Agenda item

Demolition of 1940s extensions to listed villa & replacement with new single storey extension, repairs to fabric and re-planning of interior; extension of terrace to Archway Road. Provision of new bicycle store and recycling area; removal of specified trees and planting new trees, with new hard and soft landscape.

RECOMMENDATION: Grant permission, subject to conditions and subject to a section 106 Legal Agreement.

The Committee received the application for 225 Archway Road N6 5BS for the demolition of extensions to the listed villa and replacement with single storey extension at 225 Archway Road N6 5BS (pages 109-136 of the agenda pack), the circulated information from local residents objecting to the application and the tabled documents including a letter from Cllrs Allison, Hare and Williams requesting deferral of the application.  The Committee noted that the application differed from that which was refused in April 2011 in that the proposal for a two storey house with lower ground floor had been removed.  An amendment to paragraph 1.1 (page 110) was reported and it was noted that there was in fact a tree preservation order on a cedar tree located at the rear of the site.

The Officer drew the Committee’s attention to the recommendations on Pages 124-125 and highlighted that additional letters from residents at 7, 11 and 13 Southwood Avenue, and a letter signed by a number of local residents had been submitted within the consultation deadline, but not incorporated into the report before circulation, raising concerns including that the development would impact the watercourse running under the land, a full hydrology report should be conducted, concerns about landscaping and future development, impact on wildlife and privacy, overcrowding and exacerbation of parking issues. 

The Committee received the statements of Stephen Robinson (resident of 13 Southwood Avenue) and Jim Dickson (resident 11 Southwood Avenue) objecting to the proposals, including the following points:

• A proper hydrology report should be produced to determine whether the deep excavation and basement development would affect the watercourses running through the site, which would potentially create problems for local residents. Southwood Avenue was already affected by flash flooding after heavy rainfall.
• It had been confirmed that none of the watercourses in the area were Thames Water or Environment Agency assets.
• It was confirmed that Priory Brook ran through Jacksons Lane and another brook ran through Cholmeley Avenue.
• Any future proposals for the site should be in keeping with the design of current properties in the area.

The Committee heard from Cllr Rachel Allison (also on behalf of Cllr Bob Hare) in objection to the proposals, supporting the concerns expressed by other residents and highlighting that the watercourse below the site area had caused her own property to subside.  Cllr Allison suggested evidence that the watercourse had been culverted (drained under the road) be obtained, and that assurance be provided to residents that  the developer will be responsible for any issues caused to the surrounding properties as a result of the watercourse being disturbed.

The Committee noted that the fire brigade had objected to the proposals because of poor accessibility to the basement.  Officers confirmed that the basement was accessible according to building control requirements.

The Committee asked for more information on the watercourse and officers reported that no water streams had been found to be running through the site.  The Officer confirmed that 2 brooks were known to run underground between Jacksons Lane and Cholmeley Park towards Archway Road and were 30 feet below the ground (according to the publication “Haringey’s Hidden Streams Revealed”).  Objectors expressed that they believed digging the foundations of this development would cause water to back up, creating a dam, which would then find another way to run, possibly damaging properties.

The Committee noted the previously circulated written submission of the Loromah Estates Consultancy Team and the verbal statements of the applicant’s representatives Mr Paul Shaw (landscaper) and Mr Oliver Burston (architect), including that the only trees that will be removed as part of the development have been agreed by the Arboricultural Officers as low amenity or in a poor condition and that there had been no evidence of underground flooding in the past and the development would pose no structural risk to surrounding properties.

Committee Members expressed concerns about the issues raised in relation to the watercourse and suggested that a full hydrology assessment be conducted before the development went ahead.  The Chair moved the recommendation with the added condition that development shall not begin until a scheme to deal with hydrology of the site had been submitted for approval in writing by the local planning authority.

