Demolition of existing single storey rear building, erection of a new 2 storey rear wing to provide new operating theatre suite; erection of a two storey extension to existing rear wing to provide 14 additional single patient rooms and storage space;. New plantroom space and some refurbishments to the existing building. Creation of a waste store to the front of the building.
RECOMMENDATION: Grant permission subject to conditions.
Minutes:
The Committee considered a report, previously circulated, which gave details of the application, the applicant’s case, the site and its environment, planning history and all of the relevant planning factors and policies.
A Members site visit had taken place prior to the meeting.
It was noted that, in addition to those listed in the report, further representations had been received from the Fire Brigade stating that the current application did not meet fire regulations.
Further objections had also been received from Councillor Allison and Councillor Williams on the following grounds:
The Highgate Society had also raised objections on the following grounds:
The Committee discussed the application and in response to concerns that the Arboriculture Report had not identified any trees that should be protected with a TPO the Committee was advised that none of the trees on the site were considered to be of sufficient significance to merit a TPO. There was a criteria against which trees were assessed that took into account the species age and health of a tree.
It was noted that the objections raised by the Fire Brigade were not sufficient to warrant refusal as they were dealt with under separate regulations.
Concern was raised that the additional pressure placed on parking would be greater than suggested. It was contended that the number of staff already parking in nearby streets put unacceptable pressure on residents.
Councillor Wilson addressed the Committee and noted that he considered that the proposal would constitute over development and that it would have an unacceptable impact upon the residential amenity of number 21.
He noted that trees situated in the north west of the site would need to be felled significantly to allow for construction and that this would alter the character of site appreciably. Similarly the bulk and size of the proposal was out of character with existing street scene.
Councillor Wilson noted that if the current Controlled Parking Zone (CPZ) was extended this would mean that staff would have to find alternative areas to park and this would place pressure on surrounding streets.
Mr Cuss, the applicants architect, spoke in support of the application and following his statement he answered questions from the Committee. It was confirmed that the applicant was happy to make the amendments required by the Fire Brigade.
In response to a question Mr Cuss advised that a survey had been carried out to assess the loss of light and the impact of this upon properties adjacent to the site. This had concluded that there was virtually no impact to the higher levels.
Mr Cuss advised that an extensive landscaping scheme would be employed and that the additional wing being built would not cause a loss of light that would inhibit growth of pants and trees. He confirmed that the area to the rear of the site covered by tarmac would be landscaped.
Members of the Committee expressed concern that scheme was too bulky in its present form and that it would constitute over development of the site that was out of keeping with the character of the area. It was contended that the impact upon 12 Denewood Road and the Conservation Area was unacceptable.
The Committee discussed the landscaping proposals and the Arboriculture report carried out with respect to the site and there was agreement that an Informative should be added requesting that a further review of the site should be carried out to see whether any of the trees should be protected by a TPO.
In response to a query the Committee was advised that in urban design terms it was considered acceptable to ‘rationalise’ open space where it would bring a site in line with its surroundings.
RESOLVED:
That, subject to the conditions outlined in the report and the Informative set out below, planning application reference HGY/2009/0837 be approved.
INFORMATION RELATING TO APPLICATION REF: HGY/2009/0837
FOR PLANNING COMMITTEE DATED 13/07/2009
Location: Highgate Private Hospital, 17- 19 View Road N6
Proposal: Demolition of existing single storey rear building, erection of a new 2 storey rear wing to provide new operating theatre suite; erection of a two storey extension to existing rear wing to provide 14 additional single patient rooms and storage space;. New plantroom space and some refurbishments to the existing building. Creation of a waste store to the front of the building.
