Agenda item

Demolition of existing building and erection of new 3 storey building comprising 7 x two bed and 1 x one bed flats. (Revised drawings)

RECOMMENDATION: Grant permission subject to conditions and subject to s106 Legal Agreement.

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

 

The Planning Officer gave an outline of the report, highlighting the key points, and responded to questions from the Committee. In response to a question from the Committee, it was confirmed that the requirement for the provision of affordable housing was triggered by applications of 10 units or more.

 

The Committee questioned the assessment that the site had a low level of public transport accessibility, and asked why private parking was permitted at this site and not other proposed developments. The Transportation Officer advised that this site was not appropriate for a car-free development as it was not in a CPZ, and that the Transportation team had no objection to the proposals, as the site could accommodate off-street parking without the need for any on-street provision. It was confirmed that the method for calculating the level of accessibility by public transport was based on the number and frequency of nearby routes, and that a site such as this was very different in terms of accessibility than a site close to a transport hub such as Tottenham Hale.

 

In response to a question from the Committee regarding the automated gate and whether cars waiting to access the site would disrupt traffic while waiting for the gate to open, it was confirmed that there was sufficient space for a car to wait off-street for the gate to open without disrupting traffic.

 

Mr Tillotson, a local resident, addressed the Committee in objection to the application. Mr Tillotson advised that the proposed building was much larger than the previous building on the site, and would be a dominating structure which would overlook neighbouring gardens and the private close. The Committee were invited to consider some photographs to demonstrate the difference in size between the proposed block and the previous building, and the impact this would have on the local amenity. Vehicular access to the premises could cause problems.

 

In response to questions from the Committee, Mr Tillotson confirmed that the previous building on the site had been two-storey and that the main concern for local residents was the excessive bulk of the proposed block. It was felt that an application that was more in sympathy with the surrounding area would be preferable.

 

The applicant’s agent, Mr Laverick, addressed the Committee. It was reported that the scheme had been adapted in consultation with the Council’s Head of Development Control to address the various issues raised by Council officers and local residents. Although the proposed block was three storeys in height, it was in fact lower than the neighbouring two storey houses, and was designed in sympathy with the nearby nurses home. In response to questions from the Committee, Mr Laverick advised that there was sufficient evidence that the mixture of flats in the development would be acceptable in this area. The Committee inspected the plans.

 

The Committee considered the issue of amenity, and recommended that all the windows on the building’s front elevation should have balconies, and that these should have solid or obscured frontages instead of railings.

 

In response to a question from the Committee regarding the Council’s policies on the number and type of units required in the borough, it was reported that the UDP identified one and two bed units as the type of property of which there was the greatest shortage in the borough, although the Council’s own preference was for larger units for affordable housing.

 

In response to concerns from the Committee regarding a precedent being set for the development of other sites in this area, the Assistant Director, Planning, Regeneration and Economy, advised that while this particular site represented an opportunity for a one-off development in a modern design, permission would not be granted in respect of applications for demolition of individual homes which formed the terrace neighbouring the site, and there was therefore very limited scope for this application setting a precedent, with the possible exception of the neighbouring petrol station site.

 

It was noted that Members had made a number of observations in respect of transport and parking policies in the course of their discussions. It was suggested that a report on these issues should be brought to a future meeting of the Committee for review and consideration, to be preceded by a training session on existing policies, provided that Members felt this was necessary. Committee Members were also encouraged to participate in the current consultation process for development management policies, which included transportation standards.

 

The Chair moved the recommendation of the report and, on a vote of 7 in favour and 1 abstention, it was:

 

RESOLVED

 

That, subject to conditions, including the additional condition that all windows on the front elevation should have balconies with solid / opaque frontages as opposed to railings, and subject to a section 106 legal agreement, application HGY/2010/1011 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.

 

3. 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.

 

MATERIALS

 

4. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, areas of hard landscaping and boundary walls 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.

 

EXTERNAL WORKS/LANDSCAPING

 

5. Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated, a schedule of proposed materials and samples to be submitted for written approval on request from 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.

 

6. That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority. Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

GENERAL

 

7. The proposed development shall have a central dish/aerial system for receiving all broadcasts for all the residential units created, details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property and the approved scheme shall be implemented and permanently retained thereafter.

 

Reason: In order to protect the visual amenities of the neighbourhood.

 

SUSTAINABILITY/ENVIRONMENTAL PERFORMANCE          

 

8. Prior to the implementation of the consent hereby approved details of on-site equipment for the provision of renewable power generation for the building shall be submitted to and approved in writing by the Local Planning Authority, demonstrating a 20% reduction in predicated CO2 emission through use of renewable energy sources. Thereafter the renewable energy technology/ system shall be installed in accordance with the details approved and an independent post-instillation review, or other verification process as agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building hereby approved. Prior to the implementation of the consent hereby approved details of on-site equipment for the provision of renewable power generation for the building shall be submitted to and approved in writing by the Local Planning Authority, demonstrating a 20% reduction in predicated CO2 emission through use of renewable energy sources. Thereafter the renewable energy technology/ system shall be installed in accordance with the details approved and an independent post-instillation review, or other verification process as agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building hereby approved.

 

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

 

SERVICING/ACCESS

 

9. Full details of the proposed access gates, including method of operation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby approved.

 

Reason: In order to ensure the safe movement of pedestrians on the footpath and vehicular traffic on the highway.

 

10. That a detailed scheme for the provision of secure and covered storage for 8 cycles within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order to encourage the use of sustainable means of transport.

 

WASTE/REFUSE

 

11. That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order to protect the amenities of the locality.

 

12. Notwithstanding the details shown on the drawings hereby approved, further details of the front elevation showing balconies included to the windows on the west side (over the arch), to a scale of 1:50, shall be submitted to and approved in writing by, the Local Planning Authority, prior to the commencement of the development

 

Reason: To ensure the satisfactory appearance of the building.

 

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. Prior approval may be required from Thames Water who may be contacted on 0845 850 2777.

 

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 APPROVALThe proposed residential development is considered acceptable in principle in accordance with Policies HSG1 'New Housing Development', HSG2 'Change of Use to Residential' and EMP4 'Non Employment Generating Uses' of the Unitary Development Plan 2006. The density of this scheme is within the range set out in the London Plan and the size, the layout of units are considered acceptable and the proposed dwelling mix has been justified.  The design would cause no harm to the appearance or character of streetscene and no harm to residential amenity through loss of light or privacy will arise. The proposed amount of parking and means of access will not prejudice the free flow and safety of pedestrian and vehicle traffic. Adequate waste storage will be provided and sustainability features are built in. The proposed scheme has addressed the reasons for refusal for the previous scheme and is now considered acceptable having regard to Policies UD2 'Sustainable Design and Construction ', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', UD8 'Planning Obligations' and M10 'Parking for Development' of the Unitary Development Plan 2006 as well as the Housing SPD.

 

 

Section 106: Yes