Agenda item

Development of three storey residential block comprising eight two bedroom flats, and one three bedroom flat with associated parking.

RECOMMENDATION: Grant permission subject to condition(s) and s106 agreement.

The Committee considered a report, previously circulated, in respect of a planning application for development of a three storey residential block at 115-118 Park Road, N8. The report set out details of the site and surroundings, planning history, description and images of the proposal, relevant planning policy, consultation and responses, analysis of the application, human rights and equalities considerations, and recommended that consent be granted, subject to conditions and to a section 106 agreement. The Planning Officer gave a presentation outlining key aspects of the report, and responded to questions from the Committee.

 

The following points were raised as a result of questions from the Committee and the responses provided by the officers:

 

• The main change from the previous application was that the footprint of the proposed building was pulled further away from the road and number 121 in order to avoid the existing sewer.
• 6 parking spaces were proposed on-site for the 9 flats; the remaining three flats would be designated car-free, and residents of those flats would not be permitted to apply for parking permits. The parking spaces would be allocated to specific flats when the flats were sold.
• The Committee asked whether permitting parking spaces for this development was consistent with the Council’s transport policies; it was confirmed that the site was designated as medium in terms of PTAL (public transport accessibility level) and that some parking provision was therefore considered acceptable at this site.
• It was confirmed that the balconies were currently applied for as clear glazed, but that this could be addressed by means of condition.
• The level of parking was reported as the same as at the existing consented scheme, but this proposal was moved further away from number 121 and should therefore have less of an impact on neighbouring properties.
• It was confirmed that the parking provision was additional to the amenity space outlined in the report.
• It was suggested that a report on parking policy should be considered by the Regulatory Committee.

 

Cllr Lyn Weber, ward councillor, and a local resident addressed the Committee in objection to the application, and raised the following points:

 

·        Pre-application discussions with the architect had led to a number of changes to the scheme, including the removal of the proposed roof garden and rear balconies and the reorientation of the entrance. These changes were welcomed and it was felt that more developers should engage in pre-application discussions.

·        It was suggested that the colour of the window frames should be white, and not bare metal, to be more in keeping with the area.

·        It was felt that the proposal would result in a very narrow pavement, which would be out of keeping with the area and would impact on accessibility.

·        The three-storey height, with an additional block on top for the elevator, would be overly imposing. Although there were similar developments in the vicinity, these were set further back from the road.

 

The applicant addressed the Committee in support of the application, and raised the following points:

 

• The previous application had been withdrawn, and a number of amendments had been made, further to discussion with the local ward councillor.
• The colour of the windows could be agreed by condition; the applicant was happy with this approach.
• It was confirmed that balconies would be painted.
• The development would have no impact on the existing pavement line.

 

In response to questions from the Committee to the applicant, the following points were made:

 

·        Were the development moved further back away from the road, this would have an adverse impact on neighbouring properties.

·        The number of parking spaces had been reduced from a previous proposal.

·        The applicant was willing to accept the allocation of one parking space for disabled parking.

·        The applicant was happy to accept that the balconies should be opaque.

 

The Committee examined the plans and drawings.

 

In summing up before moving to the recommendations of the report, the Committee suggested that additional conditions be imposed, were the application granted, requiring the balconies to be opaque, that the colour of the window frames be agreed with the local authority and that a disabled parking space be allocated. The Chair moved the recommendations of the report and on a vote it was:

 

RESOLVED

 

That planning application HGY/2012/1211 be granted, subject to:

·        conditions as below and additional conditions requiring the balconies to be opaque, that the colour of the window frames be agreed with the local authority and that a disabled parking space be allocated;

·        a legal agreement under s106 of the Town and Country Planning Act 1990 (as amended);

·        and in accordance with the approved plans and documents as follows:

 

DOCUMENTS

Title

Design & Access Statement April 2012

PLANS
Plan Number	Rev.	Plan Title
11022/100	C	Proposed Site Plan
11022/101	G	Proposed Ground Floor
11022/102	F	Proposed First Floor
11022/103	F	Proposed Second Floor
11022/104	A	Proposed Roof Plan
11022/105		Proposed Site Location Plan
11022/106	B	Proposed SE Elevation
11022/107	B	Proposed SW Elevation
11022/108	D	Proposed NE Elevation
11022/109	B	Proposed NW Elevation
CC1151 100	A	Swept Path Analysis
CC1151 101	A	Track Plots – Car Park
CC1151 102	A	Track Plots Out – Car Park

 

Conditions:

 

TIME LIMIT

 

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.

