Agenda item

Demolition of existing structures and erection of 5 x 1 to 3 storey dwelling houses, consisting of 3 x two bed, 1 x three bed and 1 x one bed houses with associated patio gardens.

RECOMMENDATION: Grant permission subject to conditions.

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 Planning Officer presented a  summary of the report submitted and took questions from the Committee. It was noted that the application would also be subject to a Section 106 Legal Agreement for an education contribution of £27,600. A condition would be added that the gates at the front and railings on top of the wall be retained and refurbished. It would further be added that there be no residents parking permits within the CPZ.

The Committee expressed concern that the development did not include a disabled parking bay adjacent to the site, in response to which it was reported that the size of the development fell below the threshold for DDA requirements to apply, although the whole ground floor was fully accessible, and space was available for pick-up or drop-off outside the property by a vehicle. The Committee suggested that the parking bay allocated for maintenance should also be made available for disabled parking, and it was agreed that the condition restricting use of the space be amended to include permission for the space to be used for disabled parking as well as for maintenance, and for clear signage to this effect to be erected.

The Committee also asked how Housing Association residents would benefit from Government Feed in Grants for energy generated by solar panels, which would be introduced in April 2010. It was reported that this was an issue that needed to be explored further, but it was noted  that the mechanisms by which residents received grant payments may lie outside the remit of Planning. It was agreed that a training session should be held to look at the type of conditions that could be added to applications in order to address sustainability and renewable energy issues.

RESOLVED

That the planning application HGY/2009/1980 be approved, subject to the conditions below and a Section 106 Legal Agreement for an education contribution of £27,600 and the restriction on residents applying for parking permits under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

Location: 7A Tynemouth Terrace, Tynemouth Road N15

Proposal: Demolition of existing structures and erection of 5 x 1 to 3 storey dwellinghouses, consisting of 3 x two bed, 1 x three bed and 1 x one bed houses with associated patio gardens.

Recommendation: Grant subject to conditions and Legal Agreement

Decision: Grant subject to conditions and Legal Agreement

Drawing No’s: 7376/51A - 55A incl., 57A; 7376/211 - 214 incl., 221, 222, 224 & 250.

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. Notwithstanding the provisions of Schedule 2, Part 1 of the Town & Country Planning General Permitted Development Order 1995, no enlargement, improvement or other alteration of any of the dwellings hereby approved in the form of development falling within Classes A to H shall be carried out without the submission of a particular planning application to the Local Planning Authority for its determination.

Reason: To avoid overdevelopment of the site.

5. 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. 

(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. 

(c) Inclusion of onsite renewable energy generation to reduce the remaining carbon emissions (i.e. after (a) is accounted for) by 10% 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.

6. A site history and soil contamination report shall be prepared; submitted to the Local Planning Authority and approved before any works may commence on site.

Reason: In order to protect the health of future occupants of the site.

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 the parking space shown on the drawings hereby approved shall be available for maintenance vehicles only or for use as a disabled bay and lockable bollards shall be installed to ensure the space is not available for general use by residents of the development.  A parking management plan shall be submitted to and approved in writing by, the Local Planning Authority, prior to the occupation of the first unit hereby approved.

Reason: to ensure satisfactory parking provision for wheelchair users within the development.

9. Notwithstanding the details on the drawings hereby approved, details of a scheme to refurbish and re-instate the existing gates, metal arch and railings shall be submitted to, and approved in writing by, the Local Planning Authority, prior to the commencement of the development.

Reason: To ensure the satisfactory appearance of the development.

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 in the interests of the security of the development hereby authorised that all works should comply with BS 8220 (1986), Part 1 - 'Security Of Residential Buildings'.

INFORMATIVE: No residents will be entitled to apply for a residents parking permit under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

REASONS FOR APPROVAL

The proposed residential development is considered to be appropriate and therefore acceptable in that it would not be harmful to the amenities of neighbouring residents. Accordingly it meets Council Policies EMP4 'Non Employment Generating Uses', HSG 10 'Dwelling Mix', UD3 'General Principles', UD4 'Quality Design' of Haringey Unitary Development Plan, UD7 'Waste Storage' also SPG1a 'Design Guidance', SPD - Housing (Density, Dwelling Mix, Floorspace-Minima, Lifetime Homes) and SPG 3b 'Privacy, Overlooking, Aspect , Outlook & Daylight, Sunlight'.

Section 106: Yes