Agenda item

Conversion of church recording studios to 5.no residential units (C3) (4 x 2 bed and 1 x 3 bed) and 50sqm of commercial/office (B1) space.

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

 

The Committee considered a report, previously circulated, on the planning application for the conversion of church recording studios to 5 residential units and 50sqm of commercial/office space. The report set out details of the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, planning obligations/CIL, human rights and equalities issues, and recommended that the application be granted, subject to conditions and to a s106 legal agreement. The planning officer gave a presentation outlining key aspects of the report and advised that subsequent to the report being written an additional 5 letters of objection had been received and a petition containing approximately 500 signatures, which was passed around for the Committee’s inspection.

 

In response to questions from the Committee, the following points were discussed.

 

• Although the scheme was designated car-free, residents would be entitled to purchase visitor permits; confirmation would need to be sought from the parking department as to the limit on the number of such permits that could be issued. The Committee asked that this be looked into.
• It was confirmed that the e-petition referred to in the report was in objection to the application, and had been submitted via the Council’s website. In response to concerns raised that the neighbouring church had not been consulted, it was confirmed that the church had been consulted, and a response from solicitors acting on behalf of the church was included in the consultation responses on the Council’s website.
• It was confirmed that the nearest parking space for a car club space as specified in the report was across the road, but that there were several possible locations for this space.
• The Committee expressed concerns regarding sound insulation between the flats, particularly if the large stained-glass windows were going to span different units. It was confirmed that all flats would need to comply with building regulations, but that if this were a specific concern, an additional condition could be added in respect of soundproofing.
• With regards to the proposed change of use, it was confirmed that this site did not fall within a town centre location or an employment area, and that as a recording studio the premises was sui generis and not a specific employment use. Change of use was therefore considered acceptable at this location.
• The Committee also expressed concern about the other recording studios and the church within the same building, and how the proposed flats would be soundproofed against these uses without causing disturbance to residents, or incurring costly soundproofing requirements for the tenants of these other organisations. It was suggested that a further condition be applied to provide reassurance on this point.
• The Committee obtained advice from the legal officer that they should give due weight to signatures to the petition from addresses outside of the borough, and to consider such a submission in its totality and on its relevance to planning issues. Marc Dorfman, Assistant Director, Planning, Regeneration and Economy, advised that the key planning issues addressed by the petition were those of the retention of heritage features and the site’s cultural heritage and the desire that this should be continued.
• With regard to the features to be retained, it was reported that the principle features were the hammerbeam roof and the windows. As a locally listed building, it was confirmed that there was no statutory protection for any element of the building; in response to a question from the Committee regarding the justification for the building having been locally listed in the first place, it was reported that this would have been on the basis of the building’s external appearance.

 

The Committee heard from two objectors to the application, Mr Steve Watson and Ms Pascale Giovetto, who raised the following points:

 

• The premises contributed to the cultural reputation of Crouch End and conversion of the building to flats would have a negative impact on the area.
• Members of the congregation of the neighbouring church had said that they were unaware of the application.
• Ceremonies at the church were very musical. This may disturb residents of any nearby flats unless adequate soundproofing was provided, and could then have an impact on the ability of the church to carry on with its activities.
• The large number of signatures from local residents and business owners on the petition submitted gave a strong indication of local feeling about the proposal.
• The studio had not been given a chance to operate as a commercial concern, and so it was not right to say that it was not viable. When it had run as a commercial studio in the past, it had employed 20 full-time employees. There was still a demand in the music industry for small commercial studios.
• 50sqm was felt to be too small for a viable commercial space to let.
• The Committee was requested to defer granting permission for a period, say 6 months, to give the community a chance to develop a bid to run the space as a creative hub for the benefit of the area.
• The Committee noted that it was not within its remit to seek alternative uses for any building, but to consider the applications put before them for determination. It was noted that the granting of planning permission did not mean that the development proposed would inevitably be undertaken; it was possible for multiple permissions to be in place on the same site.
• In response to a question from the Committee, Mr Watson advised that services were held around twice a week at the neighbouring church.