 

PLANS

 

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. 
  

SUSTAINABILITY

 

3.      Prior to the implementation of the consent hereby approved, the applicant shall submit a detailed energy assessment to demonstrate how the targets for carbon dioxide emissions reduction outlined above are to be met within the framework of the energy hierarchy set out under Policy 5.2 of the London Plan 2011 and that the scheme will achieve Code for Sustainable Homes Level 4. Thereafter the recommendations of the energy assessment shall be undertaken in full and required technology installed in accordance with the details approved and an independent post-installation review, or other verification process as agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building hereby approved.

Reason: To ensure the development incorporates on-site renewable energy generation to contribute to a reduction in the carbon dioxide emissions generated by the development, in line with G1, UD1, and UD2, of the London Borough of Haringey Unitary Development Plan (UDP) 2006 and London Plan Policy 5.2.

 

MATERIALS

 

4.      Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings hereby approved, areas of hard landscaping and boundary walls 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: To ensure a comprehensive and sustainable development and to achieve good design throughout the development, in accordance with policies UD1, UD2, UD3 and UD4 of the London Borough of Haringey Unitary Development Plan 2006. 

 

CONTAMINATED LAND

 

5.      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.

 

CONTROL OF CONSTRUCTION DUST

 

6.      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.  This shall be with reference to the London Code of Construction Practice.  In addition either the site or the Demolition Company must 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 to minimise dust nuisance and harm to residential amenity during construction.

 

LANDSCAPING

 

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: To ensure a comprehensive and sustainable development, to ensure good design and to ensure that the landscaping is carried out within a reasonable period in accordance with the Environmental Impact Assessment, and in accordance with policies UD3 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006 

 

PLANTING

 

8.      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 ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area. 

 

LANDSCAPE MAINTENANCE

 

9.      Prior to occupation of the development, the applicant shall submit a landscape maintenance scheme for approval by the Local Planning Authority. Any trees or areas of planting which die, are removed or become seriously damaged or diseased within 5 years of completion of the landscaping scheme, shall be replaced as soon as is reasonably possible and, in any case, by not later than the end of the following planting season, with others of similar size and species, unless the local planning authority gives written consent to any variation.  

 

Reason: To ensure a comprehensive and sustainable development, to ensure good design, to ensure that the landscaping is secured in accordance with the Environmental Impact Assessment, in accordance with policies UD3 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006.                

 

GREEN ROOF

                                                  

10.    Full details of an extensive green roof shall be submitted to and approved in writing by the Local Planning Authority prior to any development works.  The green roof submission must provide/comprise of the following information:

 

a) biodiversity based with extensive/semi-intensive soils

 

b) substrate which is commercial brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted with 50% locally native herbs/wildflowers in addition to sedum.

 

c) There should be a minimum of 10 species of medium ecological value and as listed in the Environment Agency's Green Roof Toolkit.

 

d) include additional features such as areas of bare shingle, areas of sand for burrowing invertebrates 

 

e) a report from a suitably qualified ecologist specifying how the living roof has been developed for biodiversity with details of landscape features and a roof cross section

 

The green roof must be installed and rendered fully operational prior to the first occupation of the development and retained and maintained thereafter. No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

 

Evidence that the green roof has been installed in accordance with the details above should be submitted to and approved by the Local Planning Authority prior to first occupation.

 

Reason: In order to ensure the satisfactory provision of the green/brown roof in the interests of sustainability.

 

CYCLE PARKING

 

11.    That provision for 10 secure cycle parking spaces shall be made within the scheme and permanently retained thereafter to the satisfaction of the Local Planning Authority. 

 

Reason: In order to ensure that well designed safe and appropriate levels of cycle parking in the scheme are provided in accordance with policies M3, M5 and UD4 of the London Borough of Haringey Unitary Development Plan (UDP) 2006. 

 

The applicant/ Developer is required to contribute by way of a S.106 agreement £14,000 (Fourteen Thousand Pounds) for local transport infrastructure enhancement within the local area surrounding the site.

                  

Reason: To provide enhance walking and cycling facilities in order to promote travel by sustainable modes of transport to and from the site.

