Agenda item

Front extension to existing first floor, rear extensions to ground and first floor and addition of pitched roof storey to provide commercial space at ground floor level and 5 x one bed flats and 1 x two bed flats at upper floor levels. (Amended description).

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered the report of the Director of Place and Sustainability on the application for planning permission in respect of 270 Archway Road, N6. The report set out the site and surroundings, planning proposal, planning history, relevant planning policy, consultation and responses and assessment of the application, and recommended that permission be granted, subject to conditions. The Planning Officer gave a presentation setting out key aspects of the application, and advised of a late representation received from Cllr Rachel Allison, expressing concern that the proposal would rival the neighbouring church in height and bulk, and whether this was appropriate as it could detract from a place of worship. The planning officer then answered questions from the Committee.

 

• In response to a question from the Committee regarding materials, it was confirmed that the proposal for use of traditional materials to blend in with the existing structure.

 

• Cllr Bob Hare spoke on behalf of local residents and expressed concerns regarding the bulk and massing of the proposal and the impact this would have on residents to the rear of the site in respect of loss of daylight and sunlight and views of the sky. The Committee agreed to the submission of some photographs by Cllr Hare illustrating the resident’s concerns.

 

• The Committee asked for greater information in respect of the daylight and sunlight study undertaken and submitted by the applicants, as residents expressed concern that the impact on their light would be greater than that indicated in the report, given the scale of the proposal. The applicant clarified the methodology undertaken for the daylight and sunlight study, and it was stated that the findings were that there would not be significant harm to nearby properties, and that there was compliance with good practice in respect of light issues, including the sky component.

 

The Committee agreed to suspend standing orders until 2230hrs.

 

The recommendations of the report were moved and on a vote of 8 in favour and 1 against it was:

 

RESOLVED

 

1)       That planning permission be granted in accordance with planning application no. HGY/2011/1172 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) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

 

1.1)           A sum of £1,000.00 towards the management of the relevant Traffic Management Order(s) (TMO) controlling on-street parking in the vicinity of the site to reflect that the 6 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 this 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 31^st January 2012, planning application reference number HGY/2011/1172 be refused for the following reason:

 

In the absence of a formal undertaking to secure a Section 106 Agreement for the additional flatted units associated with this proposal to be ‘car free’ the proposal is considered contrary to policy M10 ‘Parking for Development’ of the adopted Haringey Unitary Development (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 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/2011/1172 and the Applicant’s drawing No.(s) 1011-PL-002a, 1011 003B, 1011-PL-004B, 1011-PL-011H, 1011-PL-010J, 1011-PL-012F, 1011-PL-013F, subject to the following conditions:

 

IMPLEMENTATION

 

1. 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.

 

TRANSPORTATION

 

3. A Delivery and Service Plan shall be submitted to and approved by the Local Planning Authority prior to occupation - detailing how vehicular servicing to site will be managed to minimise impact on the TLRN of deliveries.     

 

Reason: In order that the proposed development does not prejudice the free flow of traffic or the conditions of general safety along the neighbouring highway.   

 

MATERIALS

 

4. 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.

 

5. Notwithstanding the application plans, elevations and sections, fully annotated and dimensioned elevation and section drawings of the proposed front shopfronts shall be submitted to and approved in writing by the Planning Authority prior to the commencement of work.

 

Reason: To ensure that the development is of a highest quality standard to preserve the character and appearance of Highgate Conservation Area.

 

CONSTRUCTION

 

6. 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.

 

7. The retail floorspace hereby permitted shall not be used for Class A3, A4 or A5 purposes within the Schedule to the Town and Country Planning Use Classes Order 1987 (as amended), or in any provision equivalent to that class in any statutory instrument revoking and re-enacting that Order with or without modification.

 

Reason: To ensure the retail floorspace associated with this development does not adversely affect the residential amenities of residents occupying the building or neighbouring residents.

 

8. Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, no satellite antenna shall be erected or installed on the building hereby approved. The proposed development shall have a central dish or aerial system for receiving all broadcasts for 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 prevent the proliferation of satellite dishes on the development

 

9. The proposed rear timber screening and existing rear wall hereby approved shall be retained and maintained to the satisfaction of the local authority.         

 

Reason: To safeguard the amenity of neighbouring properties with regard to overlooking.

 

10. Notwithstanding the detail shown on Drawing Ref: 1011-PL-010J, subdivision of the proposed commercial space to the ground floor shall not take place until precise details of the subdivision and the associated facilities to be implemented in connection with the development hereby permitted have been submitted to and approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.   

 

Reason: In order to maximise viability of the proposed commercial unit.

 

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 scale, bulk, mass and design of the proposed extension to this building are considered acceptable and will achieve an acceptable relationship with adjoining buildings and will not adversely affect the residential amenities of adjoining occupiers. The design and treatment to the frontage onto Archway Road will help improve the appearance of this part of the High Road as well as it vitality and viability. The detailing and materials associated with the proposal will be sensitive to distinctiveness and character of the surrounding area and overall the proposal will preserve and enhance the character and appearance of the Conservation Area The development is considered to be consistent with policies  UD3 'General Principles', UD4 'Quality Design', HSG9 'Density Standards', HSG1 'Dwelling Mix', G10 'Conservation', CSV1 'Development in Conservation Areas', CSV5 'Alteration and Extensions in Conservation Areas', TCR1 'Development in Town and Local Shopping Centres' of the adopted Haringey Unitary Development Plan and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation and Archaeology', SPG6a 'Shopfront, Signage and Security' and the Council's 'Housing' SPD.

 

 

Section 106: Yes