Agenda item

Retention of the existing structural frame comprising Scotland Green House, rebuilding of the front and rear elevations, adding a fourth storey to the existing building and erection of a new four storey building to the front of the site to provide 42 residential units and one commercial unit.

 

RECOMMENDATION: Grant permission subject to conditions and/or subject to section 106 Legal Agreement.

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.

 

The Committee was reminded that the application had previously been rejected, without discussion, on the grounds that there were parking issues that needed to be resolved.

 

Councillor Harry Lister arrived at 7.40pm and did not take part in the discussion or decision making process with respect to this item.

 

In response to a query the Committee was advised that the covenant attached to the application, which restricted the transfer or lease of any private market housing unit to the Local Authority, Registered Social Landlord (RSL), was not an approach generally used as it required a degree of cooperation from the applicant to make it viable.

 

This formed part of the Section 106 Agreement and as the applicant had indicated that they were happy for this to be attached it had been considered appropriate in this case.

 

It was confirmed that the proposed Car Club would link into the existing network in Haringey and that the cars available could be used by members of the public.

 

It was requested that the inclusion of Play equipment should sought as part of the landscaping conditions attached to the application.

 

The Committee viewed the plans and then discussed the merits of the application. It was requested that the colour of the brickwork used should be a darker shade that would be sympathetic to the character of the area and the roof should be of a greater depth to encourage bio diversity.

 

It was agreed that an Informative should also be attached to the application stating that the materials used for the Social Housing element of the scheme should be the same as those used in the privately owned units.

 

RESOLVED:

 

That, subject to the conditions set out below, planning application reference HGY20009/1532, be approved for the reasons set out in the report.

 

GENERAL

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.

 

MATERIAL AND LANDSCAPING

3. Samples of all materials to be used for the external surfaces including balconies of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types, windows and a roofing material sample combined with a schedule of the exact product references.

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

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. Details of a scheme depicting those areas to be treated by means of hard landscaping including details of the provision of play equipment for the use of the occupiers of the proposed flats shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated, a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority.

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

 

ENERGY STRATEGY/SUSTAINABILITY

6. No development shall commence until 2) and 3) below are carried out to the approval of London Borough of Haringey.   

 

1). The Applicant will submit a site-wide energy strategy for the proposed development. This strategy must meet the following criteria:  

 

2). (a) Inclusion of a site-wide energy use assessment showing projected annual demands for thermal (including heating and cooling) and electrical energy, based on contemporaneous building regulations minimum standards. The assessment must show the carbon emissions resulting from the projected energy consumption.  

 

2). (b) The assessment should demonstrate that the proposed heating and cooling systems have been selected in accordance with the following order of preference: passive design; solar water heating; combined heat and power for heating and cooling, preferably fuelled by renewables; community heating for heating and cooling; heat pumps; gas condensing boilers and gas central heating.  The strategy should examine the potential use of CHP to supply thermal and electrical energy to the site: Resulting carbon savings to be calculated.   

 

2). (c) Inclusion of onsite renewable energy generation to reduce the remaining carbon emissions (i.e. after (a) is accounted for) by 20% subject to feasibility studies carried out to the approval of LB Haringey.    

 

3). All reserved matters applications must contain an energy statement demonstrating consistency with the site wide energy strategy developed in 2) consistency to be approved by LB Haringey prior to the commencement of development. 

 

Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in Carbon Dioxide Emissions generated by the development in line with national and local policy guidance.  

 

OTHER

7. Before the commencement of any works on site, a fence or wall, materials to be agreed with the Local Planning Authority, shall be erected and permanently retained for the boundary fronting the High Road.

Reason: In order to ensure a satisfactory means of enclosure for the proposed development.

 

8. 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.

 

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. 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'.

 

11. 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.

12. A scheme for the management of the construction traffic associated with implementing this scheme shall be submitted for approval by the Local Planning Authority prior to the commencement of the works.  

Reason: To minimise the impact of construction vehicles on the adjoining roads.

 

13. Fully annotated and dimensioned elevation and section drawings of typical bay of the High Road and Scotland Green elevations at a scale of 1:20, showing details of roof, facing materials, windows, balcony, walls. 

Reason: To ensure that the development is of a high standard as it affects the setting of Scotland Green Conservation Area. 

 

14. Fully annotated and dimensioned details of front boundary treatment to High Road at a scale of 1:10. 

Reason: To ensure that the development is of a high standard as it affects the setting of Scotland Green Conservation Area. 

 

15. Elevation drawings to match fenestration pattern of first and second floor layout drawings of proposal shall be submitted to and approved by the Local Planning Authority before development is the commenced.

Reason: To ensure consistency in the appearance of the building.

 

16. The development hereby permitted shall construct the Wheelchair housing units in accordance with the Design and Quality Standards laid down by Greater London Authority 'Best Practice Guidance' September 2007.

Reason: To ensure the wheelchair units meet the appropriate standard for wheelchair users.

 

INFORMATIVE: The new development will require naming / numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE: The applicant is advised that only the highest quality facing brickwork, in terms of materials, colour, texture, bond, and pointing, to the main elevations facing the High Road and Scotland Green will be acceptable.

 

INFORMATIVE: That the brickwork should be a darker shade in colour to be sympathetic to the character of the area and that the depth of the roof structure should be increased so that the 'green' roof should, if possible, become a 'brown' roof to encourage greater biodiversity.

 

INFORMATIVE: That the materials and finishes internally used in the construction of the proposed development should be the same for the social and private housing tenure types proposed.  

REASONS FOR APPROVAL

The scale and position of the proposed buildings is such that, any loss of amenity to the neighbouring occupiers would be minimised. The proposed height of the buildings at three storey with a set back fourth floor would conform to the predominate height of existing buildings in the locality and the overall design would not comprise the character and appearance of the Conservation Area or the local area in general. The Council's Conservation and Design Team has commented on the current amended scheme as follows: 'the revisions to the massing and modelling has been significantly improved by indented the junction High Road Block and the Scotland Green Block. Accentuating the vertical bays visually this effectively 'breaks up' the overall massing and the apparent scale of the development. This is a very significant improvement.' 

 

The proposed density conforms to current guidelines set out in The London Plan and the proposed housing provision would contribute the Council's housing target. 

 

The provision of car parking is considered acceptable given the site's closeness to public transport links.  

 

Therefore it is considered that the proposal is acceptable and consistent with the following Unitary Development Plan Policies: UD3 'General Principles', UD4 'Quality Design', CSV1 'Development in Conservation Areas', UD7 'Waste Storage', M10 'Parking for Development', HSG1 'New Housing Developments',  HSG10, HSG 4 'Affordable Housing', HSG 7  'Housing for Special Needs', M9 'Car-Free Residential Developments' of the Haringey Unitary Development Plan and SPG1a 'Design Guidance', SPG10c 'Education Needs Generated by New Housing' and 'Housing Supplementary Planning Document ' (adopted October 2008).