 

NO RESIDENTIAL PARKING PERMITS

 

12.    The applicant enters into a S.106 agreement including provision that no residents within the proposed development will be entitled to apply for a resident's parking permit under the terms of any current or subsequent Traffic Management Order (TMO) controlling on-street parking in the vicinity of the development. The applicant must contribute a sum of £1000 (One Thousand pounds) towards the amendment of the TMO

 

Reason: To mitigate the parking demand generated by this development proposal on the local highways network by constraining car ownership and subsequent trips generated by car, resulting in increase travel by sustainable modes of transport hence reducing the congestion on the highways network

         CAR FREE DEVELOPMENT

                  

13.    The applicant enters into a S.106 agreement including provision that no residents within the proposed development will be entitled to apply for a resident's parking permit under the terms of any current or subsequent Traffic Management Order (TMO) controlling on-street parking in the vicinity of the development. The applicant must contribute a sum of £1000 (One Thousand pounds) towards the amendment of the TMO

 

Reason: To mitigate the parking demand generated by this development proposal on the local highways network by constraining car ownership and subsequent trips generated by car, resulting in increase travel by sustainable modes of transport hence reducing the congestion on the highways network

 

         CONSTRUCTION AND LOGISTICS PLANS

 

14.    The applicant/ Developer shall submit a Construction Management Plan (CMP) and construction Logistics Plan (CLP) for the 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 Park Road is 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: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation

 

ACCESS

 

15.    Full details of the proposed access gates, including method of operation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby approved.

 

Reason: In order to ensure the safe movement of pedestrians on the footpath and vehicular traffic on the highway.

 

LIFETIME HOMES

 

16.    That all the residential units with the proposed development shall be designed to Lifetime Homes Standard.

Reason:  To ensure that the proposed development meets the Councils Standards in relation to the provision of Lifetime Homes.

 

CENTRAL DISH/AERIAL

 

17.    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.

  

HOURS OF CONSTRUCTION

 

18.    No demolition, construction or building works shall be carried out except between the hours of 0800 and 1800 hours (Monday to Friday) and 0800 and 1200 hours (Saturday) and not at all on Sundays or bank holidays unless written approval from the Local Planning Authority has been obtained prior to works taking place. 

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006. 

 

NOISE

 

19.    At 1 metre outside the windows of any neighbouring habitable rooms the level of noise from plant and machinery shall be at all times at least 5 decibels below the existing background noise levels, expressed in dB(A) at such locations. Where the noise from plant and machinery is tonal in character the differences in these levels shall be at least 10dB(A). 

 

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006. 

 

MECHANICAL PLANT

 

20.    Technical specification details of the mechanical plant to be installed within the plant areas shown on the approved floor plans, together with an accompanying acoustic report, shall be submitted to and approved by the Local Planning Authority prior to installation of this plant. The plant shall not be operated other than in complete accordance with such measures as may be approved.  

 

Reason: In order to protect the amenities of the locality in accordance with the Environmental Impact Assessment and policy ENV6 of the London Borough of Haringey Unitary Development Plan 2006.  15. Amenity Conditions 

 

WASTE/REFUSE

 

21.    That a detailed scheme for the provision of refuse and waste storage within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved 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.

 

INFORMATIVE:All design details shall be prepared and submitted by the architects who prepared the applications or other such architects of comparable skill and experience as the Council may agree.

 

INFORMATIVE: The new development will require numbering. The applicant should contact Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 1380) to arrange for the allocation of a suitable address.

 

 

REASONS FOR APPROVAL 

 

The reasons for the grant of planning permission are as follows:

 

a)         It is considered that the principle of this development is supported by National, Regional and Local Planning policies which seek to promote regeneration through housing, employment and urban improvement to support local economic growth.

 

b)         The development is considered to be suitably designed in respect of its surroundings, its impact on neighbouring properties and environmental site constraints.

 

c)         The Planning Application has been assessed against and is considered to be in general accordance with the intent of National, Regional and Local Planning Policies requirements including London Borough of Haringey Unitary Development Plan (UDP) 2006, G2 'Development and Urban Design', G3'Housing Supply', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD7 ‘Waste Storage’, UD8 ‘Planning Obligations’, HSG1 'New Housing Developments', M5 'Protection, Improvements and Creation of Pedestrian and Cycle Routes', M10 'Parking for Development' and ENV11 'Contaminated Land'

 

 

Section 106: Yes

 

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.