Agenda item

Demolition of existing building and erection of 4 storey building, double shop unit on ground floor and three floors of residential accommodation above comprising of 6 x two bedroom flats and 3 x one bedroom flats with cycle store to rear.

RECOMMENDATION: Grant permission subject to conditions and Section 106 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.

It was confirmed that the provision of amenity space on this site was in line with planning policy.

There was agreement that any costs incurred due damage to the public highway as a result of the development should be met by the applicant and that a condition should be attached to this affect if the application were approved.

It was requested that officers also negotiate with the applicant to agree a shade of brick that would be sympathetic to the existing street scene.

RESOLVED:

That, subject to the conditions set out below, planning application reference HGY/2009/1774 be approved.

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, in particular in accordance with amended plan SSCL 7126/01 Revision A, received 4 December 2009.

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

Materials, Landscaping

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. Details of a scheme depicting those areas to be treated by means of hard landscaping 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.    

5. 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.

6. 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.

Miscellaneous

7. 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.  

8. That a detailed scheme for the provision of recycling and  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.  

9. 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.

10. An  Energy Assessment shall be submitted, and approved in writing with the Local Planning Authority and thereafter implemented in accordance with any written approval given by the Local Planning Authority. 

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. 

11. Details of a controlled gate at the entrance to site shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall thereafter be carried out as approved.

Reason: In order to avoid collisions between vehicles entering and leaving the site.

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: You are advised that any damage to the pavement or other parts of the Public Highway in front of this application site, as a result of the movement of construction vehicles during the carrying out of this development, must be repaired at the expense of the applicant.

Informative: Further to condition 3 above (external materials), you are advised that the brick should be a quality stock brick which will harmonise with the brick work on adjacent buildings.

Reasons For Approval

The proposed redevelopment of the site comprising of residential with 2 shop unit on the ground floor unlocks the full potential of the site, provides a better frontage onto Lordship Lane Road, making a useful contribution to the Boroughs housing stock while at the same time protecting the residential amenities of neighbouring occupiers. The scale, bulk and massing of the proposed development will be significantly similar to the previous scheme that was allowed on appeal. Furthermore the elevation and design of the current scheme is much better. The proposed development will not give rise to a loss of privacy or result in a significant degree of overlooking to neighbouring properties. The density of the proposed development is considered appropriate for a built up site located in close proximity to good transport links and a town centre. The proposed parking to the rear is considered appropriate.  The proposed development is considered to be in accordance with Policies UD3 'General Principles', UD4 'Quality Design', HSG 9 'Density Standards', M10 'Parking for Development', UD7 'Waste Storage', HSG1 'New Housing Developments', HSG9 'Density Standards', HSG10 'Dwelling Mix', TCR1 'Development in Town and Local Shopping Centres' and Supplementary Planning Guidance SPG 1a 'Design Guidance', SPG 3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight', SPG4 'Access for All - Mobility Standards', SPG5 'Safety by Design' and SPG7a 'Parking Standards'.

Section 106: Yes