Agenda item

Change of use from B8 (Storage/Distribution) to D1 (a place of worship, a youth forum, a training facility, a crèche/ nursery and an older peoples meeting point).

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which gave details of the application, planning history and all of the relevant planning factors and policies.

 

A site visit had taken place prior to the meeting.

 

In response to concerns raised with regard to the positioning of the proposed play area the Committee was advised that the conditions attached to the scheme required that details of area should be submitted for approval. This could be expanded to specify the type of fencing required.

 

It was suggested that the existing condition relating to noise should be strengthened and the legal officer present was asked to construct a form of wording to reflect this.

 

It was noted that the nearby Children’s Centre was currently being refurbished and it was suggested that the Neighbourhood Management Team should look at how a coordinated approach could be adopted to the area. 

 

The Committee agreed that there should be

 

INFORMATION RELATING TO APPLICATION REF: HGY/2009/0910

FOR PLANNING COMMITTEE DATED 13/07/2009

 

Location: 333 High Road N22

 

Proposal: Change of use from B8 (Storage / Distribution) to D1 (a place of worship, a youth forum, a training facility, a crèche / nursery and an older peoples meeting point).

 

Recommendation: Grant subject to conditions

 

Decision: Grant subject to conditions

 

Drawing No’s: 2667/1, 2667/3, 2667/4, 2667/5 & 2667/6.

 

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. Details of all external changes to the building shall be submitted to and approved in wiring by the Local Planning Authority and thereafter the development hereby authorised shall be carried out in complete accordance with the approved plans and specifications.

Reason: To safeguard the appearance of the building and the amenities of nearby residents.

 

3. Notwithstanding the location of an external play area for the Day Nursery shown on drawing No. 2667/6, detailed plans showing the location of an external play area for the Day Nursery at the rear of the existing building, within the car park area, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of use of the Day Nursery: such plans shall indicate fencing and surfacing to the external play area and shall have been prepared to meet the requirements by OFSTED.

Reason: In order that the Council may be satisfied as to the provision of secure external play space, for the proposed Day Nursery.

 

4. The use hereby authorised may only be carried out between 08:00 hours and 22:00 hours Mondays to Saturdays and 9.00 hours and 18.00 hours on Sundays and Public Holidays.

Reason: To ensure that the use operates in a satisfactory manner and does not unduly disturb nearby residential occupiers or prejudice local amenity.

 

5. Prior to the use commencing, the applicant shall submit a layout plan to show 2.4m x 4.8m car parking bays with 6m aisle width for perpendicular parking and 4.2m aisle width for echelon parking. Thereafter this car parking provision shall be provided in accordance with the approved plans and maintained solely for the intended use for the duration of the use hereby approved.

Reason: To ensure adequate parking is available to serve the development.

 

6. The car parking area located at the rear of the property at 333 High Road, Wood Green shall be used for the picking up and setting down of children associated with the crèche/ nursery use.

Reason: In order to reduce congestion and improve safety during the opening and closing time of the crèche/nursery.

 

7. Prior to the commencement of the use 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.

 

8. Space shall be made available for the secure parking of 20 bicycles on site before the use hereby permitted is fully implemented.

Reason:  To encourage more people to attend the various activities on site by bicycles and to ensure adequate provision is made within the site for the parking of bicycles.

 

9. The use hereby approved shall not commence until arrangements for the storage and disposal of refuse/waste have been made in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: To safeguard the appearance of the property and the amenities of the area.

 

10. Full particulars and details of provisions for soundproofing shall be submitted to and approved by the Local Planning Authority, in writing, before the commencement of works on site, and subsequently installed in the building in a satisfactory manner, before the use hereby permitted is commenced.

Reason: In order to minimise the transmission of noise and prevent noise nuisance to nearby residential properties.

 

11. The rating level of the noise emitted from the site shall be 5dB below the existing background level at any time. The noise levels shall be determined at the façade of any noise sensitive property. The measurements and assessments shall be made according to BS4142: 1997.

Reason: In order to minimise the transmission of noise and prevent noise nuisance to nearby residential properties.

 

12. No noise, including congregational singing or other amplified sound, shall emanate from the building which, in the opinion of the Council's Noise Control Officer acting in conjunction with the Local Planning Authority, shall excuse nuisance or loss of amenity to the occupier of any residential property in the vicinity of the site, at any time.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

13. Before the use hereby permitted commences measures to control the transmission of noise and vibration from existing stationary plant affixed to the premises shall be put in place.

Reason: To protect the amenity of occupiers of nearby residents.

 

14. The premises shall be used for those stated in the planning application and for no other purposes including any other purpose in Class D1 of the Schedule to the Town and Country Planning (Uses Classes) Order 1987 or in any provision equivalent to that Class in any statutory instrument revoking and re- enacting that Order.

Reason: To enable the Local Planning Authority to retain control over the development.

 

15. The number of children admitted to the crèche/ nursery facility shall at no time exceed 30 children.

Reason: To protect the amenities of occupiers of nearby properties.

 

16. A landscaping scheme showing provision of planting to the frontage of the site to the High Road, shall be submitted to and approved by the Local Planning Authority prior to the commencement of use of premises, and implemented within the first planting season following commencement of use.

Reason: To safeguard the appearance of the property and the amenities of the area.

 

 

 

INFORMATIVE: This permission shall not be construed as giving permission for any signage, including any of the signage indicated on submitted drawings. All advertising signage for the development shall be the subject of to obtaining consent under the Town & Country Planning (Control of Advertisements) (England) Regulations 2007.

 

 

 

REASONS FOR APPROVAL

 

The reasons for the granting of planning permission are as follows:

 

(a) The proposed development is acceptable for the following reasons:

 

"           It has been demonstrated that the existing building has been actively marketed/ advertised for

longer than 18 months;

"           This new use will provide a range of facilities, including a place of worship, a youth forum, a

training facility, a crèche/ nursery and an older peoples meeting point, which will be of benefit to

the local community;

"           The building is located along a busy High Road, within an area of medium transport accessibility

and within an area which has a mixed commercial and residential character;

"           The site has an adequate level of car parking provision on site to meet the car parking demand

associated with the majority of the activities proposed;

"           Subject to appropriate sound attenuation measures and subject to the imposition of appropriate

conditions, the proposed change of use is not likely to result in noise nuisance, nor is it likely to

adversely affect the amenities of nearby residents.

 

(b) The proposed development accords with

 

The proposal is considered to be in accordance with policies G9: 'Community Well Being', UD3 General Principles', ENV5 'Noise Pollution', EMP4 'Non Employment Generating Uses', TCR2 'Out of Centre Development', CLT1 'Provision of New Facilities', CW1 'New Community Facilities', M3 'New Development Location & Accessibility', M4 'Pedestrian and Cyclists', M10 'Parking for Development' and CW1 'Community Well Bring' of the adopted Haringey Unitary Development Plan (2006) and supplementary planning guidance SPG4 'Access for All - Mobility Standards' and SPG11b Buildings Suitable for Community Use'.

 

 

Section 106: No