Recommendation: Grant subject to conditions
Decision: Grant subject to conditions
Drawing No’s: LSI/HG/01, LSI/HG/02 Rev A, 2686 (SK) 010 Rev A, 2686 (SK) 011 Rev A, 2686 (SK) 012 Rev A, 2686 (SK) 013 Rev A, 2686 (SK) 014 Rev A, 2686 (SK) 015 Rev A, 2686 (SK) 016 Rev A, 2686 (SK) 017 Rev A, 2686 (SK) 018 Rev A, 2686 (SK) 019 Rev A, 2686 (SK) 020 Rev A, 2686 (SK) 021 Rev A, 2686 (SK) 022 Rev A & 2686 (SK) 023 Rev A.
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 pre-commencement site meeting must take place with the Architect, the consulting Arboriculturist, the Local Authority Arboriculturist, the Planning Officer and all contractors present, to confirm the protective measures to be implemented. All protective measures must be installed prior to the commencement of works on site and remain until works are complete.
Reason: To safeguard the health of existing trees which represent an important amenity feature.
5. All works associated with this development shall be undertaken in accordance with the detail as specified in the Arboricultural Report & Method Statement (08/09/08) prepared by JM Moore submitted with this application.
Reason: To safeguard the health of existing trees which represent an important amenity feature.
6. Prior to the commencement of the development hereby permitted, a satisfactory Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall then be implemented by the applicant in accordance with the timescales, targets and other details set out in the plan.
Reason: In the interest of ensuring sustainable travel patterns and to reduces reliance on private motor vehicles.
7. Notwithstanding any indication on the submitted drawings, details of the siting and design of the new bin store as well as detail of the hard surfacing of the associated access way shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.
Reason: To safeguard the trees on site and to protect the amenities of the area.
8. Prior to any construction activity on site details of the temporary access to the rear of the site shall be submitted to and approved in writing by the Local planning Authority. Such an access shall be constructed so as to be of a sufficient load bearing capacity to avoid ground compaction from the construction plant and machinery in the vicinity of trees on site.
Reason: To safeguard the trees on site which are of important screening and amenity value.
9. No other windows other than those shown on the approved drawings shall be inserted in the extensions unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the privacy and amenities of occupiers of adjoining residential properties.
10. 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 1300 hours on Saturday and not at all on Sundays or Bank Holidays.
Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties.
11. Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of:
a. those existing trees to be retained.
b. those existing trees to be removed.
c. those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent. All such work to be agreed with the Council's Arboriculturalist.
d. Those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development. Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner). Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species. The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.
Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.
INFORMATIVE: You are advised that the London Fire and Emerging Planning Authority is not satisfied with the proposals, as they do not meet requirements for travel distance with regards to water supply reaching the new building works. You should contact the Authority on Tel No. 020 8555 1200 Ext 53252 for further information.
REASONS FOR APPROVAL:
The reasons for the granting of planning permission are as follows:
(a) The proposed development is acceptable for the following reasons:
· The proposed extensions in terms of their scale, height, massing, alignment and fenestration pattern have been designed sensitively to avoid adverse impact on the residential amenities of neighbouring properties;
· The extensions will be kept sufficiently away from the boundaries to ensure sufficient separation distances from adjoining neighbours and in conjunction with appropriate foundations and protective fencing during construction, the extensions can be built without damage or felling to trees on site;
· The extensions will not be visible from the public realm and as such will not detract from the character and appearance of Conservation Area.
· Subject to approval of a well structured Travel Plan the proposal will not adversely affect the traffic flow and parking demand on the local road network.
(b) The proposed development accords with Policies UD3 'General Principles', UD4 'Quality Design', M10 'Parking for Development', OS17 'Tree Protection, Tree Masses and Spines', G10 'Conservation', CSV1 'Development in Conservation Areas' and CSV5 'Alterations and Extensions in Conservation Area' of the adopted Haringey Unitary Development Plan (2006) and supplementary planning guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation & Archaeology', SPG7a 'Vehicle and Pedestrian Movement', SPG7b 'Travel Plans' and SPG7c 'Transport Assessments'.
Section 106: No
Supporting documents: