Agenda item

700-702 High Road, N17 0AE

Variation of condition 2 (plans and specifications) attached to planning permission HGY/2009/1122, to substitute existing drawings scheduled in the decision notice with revised drawings.

RECOMMENDATION: Grant permission, subject to conditions and a s106 Agreement.

Minutes:

The Committee agreed to vary the order of the agenda to take the application for 700-702 High Road next.

 

The Committee considered a report, previously circulated, on the application for variation of condition 2 (plans and specifications) attached to planning permission HGY/2009/1122, to substitute existing drawings scheduled in the decision notice with revised drawings. The report set out details of the site and its surroundings, the proposal, planning history, relevant planning policy, consultation and responses, analysis, human rights and equalities issues, and recommended that permission be granted, subject to conditions and a variation to the current s106 Agreement. The Planning Officer gave a presentation outlining key aspects of the report, and advised that the architect had indicated that they would be amenable to using brickwork across the frontage, and taking references for detail from number 704 High Road. The wording of condition 17 reflected this.

 

The Committee asked about the Section 73 application, and it was reported that such an application could be made in respect of any planning permission and was a legitimate way of addressing issues. The Committee asked about the size of the windows on the Bromley Road frontage, and it was agreed that under condition 17 the local authority could look to maximise the window size. It was confirmed that waste storage would be at the rear of the property.

 

Mr Dorfman suggested that condition 15 be amended to make it clear that retail floorspace permission was for A1 use, and that in any case the premises was not to be used for a loan service or betting shop. Mr Dorfman suggested that an informative be added requesting that the applicant engage with the Council as to whether the ground floor units were proposed for retail, business or residential use.

 

In respect of conditions 3 and 4, it was suggested that Committee Members be invited to get involved in the process for approving the proposed materials.

 

The Chair moved the recommendations of the report, including the proposed amendment to condition 15 in respect of approved uses and the additional informative, and it was:

 

RESOLVED

 

That planning permission be granted in accordance with planning application no. HGY/2012/0996 subject to a pre-condition that the owners of the application site shall first have entered into a deed of variation to the current s106 Agreement (attached to planning ref: HGY/2009/1122) and following completion planning permission be granted in accordance with drawing No’s 1704/C/002, 100B, 101B, 103B, 110B, 120B, 121A, 130B, 151A, 152A, 153, 161A, 162A, 171A, 172A, 181A, 182A, 451A and 452A and subject to the following conditions, with the wording of condition 15 amended in respect of approved uses and an additional informative requesting that the applicant engage with the Council as to whether the ground floor units were proposed for retail, business or residential use:

 

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.

 

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. Notwithstanding the application plans, elevations and sections, fully annotated and dimensioned elevation and section drawings of the proposed front elevation to the High Road, at a scale of 1:20, illustrating the detailed design of all architectural features and facing materials, including design details of ground floor shopfronts, upper floors timber windows and their architrave surrounds, pilasters, cornice, parapet wall and coping, as well as the detailed design of the set back roof 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 North Tottenham Conservation Area.

 

5. 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.

 

6. Details of proposed boundary treatment including all walls, fencing, gateways and means of enclosure shall be submitted to and approved in writing by the local planning authority prior to completion of the development hereby approved, such detailed work to be carried out as approved prior to occupation of the buildings.

 

Reason: To ensure a satisfactory appearance and to safeguard the visual amenity and appearance of the locality

 

7. Prior to occupation of the residential dwellings hereby approved a supporting statement demonstrating consistency with the submitted Energy Assessment, which indicates that at least 20% of the overall power generation to be from renewable sources, shall be submitted to and approved in writing by he Local Planning Authority and thereafter implemented in accordance with any written approval given by the Local Planning Authority.

 

Reason: To ensure the development incorporates energy efficiency measures including on-site renewable energy generation, in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy guidance.

 

8. 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 where applicable, together with a satisfactory point of collection 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

 

9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2008 (or any order revoking and re-enacting that Order with or without modification), no development otherwise permitted by any part of Class A, B, D & E of Part 1 to Schedule 2 of that Order shall be carried out on site.

 

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

 

10. The first floor windows shown on the rear elevation of the dwellings to face onto Argyle Passage/ Road 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.

 

11. The section of flat roof to the Bromley Road properties shall only be used in connection with the repair and maintenance of the building and shall at no time be converted to or used as a balcony, roof garden or similar amenity or sitting out area without the benefit of the grant of further specific permission in writing from the Local Planning Authority.

 

Reason: To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking.

 

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. No development shall take place until detailed site investigation outlining previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved in writing by the Local Planning Authority and thereafter these works shall be carried out as approved.

 

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

 

14. 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.

 

15. 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.

 

16. 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

 

17. Notwithstanding the elevational treatments to the proposed houses on Bromley Road and Argyle Road shown on Drawings K/80/09/09 Revision A, 18 Rev A, and 19 Rev A, detailed drawings shall be submitted to the Local Planning Authority for approval, showing the use of brick to match adjacent properties, and detailing to include soldier arches and string courses, or reconstituted stone as appropriate.

 

Reason; In order that the development shall not detract from the character and appearance of the locality.

 

18. Before the development hereby approved is commenced, the developer shall enter into an agreement under S 278 of the Highways Act 1980 with the Local Highway Authority for works required with the removal of existing crossovers and reinstatement of footway as well as the creation of the new vehicular crossover associated with the car parking spaces along Bromley Road.

 

Reason; In order that the development may be carried out without harm to the safety and free flow of pedestrians and vehicles on the adjacent Highway Network.

 

19. No development shall take place until the applicant has secured the implementation of a programme of Archaeological work, in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.

 

Reason; In order to safeguard any remains of archaeological interest which might occur within the site, given its position on the High Road, which follows the line of a Roman Road and saw extensive development during Mediaeval times.

 

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: This permission is granted without prejudice to the necessity to        obtaining consent under the Town & Country Planning (Control Of Advertisements) Regulations 2007.

 

INFORMATIVE: The applicant is reminded that an application for Conservation         Area Consent for complete demolition is required in a Conservation Area under the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

INFORMATIVE: You are advised that, in order to deal with concerns of the London Fire and Emergency Planning Authority regarding inadequate access             from Fire Service vehicles, it may be necessary to install hydrants, dry risers, or sprinkler systems, and advice should be sought from the Fire Authority in this respect.

 

REASONS FOR APPROVAL

 

The scale, bulk, mass and design of the proposed residential blocks and dwelling units 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 Tottenham High Road will help improve the appearance of this part of the High Road as well as it vitality and viability. 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 Conservation Area The development is considered to be consistent with Policies AC3            'Tottenham High Road Regeneration Corridor', 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

 

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: