Agenda item

Erection of 2 x single storey two bed dwellinghouses (amended plans).

RECOMMENDATION: Grant permission subject to conditions.

The Committee received the report setting out planning application for the rear of 36-46 Alexandra Road N8 0PP (pages 95-108 of the agenda pack) and tabled documents including an email from the London Fire Brigade recommending that domestic sprinkler systems be fitted to the buildings as the access arrangements for fire fighting would not comply with building regulations and, an extract from a recent appeal of the decision of a similar development on garden land.  The Head of Development Management highlighted that there were no parking spaces proposed but the site was located in an area with high public transport accessibility and within a controlled parking zone.  It was also reported that two letters had been tabled by local residents Mr Steve Pile of 55 Burghley Road and Dr Jan Campbell of 36 Alexandra Road objecting to the application.

 

In response to questions from the Committee it was noted that the development would be set slightly lower in the ground than existing buildings and there would be rear boundary walls up to 2 metres in height and, being a single storey development it was not considered that there would be any loss to amenities to neighbouring properties.  Neighbouring properties would have sight of the development but would not be able to see inside the building.  In response to concerns about the narrow access passage officers considered the access and storage areas for refuse bins to be adequate.

 

The Committee heard the statements of Mr Steve Pile, Dr Janet Campbell and Ms Ulla Lefmann (41 Coleraine Road) urging the Committee to reject the proposals, including the following points:

·        The proposals, if granted, would overlook and intrude on neighbouring properties and privacy would be invaded.

·        The development would reduce daylight and sunlight into neighbouring properties and an independent impact study had not been conducted.

·        The development did not meet the Council’s guidelines that all rear facing habitable rooms directly opposite one another should be a minimum of 20 metres apart, despite it being a one storey development.

·        The development was contrary to the Council’s own design guidance.

·        The Council was under no obligation to build on green field sites and the site should remain as a garden.

·        Development should not be permitted until the Japanese Knotweed problem had been solved in the whole area.

·        The local residents’ association opposed the proposals.

 

The Committee noted the following further to a statement from local resident Mr Jayanti Patel, 61 Burghley Road resident, in support of the proposals:

• Whilst Mr Patel had similar concerns as other residents in the area he supported development of the site so that the area would be cleaner.
• The Japanese Knotweed had spread from this site into neighbouring gardens.
• A condition should be added to the application restricting future applications to build a second storey.  Officers explained that this was not possible as all applications must be considered on their own merit.

 

The Committee noted the following further to a statement from Mr Peter Ottery, the applicant:

• The actual address of the site was 36-44 Alexandra Road.
• Previous buildings on the site were for non-residential use.
• The applicant was committed to resolving the knotweed issue and would consult with experts.
• The development would include proper landscaping and new trees would be planted.
• The side windows of the development would contain obscure glazing and fences would be 1.6 metres high around the properties and the applicant was confident that the development would not adversely affect surrounding properties.

 

The Committee requested that, if granted, a condition be placed on the application to ensure knotweed be eradicated within a particular time in a way that is satisfactory to officers and neighbouring properties.  The development should not begin until the removal of knotweed has been completed.

 

The Chair moved the recommendation and on a vote of 5 for and 4 against it was:

 

RESOLVED

 

That planning permission for application HGY/2011/0568 be granted subject to the conditions set out below:

 

Conditions:

 

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.

 

6. That details of all levels including the sunken ground level on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

 

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

 

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,, 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

 

8. 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.

 

WASTE/RECYCLING

 

9. 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.

 

MISCELLANEOUS

 

10. A detailed scheme showing a secure sheltered cycle parking facility capable of accommodating a minimum of 2 cycles must be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.      

 

Reason: To promote travel by sustainable modes of transport to and from the site

 

11. A detailed scheme showing the fire hydrant must be submitted to, approved in writing by and implemented in accordance with the requirements of the fire service.

 

Reason: To ensure that the development can be serviced by fire appliances

 

12. The secondary windows facing the eastern and western boundary shall be glazed with obscure glass only and shall be permanently retained as such thereafter.

 

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

 

13. That a detailed scheme for the provision of green roofs to each of the proposed dwellings shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works. Such agreed scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority prior to the occupation of the dwellings.

 

Reason: In order to ensure a level of bio-diversity within the proposed development.

 

14. That details of a scheme to eradicate all the Japanese knotweed on the application site and that to be found on immediately adjoining properties shall be submitted to and approved by the Local Planning Authority. Such agreed scheme shall be implemented and all the identified knotweed shall be removed prior to the commencement of the proposed development works.

 

Reason: In order to ensure that all the Japanese Knotweed is removed to eradicate the local infestation and protect the amenities of future occupiers of the proposed development.          

 

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(s).

 

REASONS FOR APPROVALThe position, scale, mass and detailing of the proposed dwellings has been carefully considered to create a relatively discrete building which will not adversely affect the building pattern on Alexandra Road and Burghley Road and it will not be detrimental to the character of the open nature of the site. The buildings proposed are subordinate and will almost sit behind the boundary treatment, although relatively visible from existing rear gardens. 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 proposed development is considered to be in accordance to Policies UD3 'General Principles' and UD4 'Quality Design' HSG1 'New Housing Development' and HSG 2 'Change of Use to Residential' of the adopted Haringey Unitary Development Plan and supplementary planning guidance SPG1a 'Design Guidance', Housing SPD (2008), SPG3b 'Privacy/Overlooking, Aspect/Outlook and Daylight/Sunlight' and SPG3c 'Backlands Development'.

 

 

Section 106: No