2 storey block comprising 4 x 3 bed mews style houses.  Provision of refuse and bicycle storage.  RECOMMENDATION: Grant Permission subject to conditions and Section 106 Agreement.

8.3              Land at Winns Mews N15                                                                       

Conservation Area Consent for the demolition of existing building and erection of 1 x 2 storey 3 bedroom house and 1 x 2 storey block comprising 4 x 3 bed mews style houses.  Provision of refuse and bicycle storage.  RECOMMENDATION: Grant Conservation Area Consent subject to conditions.

8.4              Gladesmore School and Markfield Recreation Ground N15         

Erection of 8 x single storey temporary classroom buildings on Gladesmore Community School outdoor sports pitch to replace fire-damaged Crowland School for a period of 3 years.  Relocation of Gladesmore Community School all weather sports pitch in Markfield Recreation Ground with out of hours community use.  RECOMMENDATION: Grant Permission subject to conditions.

8.5       79 Creighton Avenue N10 1NR                                                 

Demolition of existing building and redevelopment to include erection of a three storey nursing home with associated parking and landscaping.  RECOMMENDATION: Grant Permission subject to conditions.

       8.6       35A Wood Vale N10          

                   Demolition of existing bungalow and erection of a two storey 4 bedroom dwelling with rooms at lower ground floor level.   RECOMMENDATION: Grant Permission subject to conditions.

8.7       154 West Green Road N15 5AE                                                 

Residential development of site to include erection of 1 x 2 storey block comprising 6 x 2 bed houses and 2 x one bed flats (renewal of  PP reference HGY/2000/1437,  granted 14.12.2000).  GRANT PERMISSION subject to conditions and Section 106 Legal Agreement.                   

       8.8       Coles Park Playing Fields, White Hart Lane N17 7JP          

            Continuation of use of car park as a market selling new and second hand goods on Saturdays and Sundays only between 0700 and 1300 hours.   RECOMMENDATION: Grant Temporary Permission subject to conditions

8.9             57 Mount Pleasant Road, N17                                                   

1) Change of use from residential to children’s home caring for a maximum of six children and supervising staff including the provision of a staff room/office.  2) Retention of basement to form storage space.  3) Retrospective Planning application for the erection of single storey out building in rear garden (Certificate of Lawfulness).  4) Retention of Rear Dormer Window.  RECOMMENDATIONS:  Grant 1 and 2 subject to conditions, Grant 3 Lawful Development Certificate, Refuse 4. 

RESOLVED

That the decisions of the Sub Committee on the planning applications and related matters, as set out in the schedule attached to these minutes, be approved or refused, with the following points noted:

1.      Gladesmore School and Markfield Recreation Ground

Members agreed to receive a tabled letter from Sport England which set out two extra conditions which they asked to be added to this application.  Officers advised that any objections from Sport England would trigger a referral to the Government Office for London.  The original submission for the sports pitch had been amended and was now in accordance with the UDP. The size of the proposed sports pitch had been reduced to be the same as the existing pitch to be replaced, the size of the fencing had been reduced, the floodlighting removed and the consent was to be for a temporary period of 3 years.  Members were asked to consider the urgency of this request, whether they considered it suitable use of Green Belt land; appropriate to the landscape and environment and whether any further delay to consider alternatives could impact on the timescale and the ODPM bid.  A members’ site visit to Markfield Recreation Ground had taken place that morning.

The objectors spoke and advised members that they considered this to be an inappropriate use of Green Belt land and were concerned about the impact of the use of tarmac on the drainage.  Friends of the Parks Forum and the Local Wildlife Trust also made representations.  Both groups felt that the emergency relocation of the school was a priority but that alternative sports facilities should be found.  They were concerned that portacabins created a gap between the ground which could attract horseplay and compromise safety.  They were also concerned about noise and loss of amenity to residents if the facilities were used out of school hours.  They were also concerned about the protection of 2 species of birds nesting in the park but officers advised that this was not a planning consideration.

The Ward Councillor spoke and stated that, although he sympathised with objectors concerns and agreed this was a very difficult decision to put before PASC members; the ongoing disruption to the children’s’ education was paramount. 

The Chair of the Governors spoke and advised members of the stress which pupils, parents and teachers had been subjected to since the fire and relocation.  Transporting pupils on buses lost an hour of teaching time every day and this seriously impacted on the ability to deliver the National Curriculum.  The current PCT building was unsuitable, lacked an adequate playground facility and further transport was required to take the children to PE facilities.    Many pupils have had to move and, as schools are funded on pupil numbers, this puts the sustainability of the school at risk.  The Friends of Crowland Parents Association agreed with the Chair of Governors.  Both groups paid tribute to the loyalty of the staff at Crowland but stressed that the temporary relocation, nearly a year ago, had been a huge blow to morale.   Finally the majority of Tottenham residents could not afford private tutors to enable their children to catch up.   The Education Officers present confirmed that Gladesmore Community School was dependant on an all weather sports pitch to deliver the National Curriculum.  Finally, the Assistant Director, Planning, Environmental Policy and Performance reinforced to members that this was a single application and both parts must to be decided on in unison.  She further stressed that the proposals for the building and the pitch were only suitable for temporary use.

