Agenda item

Demolition of existing workshop and erection of new 3 storey block to provide 2 x 3 bedroom and 5 x 2 bedroom self contained units incorporating garden areas to front and rear.

RECOMMENDATION: Grant permission subject to conditions and subject to s106 legal agreement.

The Committee considered a report, previously circulated, which set out the application for planning permission at 274 Archway Road, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis of the application and equalities impact assessment. The report recommended that permission be granted, subject to conditions and a section 106 agreement as set out in the report. The Planning Officer gave a presentation outlining key aspects of the report, and advised of a further recommended condition in addition to those set out in the report, as follows:

 

“Notwithstanding the approved plans, a fully annotated and dimensioned elevation and section drawing of the proposed Archway Road frontage; illustrating the detailed design of all architectural features and facing materials, including design details of the door and windows surrounds, the window reveals, the window sill and bracket detail, the dentil band etc. (at a scale of 1:20) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.

 

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

 

The Committee asked about the principle of employment use on the site, and it was confirmed that the site would require substantial investment in order to remain as an employment site, due to the condition of the existing buildings. It was the officer view that the site met the criteria for change of use as set out in planning policy. The Committee examined the plans.

 

In response to questions to the Planning Officer after viewing the plans, the following points were raised:

 

• The site was designated car-free as it was in a restricted conversion area, due to existing parking pressures. The site was close to Highgate and Archway tube stations, was served by local buses and was also in an area with several local car clubs operating. It was confirmed that disabled residents would always have the right to apply for a disabled parking space, regardless of existing parking restrictions.
• The Committee asked that a condition be added with regard to continuing the banding elements of the existing houses, and it was suggested that the wording of the additional condition as set out above be amended to incorporate specific reference to this.
• With regard to the retained rear wall, the Committee asked whether it would be possible to add a condition that any reconstruction or repair of the wall be carried out either by re-use or matching of the existing bricks. It was agreed that a condition could be added requesting that such details would need to be agreed with the local authority.

 

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

 

RESOLVED

 

That, subject to the wording of the condition relating to details of the proposed Archway Road frontage to include reference to banding, and an additional condition regarding the use of materials in the rear wall:

 

1)     Planning permission be granted in accordance with planning application no. HGY/2011/2229, 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 & 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 contribution of £33,000.00 towards educational facilities within the Borough (£16,000.00 for primary and £17,000.00 for secondary) according to the formula set out in Policy UD8 and Supplementary Planning Guidance 10c of the Haringey Unitary Development Plan July 2006;

 

(1.2)        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 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);

 

(1.3)        The developer to pay an administration / monitoring cost of £1,000.00 in connection with this Section 106 agreement. This gives a total amount of £35,000.00

 

2)     That following completion of the Agreement referred to in (1) above, planning permission be granted in accordance with planning application no HGY/2011/2229 and the Applicant’s drawing No.(s) pB1106:1-5 Incl. subject to the following 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.

 

EXTERNAL APPEARANCE & 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, including details of the front boundary treatment, 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. Notwithstanding the details of landscaping referred to in the application, a scheme of hard and soft landscaping shall be submitted to and agreed in writing by the Local Planning Authority before the development hereby permitted, is commenced. 

 

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

5. Before the development hereby permitted commences, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins and/or other refuse storage containers shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied. 

 

Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area.

 

6. Notwithstanding the approved plans, a fully annotated and dimensioned elevation and section drawing of the proposed Archway Road frontage, illustrating the detail design of all architectural features and facing materials, including design details of the door and window surrounds, the window reveals, the window sill and bracket detail, the dentil band and additional banding (at a scale of 1:20) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.         

 

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

 

PERMITTED DEVELOPMENT & USE

 

7. 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.

 

8. No music or other amplified sound shall emanate from the site before 09:00hrs and after 23:00hrs at any day, which in the opinion of the Environmental Health Service acting on behalf of the Local Planning Authority would cause nuisance to any adjacent occupier.  

 

Reason: In order to ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers of their property.

 

CONSTRUCTION

 

9. No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8.00 am or after 1.00 pm on Saturdays, or before 8.00 am or after 6.00pm pm on other days unless previously approved in writing by the Local Planning Authority 

 

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties.

 

10. A Construction Management Plan (CMP) and Construction Logistics Plan (CLP) shall be submitted for TfL and local authority's approval prior to construction work commences on site. The Plans should provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on A1 would be minimised.  It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

 

Reason: Due to the importance of A1, on-going lane closure would not be permitted by TfL for the construction of the development

 

11. Before development commences other than for investigative work:

a)  A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced. The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority. 

b)  If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable: - a risk assessment to be undertaken, refinement of the Conceptual Model, and the development of a Method Statement detailing the remediation requirements. The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.  

c)   If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.  Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

12. Notwithstanding the approved plans or any indicating in the application a method statement for the protection and where necessary repair/ re-construction works to the retaining wall along the boundaries with No 55 & 57 Holmesdale Road shall be submitted to and approved in writing by the Local Planning Authority. This shall demonstrate a means of ensuring the safety and structural stability of this wall throughout the period of the approved works of excavation and construction and the use of appropriate replacement bricks where necessary. The relevant work shall then be carried out in accordance with the approved details. 

Reason: To safeguard the amenities of neighbouring occupiers and the general safety.

 

INFORMATIVE: The developer will be required to enter into a S278 Agreement with TfL under Highways Act 1980 to remove existing vehicular crossovers and to improve/ renew footway along the frontage of the site on A1 Archway Road to TfL's requirement prior to the occupation of the site.

 

INFORMATIVE: Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials. Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

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).

 

REASONS FOR APPROVAL

 

The current scheme for this site has been considered having regards to the previous refusal. The principle of residential use is now considered acceptable and will address the unsightly nature of the site, in particular removing view of the single storey pitched workshop. The building form, 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 Highgate Conservation Area. The proposal will not give rise to issues of loss of sunlight, daylight, outlook or privacy to neighbouring/ adjoining occupiers.

 

As such the proposal is considered to be in accordance with Policies: G2 'Development and Urban Design', Policies UD3 'General Principles', UD4 'Quality Design', UD8 'Planning Obligations', HSG1 'New Housing Development', HSG10 'Dwelling Mix', 'Housing' Supplementary Planning Document 2008, M10 'Parking for Development', CSV1 'Development in Conservation Areas' of the adopted Haringey Unitary Development (2006) and with Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation and Archaeology', SPG3a 'Density, Dwelling Mix, Floor Space Minima, Conversions, Extensions and Lifetime Homes', SPG3b 'Privacy/Overlooking, Aspect/Outlook and Daylight/Sunlight', SPG8b 'Materials', SPG10 'The Negotiation, Management and Monitoring of Planning Obligations' and SPG 12 'Educational Needs Generated by New Housing Development'.

 

 

Section 106: Yes