Agenda item

Demolition of existing double garage and erection of a 2 storey 5 bedroom single dwelling house with new garage.

 

RECOMMENDATION: Grant permission.

The Committee considered a report, previously circulated, which gave details of the application, the consultation, the site and its environment, planning history and all the relevant planning factors and policies.

 

The Planning Officer gave a summary of the report outlining the key points and took questions from members of the Committee. The Committee asked about the recent change in designation of residential gardens by the Government, such that they were no longer defined as “previously developed land” in PPS3 Housing, known as brownfield sites. The Assistant Director, Planning and Regeneration, confirmed that gardens were no longer designated brownfield sites but were not classed as protected either. It was clarified that the Committee should use the robust policies and guidelines already in place, as well as standard statutory planning constraints, to determine the application.

 

Mr Ibbotson, Chair of the CAAC, addressed the Committee in objection to the application on a number of grounds including the siting of the proposed building, which ignored the sweep of the road, the dominance of the proposed design, the fact that the building would be visible from the road, as the trees screening it were seasonal and the proposed removal of trees. It was reported that the main objection was the design, which was felt to be incongruous and which failed to observe or enhance the Conservation Area. It was reported that the CAAC supported good quality design in the area, but strongly objected to the design presented.

 

Mr Perry, a local resident, spoke in objection to the application and reported that the main objection of local residents was the size of the proposed building as a proportion of the plot and the overdevelopment this represented. Further concerns were expressed regarding hydrology, and the impact the basement would have on the surrounding watercourses. Mr Perry circulated some correspondence he had had with the author of the recent study carried out by Arup Geotechnics in which the author had indicated that there was the possibility of a significant impact on neighbouring properties, and that full analysis should be carried out before a design was undertaken. Mr Martin, a local resident, also addressed the Committee in objection to the application and expressed concerns regarding light pollution, as the atrium of the proposed design would in effect become a 2-storey light box, which would have a significant impact on neighbouring properties.

 

The Committee asked whether the conditions proposed addressed the objectors’ concerns in relation to hydrology issues, in response to which Mr Perry reported that they did not, as the full assessment which the author of the Arups report indicated was essential, given the nature of the soil in the area, had not been carried out before the design was undertaken. In response to a question from the Committee regarding the proposed condition that the materials used be approved by the Local Authority, Mr Ibbotson confirmed that this did not address his concerns, as an indication of the materials to be used was clear from the plans, and he felt that these were not appropriate.

 

Mr Avery addressed the Committee on behalf of the applicants. In response to some of the concerns expressed by the objectors, Mr Avery reported that the frontage of the property would project to pick up the curve of the street and that the building had been designed so as not to be dominant. It was reported that the arboriculture report indicated that no trees of importance would be lost as a result of the proposal and that the proposal had been revised to move the building away from the principal tree on the site to ensure that this could be retained. Mr Avery reported that recent correspondence regarding hydrology issues on the site confirmed that none of the boreholes had hit any water and that the site was entirely underlaid by clay. The small size and shallow depth of the basement meant that there would be ample space for the diversion of any water and the engineers had confirmed that they were entirely satisfied in relation to hydrology issues. In relation to the change in designation of residential gardens, it was reported that there had been no change in policy and that the key considerations were whether the plot was available and suitable and that, after careful analysis of the criteria, it was felt that the site was appropriate.

 

Mr Driscoll addressed the Committee on behalf of the architects, and reported that the proportion of the development within the plot size was commensurate with other properties in the area and that the proposed materials echoed those used in the street. Mr Driscoll refuted the claim that the design was incongruous and reported that the proposal was set back, with planting to screen it, and that the massing of the roof had been reduced in order to make the design less dominant.

 

In response to a question from the Committee regarding the concerns that the ‘light box’ would affect residents in Coolhurst Road, it was confirmed that there were existing trees between the atrium and Coolhurst Road, and that these would be enhanced by further planting. It was reported that the proposed building would be a distance of 140ft from properties on Coolhurst Road.

 

The Committee asked about the correspondence circulated by objectors in relation to hydrology issues, in response to which Mr Avery reported that all the relevant issues had been taken into account in the design process and that the proposal would have almost no effect on hydrology in the area. In response to a question from the Committee regarding the size of the water tank referred to in the report, it was reported that the size had not been calculated yet, but that the applicants would accept a condition that the tank would be of a sufficient size. In response to a question from the Committee, the applicants confirmed that they would be happy to accept a condition regarding the provision of a surface water run-off storage tank for grey water use.

 

The Chair moved the recommendation of the report and it was:

 

RESOLVED

 

That, subject to the conditions set out below, including conditions regarding the size of the water tank and the use of grey water, planning application HGY/2009/2121 be approved.

 

Conditions:

 

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.

 

MATERIALS

 

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.

