Agenda item

Demolition of existing building except for the administration building that fronts Coppetts Road; the conversation of the administration building fronting Coppetts Road, and the erection of four two storey houses plus dormers, and four blocks of flats between 2 and 4 stories in height: to provide a total of 55 units with car parking (48 spaces), access roads and landscaping (Revised Scheme).

 

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

The 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.

 

Councillor John Bevan, Cabinet Member for Housing, spoke in objection to the application. He noted that the Affordable Housing provided within the scheme was situated in separate blocks and contended that there should be no division of tenures within the scheme. He also raised concern that the goal of 50% Affordable Housing had not been achieved on the site. 

 

The Committee was reminded that target of 50% Affordable Housing related to the whole of the Borough and was not applied to every site. It was noted that the site had been subject to a financial appraisal that had concluded that 38% was appropriate in this instance.

 

In terms of the divisions of tenure by block the Committee was advised that this was the preferred approach of Registered Social Landlords (RSL’s) who requested this approach was employed as they found it easier to manage in one area. The Committee was assured that the quality of the scheme and the materials used would be consistent throughout the scheme.

 

It was contended that materials used internally within the Affordable Housing element of some schemes in the Borough had not been of the same quality used within the private homes. It was argued that this was unacceptable and that tenures should be mixed to avoid any segregation. 

 

At the invitation of the Chair, Mr Ian John, the applicant’s agent spoke in support of the application.

 

The Committee viewed the plans and then discussed the application.

 

There was a general consensus that whilst it would be preferable to add a condition requiring the materials used internally to be consistent across all of the tenures within the scheme, as this was unlikely to be sustained on appeal, a formal condition was not appropriate in this instance.

 

It was agreed that the applicant should be asked to cooperate with this request and that an Informative to this respect should be added.

 

RESOLVED:

 

That, subject to the conditions set out below, planning application reference HGY/2008/2196 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.

 

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

 

3. Samples of all materials to be used for the external surfaces 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 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. 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.

 

5. 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.

 

6. 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.

 

7. 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.

 

 8. 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.

 

9. That the detailing of all the sustainable features which form part of the approved scheme including solar hot water, biomass boiler equipment etc shall be submitted for approval by the Local Planning Authority and implemented thereafter. 

 

Reason: To ensure the development is sustainable.

 

10. That details of a scheme of the layout of the  hard surface to be permeable to allow rain water to run through the surface to the soil underneath shall be submitted and approved by  the Local Planning Authority before commencement of works. 

 

Reason: In order to ensure rainwater is able to soak away into the soil rather than become surface water running off into the public drainage system.   

 

11. 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'.   

 

Informative: Pursuant ton Condition 3 above, the development should use a red or red multi-stock brick which should accord with the colour of brick found in the former administrative building which is to be retained within this development.

 

Informative: Pursuant to Condition 4 above, the landscaping details for the garden areas to the rear of blocks E and F should allow for the planting of small trees such as Cherry or Rowan and the provision of railings and shrubbery rather than tall enclosing fences.

 

Informative: The Council will wish to see that in respect of both external finish and internal standards of finish, the affordable housing and the private housing elements shall be completed to the same standards; and that this requirement shall be contained within the Section 106 Agreement.

 

Reasons For Approval

 

The proposal after amendments for the demolition of existing building except for the administration building that fronts Coppetts Road; the conversion of the administration building fronting Coppetts Road, and the erection of four two storey houses plus dormers, and four blocks of flats between 2 and 4 stories in height: to provide a total of 55 units with car parking (48 spaces), access roads and landscaping is considered acceptable for the following reasons;

 

The 55 units proposed will assist in meeting the boroughs housing targets. The site will provide an acceptable environment for residential use, the scheme seeks to retain the existing main hospital building fronting Coppetts Road. After a number of revisions the scheme would now blend in well with Osier Crescent; which was the first part of Coppetts Wood hospital to be redeveloped. Due to the revisions the proposed height, scale and massing would not have an adverse impact on neighbouring properties. The overall unit sizes and room sizes are consistent with the floor minima identified in the Housing SPD 2008 and the external amenity space is sufficient. The overall dwelling mix is appropriate. Car parking is provided to meet the Borough standards. The borough's 20% renewable energy target has been reached and a sustainable approach to building design is provided.

 

As such the proposal is in accordance with policies UD2 'Sustainable Design and Construction', UD3 'General Principles' , UD4 'Quality Design', UD7 'Waste Storage',UD8 'Planning Obligations',HSG1 New Housing Developments, HSG2 Change of Use to Residential, HSG4 Affordable Housing, HSG10 Dwelling Mix, HSG9 Density Standards, ENV3 'Water Conservation', ENV9 'Mitigating Climate Change: Energy Efficiency, ENV10 'Mitigating Climate Change: Renewable Energy', M3 'New Development Location and Accessibility', M4 'Pedestrians and Cyclists', M5 'Protection, Improvement and Creation of Pedestrian and Cycle Routes', M10 'Parking for Development' of the Haringey Unitary Development Plan and the Councils SPG 1a 'Design Guidance and Design Statements' and Housing SPD 2008.

 

Section 106: Yes