Agenda item

Conversion of Grade II listed building to provide 9 residential units and erection of a new building to the rear to accommodate 4 self contained flats.

RECOMMENDATION: Grant permission subject to conditions and subject to S106 Agreement.

The Committee considered a report, previously circulated, in respect of the planning application at 7 Bruce Grove N17 6RA. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, planning obligations, human rights and equalities and recommended that the permission be granted subject to conditions and a s)106 agreement. The Planning Officer gave a presentation outlining the key aspects of the application and responded to questions from the Committee.

 

The following points were raised in discussion:

 

·      It was confirmed that the staircase in the vestibule would be moved and reconstructed within the main building.

 

·      In respect to the commemorative plaques currently on site, it was confirmed that four would be retained and that an informative would be added for consultation to be undertaken with local Councillors in determining their location in the building.

 

·      The Committee raised concern about the proximity of the bus stop located directly outside the front of the building. The transport officer confirmed that the bus stop in question was under the control of Transport for London (TfL) and that the Council were liaising with the TfL Network Manager in the development of a collective solution to siting issues with regard to other bus stops and crossing points on the High Road. It was agreed that details of discussions to date with TfL on this issue would be circulated to the Committee. A commitment was also made to consult local Councillors in the development of a solution going forward.

 

·      The classification of the development as car free was queried as the proposal included provision of two parking spaces within the scheme. It was agreed that the scheme should more appropriately be classified as a car restricted development and that the two spaces needed to be clearly designated through an additional condition as for disabled and trade services use only. 

 

·      It was requested that an informative be added proposing Trades House as a name for the scheme.

 

 

RESOLVED

 

·      That planning permission be granted in accordance with planning application no. HGY/2012/0563, 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 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);

 

 (1.2) The S106 to include the provision of one years free membership to a  “Car club scheme” for residents of the new development to help mitigate the lack of off-street parking provision;

 

(1.3) That the Agreements referred to in the resolution above is to be completed within such extended time as the Council's Assistant Director (Planning Policy and Development) shall in his sole discretion allow; and

 

(1.4) That in the absence of the Agreements referred to in the resolution above being completed within the time period provided for in the resolution above, the planning application reference number HGY/2012/0563 be refused for the following reason:

 

The proposal fails to provide 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 and the provision of one years free membership to a  “Car club scheme” for residents of the new development.

 

·      That following completion of the agreement referred to above, planning permission be GRANTED in accordance with planning application drawings and conditioned outlined below:

 

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

 

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.         The new facing brickwork shall match the existing brickwork adjacent in respect of colour, texture, face bond and pointing, unless shown otherwise on the drawings or other documentation hereby approved or required by any condition(s) attached to this consent

 

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area.

 

5.         No new plumbing, pipes, soilstacks, flues, vents or ductwork shall be fixed on the external faces of the building unless shown on the drawings hereby approved.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

6.         No new grilles, security alarms, lighting, cameras or other appurtenances shall be fixed on the external faces of the building unless shown on the drawings hereby approved.

           

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

7.         All new external and internal works and finishes and works of making good to the retained fabric, shall match the existing adjacent work 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 condition(s) attached to this consent.

           

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

8.         The new joinery work shall match the existing joinery work adjacent in respect of materials, dimensions and profiles, unless shown otherwise on the drawings or other documentation hereby approved or required by any condition(s) attached to this consent.

           

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

9.         The position type and method of installation of all new and relocated services and related fixtures shall be specified in advance of any work being carried out, and the advance approval of the Council as local planning authority shall be obtained wherever these installations are visible, or where ducts or other methods of concealment are proposed.

           

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

10.       Details in respect of the following shall be submitted to and approved in writing by the Council as local planning authority in consultation with English Heritage before the relevant work is begun. The relevant work shall be carried out in accordance with such approved details [specify: detailed drawings at [scale]; samples of materials, schedule of works/specification, method statement, other]:

 

a.      An elevation at an appropriate scale (1:20 or larger) showing the proposed position of the plaque and a method statement for the removal, safe storage. The removal and storage of the plaque is to be agreed with English Heritage prior to the commencement of works on site. Relocation is to be agreed following removal of the existing front wing and examination of the surviving brickwork. Given the relative sensitivity of the ceramic plaque, removal and relocation will need to be undertaken by a specialist contractor experienced in this work, and the works undertaken and agreed in consultation with English Heritage. Please note that English Heritage can provide details of the methodology, specialist contractors etc. Substantive: In the event of removal from a building a plaque returns to being the property of body responsible for its original erection, it is therefore important that its removal and relocation is agreed in advance with English Heritage.

b.      Areas and scope of repointing are to be identified on site with LB Haringey Conservation Officer in consultation with English Heritage, and clearly marked on appropriately scaled elevations. A trial panel showing samples of new bricks, pointing finish and mortar mix is to be erected and agreed on site and retained until works are completed.

c.      A specification for repair and refurbishment works detailing finishes and materials, including the repairs to existing staircase, in accordance with the gazetteer & condition survey prepared by Phil Bailey Architects submitted with the application for listed building consent is to be submitted prior to the commencement of works on site.

d.      Samples of new brickwork, stone, steps etc. to be agreed on site as appropriate

e.      Detailed drawings and sections for replacement windows, front door opening, joinery and steps, decorative metalwork, cornices.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

11.       Notwithstanding any details submitted within the planning application, no development shall commence until precise specifications for the proposed railings and gates have been submitted to, and approved in writing, by the Local Planning Authority. The specifications shall include:

 

·                    The design of the railings and gates (including plans and cross-sections at a minimum of 1:20))

·                    Their colour,

·                    Details of plinth walls and piers

·                    Confirmation that all gates will open inwards

 

Thereafter the proposed wall, railings and gates shall be installed and permanently retained in strict accordance with the approved specifications.

