Redevelopment of the vacant site to include erection of a four storey building fronting Lordship Lane comprising 14 x 1 bed and 2 x 2 bed supported housing units for people with mental health and learning disabilities with an A3 unit (cafe) ancillary to the building at ground floor level, with 28 bicycle stands, 5 car parking spaces and an area for refuse and recycling to the rear (AMENDED DESCRIPTION).
RECOMMENDATION: Grant permission, subject to conditions and subject to a s106 legal agreement.
Minutes:
The Committee considered a report, previously circulated, in respect of the planning application at 673 Lordship Lane N22 5LA. 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. The Planning Officer gave a presentation outlining the key aspects of the application and responded to questions from the Committee.
· The Committee raised the importance of being given the opportunity to provide input into the selection of materials for schemes where it constituted an important part of the end design. As such, it was agreed that an informative would be added to provide the Committee with the opportunity to look at the choice of materials for the development.
At a wider level, it was agreed that a new procedure would be introduced to inform local ward Councillors and Planning Committee members when materials were released for planning schemes to provide a two week period of opportunity during which their input could be given. Following this period, officers would then approve the materials. To accompany this new procedure, a Member training course on materials would be scheduled after Christmas.
· The Committee discussed the importance of the scheme complying with the secured by design Police initiative particularly as it would provide housing for people with mental health and learning disabilities. As such, it was requested that two of the key features in this regard around key controlled areas and post boxes within the entrance lobbies be strengthened through inclusion as a condition to ensure compliance.
· It was requested that an informative be added proposing Vincent House as a name for the scheme.
RESOLVED
· That planning application HGY/2011/1597 be approved subject to a pre-condition that Dr S L Datoo, DRS Domiciliary Agency 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 £28,000 towards Transportation Contribution, £1000 towards the amendment of the TMO, a contribution towards local Employment and Construction Training initiatives and £1000 towards recovery costs; i.e. a total of £30,000.
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. Samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced. Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.
4. That 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.
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.
6. 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
7. 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
8. The proposed development shall have a central dish/aerial system for receiving all broadcasts for all 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 protect the visual amenities of the neighbourhood.
9.The side facing windows on second and third floor level shall be
glazed with obscure glass only and shall be permanently retained as
such thereafter.
Reason: To safeguard the privacy and amenities of occupiers of
adjoining residential properties
10. The structures and areas shown to house recycling facilities and refuse and waste storage on the drawing LRLN-L101 within the site shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.
Reason: In order to protect the amenities of the locality.
11. The development shall be occupied as supported housing units for people with mental health and learning disabilities and for no other purpose, including any purpose within Class C2 or C3 of the Use Classes Order 1987.
Reason: In granting this permission the Local Planning Authority has had regard to the impacts arising on the residential amenity of adjoining occupiers by the proposed use and wishes to ensure that such impacts are not exacerbated by the implementation of other uses, falling within Class C2 or C3, by having the opportunity of requiring appropriate mitigation measures to mitigate such impacts as may be required by any such subsequent use.
12. 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.
13.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.
INFORMATIVE: The applicants are advised to contact the Council's Waste Management Team to make appropriate arrangements for the handling of refuse and recycling bins and their collection via the rear access road.
INFORMATIVE: Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Water pipes. The developer should take account of the minimum pressure in the design of the proposed development.
REASONS FOR APPROVAL
It is considered that the site is well placed for redevelopment in planning terms, being a previously used site with strong public transport links. It is also considered that in view of the sites location, a redevelopment of the site for supported housing is wholly appropriate. The scheme will provide much needed supported housing for adults with mental health and learning disabilities in the Borough. . The proposal introduces a carefully conceived and designed scheme that provides a sympathetic development, in keeping with the surrounding area. The position of the proposed building on the site means surrounding occupiers will not suffer loss of amenity as a result of additional overlooking or loss of sunlight or daylight. The parking provided is suitable due to its location and cycle racks have also been provided. The scheme will provide adequate bin storage and a recycling area and it will take into account sustainable design and construction.
The Section 106 Agreement that has been agreed as part of the planning permission includes transportation as a Planning Obligation to be provided by the developer and a contribution towards the amendment of the TMO for a car free scheme, towards the highway enhancement to promote sustainable forms of transport and footway re-surfacing scheme.
As such the proposal would be in accordance with policies; UD2 Sustainable Design & Construction, M10 Parking for Development, HSG1 New Housing Development, HSG7 Housing for Special Needs, UD3 General Principles and UD4 Quality Design of the Adopted Haringey Unitary Development Plan and The Councils SPG 1a Design Guidance, within the UDP HSG 5 Hostel Accommodation and M10 Parking for Development of the Haringey Unitary Development Plan and the Councils SPG 1a Design Guidance, Housing SPD, SPG3b Privacy/Overlooking, Aspect/Outlook and Daylight/Sunlight, SPG8b Materials, SPG4 Access for All – Mobility Standards and SPG5 Safety by Design SPG10a The Negotiation, Management and Monitoring of Planning Obligations, SPG7c Transport Assessment and SPG7a Vehicle and Pedestrian Movement.
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.
Supporting documents: