Agenda item

The Committee considered a report, previously scheduled, which set out details of the application for planning permission at 606 Lordship Lane, N22, the site and surroundings, planning history, relevant planning policy, consultation and responses and assessment. The report recommend that permission be granted, subject to conditions and to a s106 Legal Agreement. The Committee was advised that condition 4 in the report should be deleted, as it had been duplicated and that a new condition should be added requiring a central satellite dish. The Planning Officer gave a presentation outlining the key aspects of the report and responded to questions from the Committee.

 

The Committee expressed concern that those residents who had already moved into the previous development at the public house would now stand to lose their parking rights, as the existing proposal would result in the loss of the car park and, as a car-free development, they would not be able to apply for permits for on-street parking in the CPZ area. Officers advised that when the previous development was approved, it was on the basis that parking would be provided by the developers and would not be provided on-street. The developers were now proposing the current development which would result in the loss of the car-park, and concern was expressed at the precedent it might create to then allow on-street parking in such circumstances.

 

In response to further concerns raised by the Committee regarding the impact on existing tenants, Mr Dorfman advised that on the basis of analysis showing that the streets in the vicinity were not subject to heavy parking pressure and that there was limited scope for further development in the area, it might be possible to enable existing residents of the existing development, which had not originally been designated car-free, to apply for or keep existing parking permits, but for the new development to be fully car-free and for the existing development to be car-free only in respect of successive occupiers, not current occupiers. Members welcomed this proposal and the Transport Officer advised that they could support such an arrangement. It was confirmed that CPZ restrictions did not apply to anybody who was entitled to a blue badge.

 

The Committee examined the plans.

 

The Chair moved the recommendations of the report, with the amendment that the car free requirement should not apply to residents of the existing development, and it was:

 

RESOLVED

 

That, with the amendment to the Section 106 agreement such that existing residents of the development would not be affected by the designation of the existing and proposed residential units as ‘car free’ and would therefore be entitled to apply for a residents parking permit:

 

1)    That Planning Permission be granted in accordance with planning application reference number HGY/2011/1889, subject to a pre-condition that that Simon Oliver Magic Drinks Ltd and [the owner (s)] of the application site shall have first entered into an Agreement 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 £20,729.38 as an Educational Contribution, £1000 towards the amendment of the TMO and £1000 towards recovery costs; i.e. a total of £22,729.38.

 

(1.1)      That the Agreements referred to in Resolution (1) above being completed within such extended time as the Council’s Assistant Director (Planning Policy and Development) shall in his sole discretion allow; and

 

(1.2)      That in the absence of the Agreements referred to in Resolution (1) above being completed within the time period provided for, the planning application reference number HGY/2011/1889 be refused for the following reason:

 

The proposal fails to provide an Education Contribution in accordance with the requirements set out in Supplementary Planning Guidance 12 ‘Educational Needs Generated by New Housing Development’ attached to the Haringey Unitary Development Plan and a contribution towards the amendment of the TMO.

 

(2)       That, following completion of the Agreement referred to in Resolution (1) within the time period provided for, planning permission be granted in accordance with planning application reference number HGY/2011/1889, subject to 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 external materials to be used in connection with the new

building hereby approved (including front boundary treatments) 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. 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.

 

5. 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 and protect the amenity of neighbouring properties.

 

6. The details of all levels 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.

 

7.  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.

 

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.

 

OTHER

 

9. No works shall be carried out on the site until a detailed report, including Risk Assessment,

detailing management of demolition and construction dust has been submitted and approved by

the LPA. (Reference to the London Code of Construction Practice) and that the site or

Contractor Company be registered with the Considerate Constructors Scheme. Proof of

registration must be sent to the LPA prior to any works being carried out on the site.

 

Reason: In order for the Local Planning Authority to ensure the site is risk free.

 

10. The applicants submits a service and delivery plan with details of servicing for the existing

development

           

Reason: To ensure that the existing Pub and residential development can be serviced.

 

11. The proposed development must achieve level 4 Code for Sustainable Homes. 

 

Reason: To ensure the development meets the Code Level for sustainable Homes as approved in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy guidance and improve environmental quality and resource efficiency. 

 

 

INFORMATIVE: The new development will require numbering. The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

                  

INFORMATIVE: Any access modification work which affects the public highway will be carried out by the Council at the applicant's expense once all the necessary internal site works have been Completed. The applicant should telephone 020-8489 1316 to obtain a cost estimate and to arrange for completion of the works

 

 

REASONS FOR APPROVAL

 

It is considered that in view of the site’s location, a development that incorporates residential

use is wholly appropriate and it will provide an attractive environment. The proposed residential

units will provide a valuable contribution to housing provision within the borough. Residential

use on this site is considered acceptable given that the site is surrounded by residential uses

and is within a broader residential area. Taking the building form the detailing and materials of

the proposal, the proposed development will have a sympathetic relationship with the adjoining/

surrounding properties.The overall layout and unit/room sizes are acceptable.

 

The proposal will not have an adverse impact on the surrounding neighbouring properties and

furthermore a condition will be imposed to ensure soft landscaping at the boundary and obscure

glazing on all side facing windows to mitigate any overlooking of overshadowing issues. The

proposed scheme is in an area with a medium public transport accessibility level. The waste

storage and collection arrangement for bins is satisfactory. The scheme takes into account

sustainable design and construction and the Section 106 Agreement that has been agreed as

part of the planning permission includes education as a Planning Obligation to be provided by

the developer and a contribution towards the amendment of the TMO for a car free scheme.

 

As such the proposal is in accordance with policies; UD4 Quality Design, UD3 General

Principles, HSG1 New Housing Development, Change of Use to Residential, UD2 Sustainable

Design & Construction, M9 Car Free Residential Developments and UD7 Waste Storage of the

Haringey Unitary Development Plan 2006 and the Councils SPG 1a ‘Design Guidance, SPG 8b

Materials, SPG10c Educational Needs Generated by New Housing and Housing SPD (2008).

 

Section 106: Yes