Agenda item

Refurbishment of existing listed building to retain the existing pub use on ground and basement levels, and the redesign of the non-self contained residential units at upper levels to provide 3 self-contained residential units. Demolition of rear later addition to listed building and redevelopment of the rear of the site to provide 4 x 4 bed houses and 2 x 2 bed maisonettes units (AMENDED DESCRIPTION).

RECOMMENDATION: Grant permission subject to conditions and section 106 legal agreement.

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 gave a summary of the report, outlining the key points, and took questions from the Committee. The Committee was advised that the original section 106 requirement that the second phase of works could not be commenced until the work on the Listed Building had been completed had been reviewed and considered to be excessively onerous; as a consequence, point 2) of the recommendation set out at paragraph 8.1 of the report was amended to read “The applicant agrees to phase the proposed development to deliver the improvements to the Listed Building first before the second phase of the scheme is occupied”. The Committee then examined the plans.

 

The Committee asked about arrangement for vehicular emergency access to the rear of the premises, in response to which it was reported that vehicles would access the front of the building and that emergency access would then be by foot through to the properties at the rear. Mr Dorfman advised that the application would not have reached the Committee stage if the responsible authorities and building control had concerns regarding emergency access. The Committee suggested that the possibility of introducing gates for emergency access from the car park at number 9 be explored, and it was agreed that this should be addressed by means of an informative, as it would require the mutual agreement of the owners of both properties.

 

In response to concerns raised by the Committee regarding the impact of construction work at the site on the existing bus stop at the front, Maurice Richards, Transportation Planner, reported that conditions were imposed to limit access for construction vehicles to certain off-peak hours to minimise disruption. The Committee expressed concerns regarding the car parking provision, given the size and number of housing units proposed. It was reported that a previous application had been made to open up a car park, but that this had been felt to be detrimental to the character of the listed building. As the area was not in a CPZ, residents would be able to apply for parking permits. It was suggested that providing a car club space on site might address some of these issues, and it was agreed that this should be incorporated into the section 106 agreement.

 

RESOLVED

 

That, subject to conditions and a section 106 agreement incorporating the provision of a car club space, planning application HGY/2009/1695 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

 

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 and in the interest of the visual amenity of the area. 

 

4. Notwithstanding the amended application drawings additional information and details shall be submitted to and approved in writing by the Planning Authority prior to commencement of this part of the works;

 

a)  Detailed Schedule of Repairs for the Listed Building, including its side extension

 

b) Fully annotated and dimensioned detailed plan, front elevation and cross-section through the proposed re-located main entrance to the Listed Building, showing proposed steps, balustrade, threshold, front door, and decorative fanlight above set within its archway, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

 

c) Fully annotated and dimensioned detailed plan, elevation, and cross-section, showing the proposed main front pedestrian gate through the Listed Building to the rear of site, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

 

d) Fully annotated and dimensioned detailed plan, elevation, and cross-section of the proposed new rear dormer window on the roof of the Listed Building, illustrating detail design, architectural features, facing materials, and finishes, at a scale of 1:10.

 

e) Fully annotated and dimensioned roof repair details to chimney stack, chimney pots, flashings, parapet wall, cornice, eaves, illustrating architectural features, facing materials, and finishes, at a scale of 1:10.

 

f) Fully annotated and dimensioned detailed plan, elevation, and cross-section of the proposed new conservatory at the rear ground floor of the Listed Building.

 

g) Details showing the re-location of the dedication stone on the front elevation of the side extension to the Listed Building.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

5. All new external and internal works and finishes and works of making good to the retained fabric, shall match the existing with regard to the methods used and to material, colour, texture and profile, unless shown otherwise on the drawings or other documentation hereby approved or required by any conditions attached to this consent.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

6. Notwithstanding any indication on the submitted drawings, details of the siting and design of all walls, gates, fencing, railings or other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. The walls/gates/fencing/railings/enclosures shall be erected in accordance with the approved details following completion and occupation of the building hereby approved.

 

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

 

SITE LAYOUT

 

7. 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.

 

8. Details of on-site lighting including within the site, shall be submitted to and approved in writing by the local planning authority prior to any work commencing on site. Such lighting as approved to be installed prior to occupation of the development, and permanently maintained thereafter.

 

Reason: In the interests of safety, amenity and convenience.

 

9. 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 for the commercial and residential units, together with a satisfactory point of collection 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

 

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. 

 

11. The contractor on site shall ensure that all due care is taken to protect the historic fabric of the Listed Building from damage during the course of the works, including any materials, or elements of structure, that may be temporarily taken down and put to one side, and afterwards re-erected as part of the repair and reinstatement works.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

12. Before any work is undertaken in pursuance of this consent to demolish or to alter by way of partial demolition any part of the building, structural engineers' drawings / method statement, indicating the proposed method of ensuring the safety and stability of the building fabric to be retained throughout the period of demolition and reconstruction, shall be submitted to and approved by the Local Planning Authority. The relevant work shall be carried out in accordance with such structural engineers' drawings / method statement thus approved.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

PERMITTED DEVELOPMENT

 

13. 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 to Schedule 2 of that Order shall be carried out on site.

 

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

 

 

 

INFORMATIVE: Transport for London recommend that no construction vehicles service the site during peak hours (0700-1000 and 1600-1900) and that red route restrictions are adhered to at all times. Furthermore, the footway of Bruce Grove must not be blocked during construction.

 

 

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.

 

 

REASONS FOR APPROVAL

 

The reasons for the grant of planning permission are as follows: 

 

(a) The proposal is acceptable for the following reasons:

 

I.          This proposed development will enable and allow for the appropriate repair and restoration of this Grade II listed building, which in turn will allow for the building to be bought back into beneficial use. The proposed development will restore and enhance the appearance of the building and preserve and enhance the character and appearance of this part of the Conservation Area.

 

II.         The development at the rear of the site is considered necessary to enable and to secure the proper repair, restoration and long term future of the Listed Building. The siting, design, form, detailing of the terrace block and associated landscaping are now considered acceptable and will deliver good quality family size units. This aspect of the scheme has been designed sensitively in terms of its relationship with neighbouring properties and the adjoining ecologically valuable site.

 

b) The proposed development accords with strategic planning guidance and policies as set out in the Adopted Haringey Unitary Development Plan (July 2006); in particular the following  Policies UD3 'General Principles', UD4 'Quality Design', G3 'Housing Supply', G10 'Conservation', HSG1 'New Housing Development', HSG9 'Density Standards',  HSG10 'Dwelling Mix', CSV1 'Development in Conservation Areas', CSV4 'Alteration and Extensions to Listed Buildings', CSV5 'Alteration and Extensions in Conservation Areas', OS15 'Open space deficiency and development', OS6  'Ecological Valuable Sites and their Corridors and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 Conservation & Archaeology and SPD Housing 2008.

 

 

Section 106: Yes