In summing up; the Chair felt that all speakers had made valid and eloquent representations.  Members agreed that this application was being submitted in exceptional circumstances and therefore should not set a precedent.  Members agreed the application, subject to conditions including an amendment to condition 1, with the two extra conditions suggested by Sport England; one of which required the satisfactory restoration of the sports pitch; an extra condition that the space under the portacabin be closed in; a Methodology Statement on the pitch’s biodiversity and ecology and a condition on hours of use to be agreed. 

2.      14-16 Creighton Avenue N10

Members were reminded that this item was previously heard at PASC on 28 November and had been deferred for a members site visit.  Two objectors spoke who felt that Pages Hill residents would suffer the severest loss of amenity from this application.  The aspect from Pages Hill had been surveyed by members during the site visit. The objectors felt that the development would cause overcrowding, the design was poor and that the area already had many similar properties.    Planning Officers advised that they did not consider this a backland development (density standards in backlands are tighter).  The local Ward Councillor also spoke in support of the objectors and felt that the fourth storey created a further loss of amenity from bulk, height and scale.  The applicant spoke in support of his revisions to the original application and felt that he had addressed these concerns.  Members decided to refuse the application on the grounds of bulk, mass, height, overbearing of rear block and loss of amenity to the occupiers of Pages Hill. Cllrs Dodds, Davidson and Rice abstained from the vote.  

Cllr Bevan left the meeting after this item and returned during the item on 57 Mount  Pleasant  Road.   Cllr Santry left after this item and returned for the item on 154 West Green Road N15.

3.      Coles Park Playing Fields, White Hart Lane N17

Members agreed this application but with temporary permission for 2 years, not 1 year as stated in the application.

                    4. 154 West Green Road N15

                        Members were advised that this was a renewal of a previous permission which had not yet been implemented.    Members agreed the application, subject to conditions and 106 agreement, with an extra informative about standards of materials and a condition about treatment of the Gable Ends. 

5.   Land at Winns Mews N15

Members had visited this site and a revised plan was tabled showing narrower units.  Two objectors spoke and distributed site plans and photographs which set out their concerns about the impact on the views from residents’ gardens.  A supporter of the application spoke about his concerns regarding alleged current use of the site by drug users, prostitutes and the rodent infestation.  Members decided to refuse the application on the grounds of mass, bulk, the overbearing and intrusive nature of the fifth unit and loss of amenity.  Conservation Area Consent also refused.

CllrsDodds and Basu left the meeting at this point.  Cllr Bevan rejoined the meeting during the discussion of the next item and therefore did not vote on it. 

6.      57 Mount Pleasant Road, N17

This application had also been the subject of a members’ site visit and officers advised members that the application consisted of 4 parts.   One section was the ‘Certificate of Lawfulness’; usually dealt with under delegated powers, within the scope of permitted development.    An objector spoke and outlined his concerns about excessive tree felling and felt that the basement was unsafe.  The applicant spoke; a Social Care professional experienced in working with children with disability.  Members were advised that the home (a 4 bedroom house) would accommodate 6 children and 2 supervisory staff; one on night duty.  The applicant advised that the basement was currently under construction and therefore subject to further improvements.  Members were also advised that the outbuilding on the site would be used for storage only.  The   planning officer clarified to members that the building must be contained within its boundaries or the Certificate of Lawfulness could not be granted.

Members agreed and refused the application as follows:

§         Retention of dormer window – refused

§         Retrospective Planning application for the erection of single storey out building in rear window (Certificate of Lawfulness) – deferred until the land issues could be examined and identified.

§         Retention of basement to form storage space – agreed

§         Change of use from residential to Children’s home caring for a maximum of 6 children and supervising staff including the provision of a staff room/office  -refused on the grounds of suitability of premises for the number of children to be cared for, parking, traffic disturbance, limited access for deliveries, and amenity of neighbours.

7          79 Creighton Avenue

Three objectors addressed the Committee, their main concerns being the potential traffic problems, lack of parking and impact on the safety on the children at nearby Fortismere School, the loss of amenity of local resident’s gardens and overlooking, the excessive tree felling and the development being out of character.  They had no objection to the use as a care home; although they felt that there were an adequate number of other care homes in the area.  The friends of Coldfall Wood also addressed the committee to stress the ecological importance of this unique piece of woodland, which surrounded the development.  The local ward councillor also spoke in support of the objectors; he felt that this was a building of special character in Muswell Hill and reminded PASC members that the application had been the subject of some 120 objections. 

The applicant’s representative supported the development in that she felt there was a shortage of respite care homes in the West of the Borough and that the building would be refurbished to modern care standards.  She advised members that the applicant had worked extensively with a landscape architect and an arboriculturist and felt that overlooking was minimal.  Furthermore; she understood that the land surrounding the development was an old garden and not the actual woodland.  She advised that an appropriate rainwater/foundations survey would be carried out prior to commencement of works.  Finally, a survey had been conducted of similar care homes’ parking facilities and the proposed 7 spaces and 7 cycle spaces was felt to be adequate.

Members agreed the application, with 5 voting for and 3 voting against, with an enhancement to the informative/condition about trees in that the nature of the species should be specifically native; and that the Council’s Nature Conservation Officer should be consulted about appropriate species.  Extra Conditions to be added regarding 1) Hyrdrological survey to investigate any underground stream (in conjunction with Thames Water). 2) Submission of further elevational drawings showing details of feature or contrasting brickwork; 3) a Renewable Energy Sources condition.