Agenda item

Partial demolition of existing industrial unit and erection of 4 x 2 bedroom self contained maisonettes.

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

The Committee considered a report, previously circulated, which set out application, the site and its surroundings, planning history, relevant planning policy, consultation responses and analysis. The Planning Officer presented the key features, and advised the Committee of changes to the report, which were the relocation of the cycle store to the rear of No. 17 to ensure that access was not obstructed, the change of drawing numbers 06a and 07a to 06b and 07b and the deletion of the wording “to front onto Archway Road” from paragraph 1.1 under recommendation 1 on page 85 of the agenda pack.

The Committee considered the plans.

In response to questions from the Committee, it was confirmed that no representation had been received from the Bowes Park Residents Association in relation to the application, and that no additional comment had been received from Cllr Matt Cooke further to his original objection. The Committee discussed the possibility of including copies of the original representations received, where there was not a significant number of consultation responses, in order that the Committee could see the full context of those representations and it was agreed that Planning Officers would consider this as part of a review of the information presented to the Committee.

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

RESOLVED

1. That the planning permission be granted in accordance with Planning application no. HGY/2010/2066, subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town and Country Planning Act 1990 (as amended) towards ensuring that the residential units are defined as ‘car free’ and therefore no residents therein will be entitled to apply for a residents parking permit under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

(1.1)        A sum of £1,000.00 towards the amendment of the relevant Traffic Management Order(s) (TMO) controlling on-street parking in the vicinity of the site to reflect that the 4 new residential units shall be designated ‘car free’ and therefore no residents therein will be entitled to apply for a residents parking permit under the terms of the Traffic Management order(s) (TMO).

(1.2)        The developer to pay an administration / monitoring cost of £500.00 in connection with this Section 106 agreement.

2. That in the absence of the Agreement referred to in the resolution above being completed by 30^th June 2011, planning application reference number HGY/2010/2066 be refused on the grounds that:

In the absence of a formal undertaking to secure a Section 106 Agreement for this scheme to be ‘car free’ the proposed development would be contrary to policies M9 ‘Car Free Residential Developments’ and M10 ‘Parking for Development’ of the adopted Haringey Unitary Development Plan 2006.

3. In the event that the Planning Application is refused for the reason set out above, the Assistant Director (PEPP) (in consultation with the Chair of the Planning Committee) is hereby authorised to approve any further application for planning permission which duplicates the Planning Application provided that:

i)                    There has not been any material change in circumstances in the relevant planning considerations, and

ii)                  The further application for planning permission is submitted to and approved by the Assistant Director (PEPP) within a period of not more than 12 months from the date of the said refusal, and

iii)                The relevant parties shall have previously entered into the agreement contemplated in resolution (1) above to secure the obligations specified therein.

4. That following completion of the Agreement referred to in (1) above, planning permission be granted in accordance with planning application no. HGY/2010/2066 and the Applicant’s drawing No.(s) 663/01, 02, 03, 04, 05, 06B, 07B, 08A, 09A 10A, 11A, 12A, 13A, 14, 15 and 16 and subject to the following conditions:

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 & 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 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. 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. 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.

PERMITTED DEVELOPMENT RIGHTS

6. 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, C, 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

CONSTRUCTION

7. 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.

INFORMATIVE: The development requires naming / numbering. Please contact Local Land Charges (tel. 0208 489 5573) at least weeks 8 weeks before completion of the development to arrange allocation of suitable address(es).

REASONS FOR APPROVAL

The principle of residential use on this backland site is considered to be acceptable as this site is surrounded by residential use and the site is not a protected open space nor does it fall within a defined employment area. The building form, detailing and materials of the new build will have a sympathetic relationship with the adjoining properties and the reduction in scale and opening up of the existing built form will benefit the site; as such the proposal will be sensitive to the character and appearance of the conservation area. The overall layout and unit/room sizes are acceptable, the proposal will not have an adverse impact on the surrounding neighbouring properties and although parking is not provided with the scheme this will not adversely affect the flow of traffic or indeed the car parking demand on the adjoining highway network. Waste disposal provision is made and some sustainability measures have been incorporated within the scheme.

As such the proposal is in accordance with Policies; UD4 'Quality Design', UD3 'General Principles', CSV1 'Development in Conservation Areas', HSG1 'New Housing Development', HSG2 'Change of Use to Residential', EMP4 'Non Employment Generating Use', ENV9 'Mitigating Climate Change: Energy Efficiency', ENV10 'Mitigating Climate Change: Renewable Energy', M4 'Pedestrian and Cyclists', M9 'Car Free Residential Developments', UD7 'Waste Storage' of the Haringey Unitary Development Plan and the Councils SPG 1a 'Design Guidance', SPG2 'Conservation & Archaeology', SPG3c 'Backlands Development and Housing' SPD (2008).

Section 106: Yes