Agenda item

Erection of 1 x 2 storey, 3 bedroom single dwelling house with private garden.

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 gave a summary of the report outlining the salient points and took questions from members of the Committee.

Members of the Committee raised concern with regard to the loss of green space. It was noted that many people were currently waiting for allotments and that the Government was encouraging Local Authorities to preserve small areas of green space wherever possible.

At the invitation of the Chair, Ms Sara Hall of 156 Arnold Road, spoke in objection to the application and then answered questions from members of the Committee.

In response to a query, regarding concerns raised by the Police over safety, Ms Hall advised that the area had been in frequent use until it was fenced off. Ms Hall contended that if the area could be used by the local community anti social behaviour, which was encouraged by the derelict site, would be reduced.

Ms Hall advised that, although she did not have details with her, she and other residents had contacted Family Mosaic on several occasions with regard to using the site for community events.

Councillor Rachel Allison addressed that Committee and noted that the area of green space was important to local residents as there was limited access to recreational areas of this type locally. 

At the invitation of the Chair, a representative of the applicant, Family Mosaic, spoke in support of the application and answered questions from members of the Committee. It was confirmed that there had been consultation with tenants and local residents via Family Mosaic’s Housing Officer and other local Registered Social Landlords (RSL’s). However, due to problems with crime and anti social behaviour the site had been closed off.

The Committee discussed the application and the Assistant Director Planning and Regeneration reminded that Committee that the application had to be considered on its merits and that it could not be refused on the grounds that the Committee would prefer to see a different scheme come forward.

RESOLVED:

That, subject to the conditions set out below, planning application reference HGY/ 2009/1954 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.

External Appearance

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 new building 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.

Restriction On Future Extensions

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking and re-enacting that Order with or without modification), no development otherwise permitted by any part of Class A, D & E of Part 1 to Schedule 2 of that Order shall be carried out on site.

Reason: To safeguard the amenities of neighbouring occupiers and the general locality

Construction Work

5. 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.

6. Prior to the commencement of the development and to the satisfaction of the Local Planning Authority, tree protective fencing shall be erected on site and thereafter be retained in place until the works are fully complete.

Reason: To safeguard the health of existing trees which represent an important amenity feature.

Informative

The Planning Committee Members indicated that Family Mosaic housing association should work with local residents (including Eleanor Road residents association) in improving other piece of open space within the estate.

Reasons For Approval

The position, scale and detailing of the proposed dwelling is considered acceptable in relation to the neighbouring terraces and the existing mature tress on site. A gap will be retained between the proposal and the neighbouring terrace and as well the back drop of trees will help maintain a sense of openness and visual relief along Arnold Road. As such the proposal is considered acceptable for this site and will preserve the character and appearance of the Conservation Area. The proposal will not give rise to overlooking or loss of privacy to neighbouring occupiers. As such the proposal is considered to be in accordance with Policies UD3 'General Principles', UD4 'Quality Design', G10 'Conservation', CSV1 'Development in Conservation Areas', OS17 'Tree Protection, Tree Masses and Spines' of the adopted Haringey Unitary Development Plan 2006 and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation and Archaeology' and the Council's 'Housing' SPD.

Section 106

None.