Agenda item

Demolition of garage/store building and erection of new two bed single storey dwellinghouse with rooms at basement level and garden to rear.

RECOMMENDATION: Grant permission subject to conditions.

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 the Committee. The Planning Officer advised that the plans had been amended slightly in respect of the boundary treatment, which was now proposed to be timber fence, and that the elevated section of the structure had also been pushed back by 0.5m. In response to questions from the Committee, the Planning Officer acknowledged that there was a mixture of architectural styles in the area, but that the character was predominantly Victorian and Edwardian.

 

Two local residents addressed the Committee in objection to the application. The objectors told the Committee that the proposal would adversely affect the character of the Conservation Area and the street view, and that the design would contrast with the predominant architectural styles in the vicinity. It was noted that the elevated section of the building would be visible over the boundary, and that the footprint of the proposed house differed significantly from the footprint of the existing structure. Concerns were expressed that the structure would be dominant, visually intrusive, incongruous and too close to the road. It was felt that the current application was inconsistent with the decision of the Planning Inspector in respect of the previous application. The objectors felt that any proposal should use the same footprint as the existing structure on the site, and that the entire building should be single storey so as not to be visible from the street.

 

In response to questions from the Committee, the objectors noted that building on what was originally designed as a garden space was against the original design for the street, and that this view of open space should be retained. The objectors felt that the proposed elevated section of the design would intrude on this open vista.

 

The applicant addressed the Committee, and stated that the proposed design was intended to preserve the open nature of the site, and also to enhance the Conservation Area. It was noted that at its closest point to the road, 1.4m, the building would be exactly in line with the other properties on the street. The applicant reported that the elevated section was intended to add interest, to prevent the design from being a flat box-like structure, and would give the design more identity. The proposal was described as modest and in keeping with its surroundings, despite its modern design. The Committee was asked to grant consent.

 

In response to questions from the Committee, the applicant advised that there would be a dividing fence between the new house and the existing house at number 23. The applicant stated it was important to include a feature of interest, in this case the elevated section, and that this feature was a necessary part of the overall design and was not just a means of introducing light. The Committee then examined the plans.

 

The Chair moved the recommendation of the report and on a vote of 8 in favour and 1 abstention it was:

 

RESOLVED

 

That, subject to the conditions set out in the report, planning application HGY/2010/0964 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.

 

MATERIALS & BOUNDARY TREATEMENT

 

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. Details of a scheme depicting those areas to be treated by means of hard and soft landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme shall include a schedule of species and a schedule of proposed materials/ samples to be submitted to, and approved in writing by 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.

 

5. Notwithstanding the front boundary treatment indicated on the submitted plans full details of a proposed front boundary treatment similar in material and appearance to that found next to and along the application site's frontage onto Muswell Avenue shall be submitted to, approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved plans/ detail.

 

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

6. No windows other than those shown on the approved drawings shall be inserted in the extensions unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To safeguard the privacy and amenities of occupiers of adjoining residential properties.

 

PERMITTED DEVELOPMENT RIGHTS

 

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (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, 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.

 

TREE PROTECTION

 

8. All works associated with this development shall be undertaken in accordance with the detail as specified in the Arboricultural Report & Method Statement.

 

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

 

9. A pre-commencement site meeting must take place with the Architect, the consulting Arboriculturist, the Local Authority Arboriculturist, the Planning Officer to confirm tree protective measures to be implemented. All protective measures must be installed prior to the commencement of works on site and shall be inspected by the Council Arboriculturist and thereafter be retained in place until the works are complete.

 

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

 

CONSTRUCTION

 

10. 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 1300 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.

 

 

INFORMATIVE: The proposed development requires a redundant crossover to be removed. The necessary works will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020 8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.

 

 

INFORMATIVE: The new development will require numbering. The applicant should contact the Local Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

 

REASONS FOR APPROVAL

 

The building as now proposed is substantially more subordinate than the previously refused scheme and will sit behind high boundary treatment  As such the proposal achieves an acceptable relationship with Muswell Avenue and will preserve the character and appearance of this part of the Conservation Area. The proposal will not give rise to a significant degree of overlooking or loss of privacy to neighbouring occupiers or adversely affect local residential amenities. As such the proposal is considered to be in accordance with Policies UD3 'General Principles', UD4 'Quality Design', HSG1 'New Housing Development', CSV1 'Development in Conservation Areas', OS17 'Tree Protection, Tree Masses and Spines' of the adopted Haringey Unitary Development Plan and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation and Archaeology' and the Council's 'Housing' SPD.

 

 

Section 106: No