Agenda item

Demolition of existing steel framed workshop and office building and erection of 2 storey terrace of 5 x three bedroom units with private gardens. Refurbishment of existing building to the rear and conversion to form 3 x two bedroom units.

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

Cllr Peacock declared a personal interest as Ward Councillor in respect of this item.

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

The Planning Officer presented a summary of the report, highlighting the key issues, and took questions from the Committee. The Planning Officer advised the Committee that the total contribution amount given in the report under Recommendation 1 should read £67,500 and that under recommendation 8, Permitted Development, the condition should read “….no development otherwise permitted by any part of Class A, B, D & E of Part 1 of that order shall be carried out on site.” It was also reported that plan number 10-01-07 should be “revision B”.

The Committee asked whether officers were satisfied that everything had been done to secure a tenant for the site and to retain the employment area. The Planning Officer advised that the Council had been given a report on the initiatives the agent had tried, and that businesses potentially affected by the Spurs development had also been contacted to see if they were interested in occupying the site. It was reported that the Council were aware of the constraints of the site and that the advice of the agents and the Council’s own understanding of the nature of the site meant that they were satisfied that appropriate measures to secure a tenant had been undertaken.

In response to a question from the Committee regarding possible parking pressures, it was reported that any parking created by the proposal would likely be comparable with the previous employment use, and may in fact reduce the level of parking pressure in the area.

RESOLVED

That, taking into account the changes to the report advised above, that the total contribution amount given in the report under Recommendation 1 should read £67,500, that under recommendation 8, Permitted Development, the condition should read “….no development otherwise permitted by any part of Class A, B, D & E of Part 1 of that order shall be carried out on site.”  and that plan number 10-01-07 should be “revision B”, and subject to conditions and a section 106 legal agreement, application reference HGY/2010/0862 be approved.

Conditions:

IMPLEMENTATION

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 / SITE LAYOUT

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, including details of the front boundary railings, 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 details of landscaping referred to in the application, a scheme of hard and soft landscaping shall be submitted to and agreed in writing by the Local Planning Authority before the development hereby permitted, is commenced.

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. Notwithstanding any indication on the submitted drawings details of the siting and design of all new fencing or other means of enclosure, including the existing metal railings along the perimeter of the site to be repaired and maintained, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction. The means of enclosure thereafter shall be erected in accordance with the approved details prior to the commencement of the use of the approved development

Reason: To ensure a satisfactory appearance for the development.

6. Before the development hereby permitted commences, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins and/or other refuse storage containers shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied

Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area.

PERMITTED DEVELOPMENT

7. Notwithstanding the detail shown on drawing No's 10-01-08 A the first floor window on the rear elevation of the proposed terrace shall be glazed with obscure glass only and shall be permanently retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard the privacy and amenities of occupiers of this adjoining residential property

8. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No 2) (England) Order 2008 (or any order revoking and re-enacting that Order with or without modification), no development otherwise permitted by any part of Class A, B, D  & E of Part 1 of that Order shall be carried out on site

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

CONSTRUCTION

9. No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8.00 am or after 1.00 pm on Saturdays, or before 8.00 am or after 6.00pm pm on other days unless previously approved in writing by the Local Planning Authority

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties.

10. No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

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 - Each of the three bedroom units will require storage for the following: 1x 240ltr refuse bin, 1 x green recycling box, 1 x organic waste caddy & 1 x garden waste bag. The two bedroom units will require storage for the following: 1x 240ltr refuse bin, 1 x green recycling box, 1 x organic waste caddy & 1 x garden waste bag.

REASONS FOR APPROVAL

Whilst the proposed scheme will involve the loss of an employment site which has been actively marketed for a period of two years, the proposed redevelopment of this site for residential use is considered acceptable as it is compatible with surrounding uses. The siting, design, form, detailing of the terrace block and the conversion of the historic Victorian workshop buildings are considered sensitive to its surrounding and character of the area and will provide good quality family size units. As such the proposal is considered to be in accordance with Policies: G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', HSG1 'New Housing Development',  HSG9 'Density Standards', HSG10 'Dwelling Mix' of the adopted Haringey Unitary Development Plan 2006 and with supplementary planning guidance  SPG1a 'Design Guidance and Design Statements', and the Council's 'Housing' Supplementary Planning Document (2008).

Section 106: Yes