 

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area.

 

12.       Notwithstanding Condition 11 above and any indication on the submitted drawings, no boundary treatment shall be erected along the shared rear boundary between No’s 7 & 8, other than an open railing. Detail design of such an open railing type, with cross-section and elevation drawings at a scale of 1:20,  fully dimensioned and annotated to show design & construction details, the change of levels and steps, shall  be submitted to and approved in writing by the Local Planning Authority.

 

Thereafter the proposed gates shall be installed and permanently retained in strict accordance with the approved specifications.

 

            Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area.

 

SITE LAYOUT

 

11.       Details of a scheme depicting those areas to be treated by means of hard and soft landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme shall include a schedule of species and a schedule of proposed materials/ samples to be submitted to, and approved in writing by 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.

 

12.       Details of on-site lighting including within the site, shall be submitted to and approved in writing by the local planning authority prior to any work commencing on site. Such lighting as approved to be installed prior to occupation of the development, and permanently maintained thereafter.

 

Reason: In the interests of safety, amenity and convenience.

 

13.       The area as indicated in Drawing 548/11 must be retained as a turning head and must not be used for additional parking. This are must be clearly signed with keep clear makings.

 

Reason: To ensure that the proposed development will not increase the risk to pedestrian safety.

 

CONSTRUCTION

 

14.       No demolition or construction works shall commence prior to the submission and approval in writing by the Local Planning Authority of a Construction Management Plan and a Construction Logistics Plan (in accordance with Transport for London guidelines), which shall include:

 

·        details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on A10 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;

·        details of site enclosure throughout construction;

·        details of the measures proposed to minimise the impact of the construction processes on the amenities of the occupiers of neighbouring properties, including monitoring and control measures for dust, noise, vibration, lighting and working hours;

·        details of the site or Contractor Company be registered with the Considerate Constructors Scheme;

·        measures proposed to prevent the passage of mud and dirt onto the highway by vehicles entering and leaving the site.

 

Thereafter all construction works shall be carried out in accordance with the approved details.

 

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

 

15.       Before any works of demolition is undertaken in pursuance of this consent to demolish or alter by way of partial demolition any part of the building, structural engineers drawings or method statement, indicating the proposed method of ensuring safety and stability of the building fabric to be retained throughout the demolition and reconstruction shall be submitted and approved by the Council as local planning authority and the works undertaken in accordance with the approved drawings/method statement.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

16.       Salvage strategy and location schedule for reused elements and materials is to be prepared in accordance with the gazetteer & condition survey and agreed with the local authority conservation officer in consultation with English Heritage.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

17.       Precautions to secure the interior features against accidental loss or damage, or theft during building works. Details shall be submitted to, and approved by the Council as local planning authority before works begin on site. Particular regard should be given to the staircase, chimney pieces and grates, plaques.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

18.       No cleaning of masonry, other than a gentle surface clean using nebulous water spray is authorised by this content without prior approval of details. Any proposed cleaning beyond the above shall be submitted to and approved by the Council as local planning authority conservation officer in consultation with English Heritage.

 

Reason: To safeguard the historic fabric and the architectural character and appearance of this Listed Building

 

19.       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

 

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

 

OTHER 

 

20.       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 listed building or new 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

 

21.       The first and second floor windows shown on the side elevations of the terrace block shall be glazed with obscure glass only and shall be permanently             retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.

 

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

 

REASONS FOR APPROVAL

 

I. This proposed development will enable and allow for the appropriate repair and restoration of this Grade II listed building, which in turn will allow for the building to be bought back into beneficial use. The proposed development will restore and enhance the appearance of the building and preserve and enhance the character and appearance of this part of the Conservation Area.

 

II. The development at the rear of the site is considered necessary to enable and to secure the proper repair, restoration and long term future of the Listed Building.

 

III. The siting, design, form, detailing of the terrace block and associated landscaping are considered acceptable and have been designed sensitively in terms of its relationship with neighbouring properties and the adjoining ecologically valuable site.

 

b) 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', CSV4 'Alteration and Extensions to Listed Buildings', CSV5 'Alteration and Extensions in Conservation Areas', OS15 'Open space deficiency and development', OS6 'Ecological Valuable Sites and their Corridors and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 Conservation & Archaeology and SPD Housing 2008

 

 

INFORMATIVE: The works hereby approved are only those specifically indicated on the drawing(s) and/or other documentation referred to above. Written notification of the start of works on site shall be sent to English Heritage, London Region, 1 Waterhouse Square 138-142 Holborn London EC1N 2ST and a copy sent to the Council at least seven days before the works hereby approved are commenced.

 

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 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.

 

INFORMATIVE: In terms of ‘Secure by Design’ Tottenham Police Station/ Crime  Prevention Officer  can give further advice on secure door and window standards and all sects of crime prevention as required.

 

Please note that the conditions referred to in the minutes are those as originally proposed in the officer's report to the Sub-Committee; any amended wording, additional conditions, deletions or informatives agreed by the Sub-Committee and recorded in the minuted resolution, will, in accordance with the Sub-Committee's decision, be incorporated into the Planning Permission as subsequently issued.