RESOLVED

That Planning Application reference number HGY/2011/0998 be approved subject to the conditions set out below and a Section 106 Legal Agreement in accordance with Recommendation 1; and Recommendations 2 &3:

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. All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant recommendations of appropriate British Standards or other recognised Codes of Good Practice. The works shall be carried out prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants that, within a period of five years after planting, are removed, die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved, unless the Local Planning Authority gives its written consent to any variation.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape and tree coverage on site in accordance with the approved designs.

4. All existing trees shall be retained, unless shown on the approved drawings as being removed and those identified in the Arboricultural Impact Assessment / Implication Assessment and Tree Protection Plan shall be protected from damage and safeguarded during the course of the site works and building operations. No work shall commence on site until a pre-commencement site meeting takes place between the Architect, the consulting Arboriculturist, the Local Authority's Arboricultural Officer and a Planning Officer to confirm tree protective measures to be implemented. Such fencing shall be maintained during the course of the works on site and no unauthorised access or placement of goods, fuels or chemicals, soils or other materials shall take place inside the fenced area.

Reason: To ensure that trees, shrubs and other natural features to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.

MATERIALS & BOUNDARY TREATMENT

5. Notwithstanding the description of the materials in the application, no development shall be commenced until precise details of the external 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.

6. All new external and internal works and finishes and works of making good the retained fabric of the Listed Building 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.

7. 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.

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 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.

9. 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

10. No development shall take place until details of a construction management plan construction logistics plan are submitted and approved in writing by the Local Planning Authority. The construction management plan shall include details of vehicle parking and manoeuvring areas, wheel washing facilities, location of storage area for building materials, protective, spoil removal. Thereafter, the approved construction plan shall be fully implemented and adhered to during the construction phase of the development hereby approved.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

11. The development hereby approved shall not commence until an assessment of the hydrological and hydro-geological impact of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

Reason: To ensure the development does not impede the flow of any watercourse within the site or lead to localised flooding.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.

INFORMATIVE: As per Condition 10 above TfL requests that a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) be submitted and approved by both the local authority and TfL prior to work commence on site. It is requested that movements of construction vehicles shall be carefully planned and co-ordinated to avoid the AM and PM hours. It is requested that a construction vehicles should load/ unload/ park/ stop away from A1 Archway Road.INFORMATIVE: As per Condition 7 above it is requested that the developer to provide details on the proposed wall adjacent to the A1 Archway Road footway and how the wall would be constructed; and also details on site protection measure to prevent damage caused to the TLRN public highway of A1 Archway Road for during the construction work inside the site. It must be noted that TfL may require Structural Approval for the wall if deemed necessary; this is ensure that the structural integrity of A1 Archway Road would not be compromised.INFORMATIVE: The footway and carriageway on A1 Archway Road and must not be blocked during the construction and maintenance of the proposal. Temporary obstruction during the construction must be kept to a minimum and should not encroach on the clear space needed to provide safe passage for pedestrians, or obstruct the flow of traffic on the A1 Archway Road.No skip or construction materials shall be kept on the footway or carriageway of A1 Archway Road at all times. It must also be aware that TfL would rectify damage caused to the TLRN public highway from the construction of the development, and the developer would be expected to be responsible for the full cost of repair work.REASONS FOR APPROVALThe proposed alteration, minor extensions and a refurbishment of the existing Grade II Listed Building are considered acceptable and in addition the siting and design of the new building and associated landscaping are considered to be designed sensitively in terms of its relationship with the listed building, the open and tree line character of this site and the building patterns of the adjoining properties. The proposed development will preserve and enhance the character and appearance of this part of the conservation area. The proposal will achieve an acceptable relationship with adjoining properties and will not adversely affect the residential and visual amenities of adjoining occupiers or adversely affect parking conditions in the immediate surrounding.  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', CSV2 'Listed Buildings', CSV4 'Alteration and Extensions to Listed Buildings', CSV5 'Alteration and Extensions in Conservation Areas' and OS17 Tree Protection, Tree Masses and Spines and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation & Archaeology' and SPD Housing 2008.

Section 106: Yes