 

HARD AND SOFT LANDSCAPING

 

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. Before  any works herein permitted are commenced,  all those trees to be retained, as indicated on the approved drawings, shall be protected by secure, stout, exclusion fencing erected at a minimum  distance equivalent to the branch spread of the trees and in accordance with BS 5837:2005 and to a suitable height. Any works connected with the approved scheme within the branch spread of the trees shall be by hand only. No storage of materials, supplies or plant machinery shall be stored, parked, or allowed access beneath the branch spread of the trees or within the exclusion fencing.

 

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

6. The works required in connection with the protection of trees on the site shall be carried out only under the supervision of the Council's Arboriculturalist. Such works to be completed to the satisfaction of the Arboriculturalist acting on behalf of the Local Planning Authority.

 

Reason: In order to ensure appropriate protective measures are implemented to satisfactory standards prior to the commencement of works in order to safeguard the existing trees on the site.

 

7. The works hereby approved shall be carried out to the satisfaction of the Council's Arboriculturalist acting on behalf of the Local Planning Authority to include the following provision: new replacement specimens of a similar type to those trees to be removed and their location shall be agreed with the Council's Arboriculturalist and planted in the first growing season thereafter and replanted if necessary and maintained to the satisfaction of the Local Planning Authority.

 

Reason: In order for the works to be supervised by the Council's Arboriculturalist to ensure satisfactory tree practice in the interest of visual amenity of the area.

 

GENERAL

 

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. 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.

 

SUSTAINABILITY

 

10. Prior to occupation, a statement demonstrating energy efficient measures including design, building fabric improvements, use of on-site equipment and where applicable connection to decentralised energy networks for reduction in fossil fuel use and CO2 emissions in line with an energy statement shall be submitted to and approved by the Local Planning authority and shall be implemented prior to the occupation of the dwellings hereby permitted and be maintained thereafter for the life of the development.             

 

Reason: To ensure the development incorporates on-site renewable energy generation and in order to contribute to a reduction in carbon dioxide permissions generated by the development in line with national and local policy.

 

11. Prior to occupation of the residential dwelling hereby approved, a statement demonstrating consistency with t he submitted Energy Statement Assessment, which indicates the use of renewable technologies on site will lead to 20% reduction in predicted CO2 emissions (measure against a base building according to 2006 Building Regulations), shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with any written approval given by the LPA.

 

Reason: To ensure the development incorporates on-site renewable energy generation and in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy.

 

12. Prior to occupation of the residential dwellings hereby approved, a certificate demonstrating consistency with the proposed and approved Code Level for Sustainable Homes shall be submitted to and approved in writing by the Local Planning authority and thereafter implemented in accordance with any written approval given by the Local Planning authority.

 

Reason: To ensure the development meets the Code Level for sustainable Homes as approved in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy guidance and improve environmental quality and resource efficiency.

 

FLOOD RISK

 

13. Notwithstanding the details submitted with the application, the applicant shall submit a hydrological survey of the site, carried out by a suitably qualified person or organisation, identifying any watercourses or other relevant hydrological features within the site, and recommending appropriate measures to address such issues, to be agreed by the Council in consultation with the Environment Agency, prior to the development commencing.

 

Reason: to ensure the proper investigation of site conditions to achieve a satisfactory development.

 

14. Full details of the surface water run-off storage tank shall be submitted to and approved in writing by, the Local Planning Authority prior to the commencement of the development hereby approved

 

Reason: To ensure the satisfactory drainage of the site.

 

 

INFORMATIVE: That all works on or associated with the public highway be carried out by The Transportation Group at the full expense of the developer.  Before the Council undertakes any works or incurs any financial liability the developer will be required to make a deposit equal to the full estimated cost of the works.  

 

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: In regards to surface water drainage Thames Water point out that it is the responsibility of the developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. Thames Water recognises the environmental and economic benefits of surface water source control and encourages its appropriate application where it is to the overall benefit of our customers. Hence, in the disposal of surface water, Thames Water will recommend that the Applicant: a) Looks to ensure that new connections to the public sewerage system do not pose an unacceptable threat of surcharge, flooding or pollution, b) check the proposals are in line with advice from the DETR which encourages, wherever practicable, disposal on site without recourse to the public sewerage system - for example in the form of soakaways or infiltration areas on free draining soils and c) looks to ensure the separation of foul and surface water sewerage on all new developments.

 

 

REASONS FOR APPROVAL 

 

The proposed development is appropriate for the location and represents an appropriate development of the site and the location that will not detract from the visual appearance or harm the character of the Conservation Area and the locality.  The proposal is within keeping with the quality of development that is required within a conservation area, additionally the amenities of nearby residents would not be compromised, as such according with Policies CSV1 'Development in Conservation Areas', UD3 'General Principles', UD4 'Quality Design' and SPG1a 'Design Guidance', SPG3b: 'Privacy/Overlooking, Aspect/Outlook' of Haringey Unitary Development Plan.

 

 

Section 106: No