 

Mark Ruthven, the applicant’s agent, addressed the Committee in support of the application and raised the following points:

 

• All the external features, with the exception of the rear façade as set out in the report, were to be retained; were the conversion to take place, the applicant would wish to retain as many original features as possible.
• With regards to acoustic separation, it was reported that the development would comply with building regulations and that there was ample space in the building to create zones between units to isolate sounds. It was confirmed that there were no windows which spanned between units.
• It was confirmed that the studio had never been open for community use.
• The application met the need for adaptive reuse of old buildings, and complied with all the relevant planning policies; the conversion would mean that the building continued to be used and enjoyed by people on a daily basis.
• It was felt that the commercial space could be operated as a small office, or could be part of a live/work unit.
• In response to a question from the Committee regarding the retention of the external windows, Mr Ruthven advised that these would require refurbishment, with the intention to retain as much of the original material as possible, and work on thermal glazing and other such issues would also be required. A balance would be sought between preserving the heritage features of the building and making it suitable for residential accommodation.

 

The Committee examined the plans and drawings and discussed the following points in reaching their conclusion:

 

• It was suggested that a condition should be added to any permission granted regarding the retention of the original features of the building, that as much as possible of the original window materials should be repaired rather than replaced, and requiring details to be submitted for approval, and it had also been suggested that a condition be applied requiring a photographic survey to be undertaken.
• It was suggested that an informative be added requesting that the name of the development reflect the site’s musical heritage.
• It was suggested that a condition be added regarding the standard of sound insulation, with an additional informative that the noise level from the neighbouring church be specifically explored in relation to the soundproofing required for the residential units.

 

The Chair moved the recommendation of the report, with the additional proposed conditions with regard to the retention of original features of the building, a photographic survey, the level of sound insulation required and the proposed informatives regarding the naming of the development and that noise from the neighbouring church be specifically examined in respect of soundproofing and on a vote it was:

 

RESOLVED

 

That application HGY/2012/0929 be granted subject to the conditions below, and subject to the additional conditions with regard to the retention of original features of the building, a photographic survey, the level of sound insulation required and additional informatives regarding the naming of the development and that noise from the neighbouring church be specifically examined in respect of soundproofing, and subject to a section 106 Legal Agreement.

 

EXPIRATION OF PERMISSION

 

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.

 

IN ACCORDANCE WITH APPROVED 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.

 

MATERIALS & EXTERNAL APPEARANCE

 

3.      Notwithstanding the description of the materials in the application, no development shall be commenced until precise details and samples of the materials to be used in connection with the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Furthermore, full details of the window treatment and internal features to be retained shall be submitted to and approved in writing by 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 and to preserve the historic character of the building and conservation area.

 

SIGNAGE

 

4.      Any signage required for the proposed commercial unit shall be subject to a separate advertising consent application. Signage shall not be erected on the building without the prior consent of the local planning authority.

 

Reason: In order to ensure a high quality design finish and external appearance of the development in the interest of the visual amenity of the area including the conservation area.

 

            CONSTRUCTION AND LOGISTICS PLAN (CLP) AND CONSTRUCTION MANAGEMENT PLAN (CMP)

 

5.      At least 1 month prior to the commencement of the development a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) should be submitted for the approval of the LPA. The Plans should provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on Crouch Hill and Hornsey Park is minimised.  It is also   requested that construction vehicle movements should be carefully planned and coordinated to avoid the AM and PM peak periods. The development shall comply with the submitted Construction Management Plan (CMP) and Construction Logistics Plan (CLP) unless an alternative CMP/CLP is submitted to and approved in writing by the local planning authority. The site or contractor company must be registered with the Considerate Constructors Scheme. Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on the site.

 

          Reason: To minimise vehicular conflict and other environmental factors during construction in order to limit the impacts of the construction of the development on adjoining residents and locality.

 

CONSTRUCTION DUST MITIGATION

 

6.      The construction phase of development shall be carried out in accordance with the Mayor’s Best Practice Guidance “The control of dust and emissions from construction and demolition”).

 

          Reason: To protect the environment and amenities of the locality.

 

CONSTRUCTION HOURS

 

7.      The construction works 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, unless alternative arrangements are agreed in writing by the local planning authority.

 

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

 

NOISE

 

8.      The development hereby approved shall comply with BS8233 with regard to sound insulation and noise reduction.

 

          Reason: In order to ensure satisfactory amenity of future residents of the development

 

BOUNDARY TREATMENT

 

9.      Notwithstanding the details contained within the plans hereby approved, full details of boundary treatments, including fencing and gates, to the entire site be submitted to and approved by the Local Planning Authority prior to the commencement of the development.

 

          Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

EXTERNAL LIGHTING

 

10.    Notwithstanding the details contained within the development hereby approved, full details of the artificial lighting scheme to the entrance, vehicular routes and parking areas, pedestrian routes and designated communal amenity space shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development.

 

          Reason: to ensure the satisfactory appearance of the development.

 

SUSTAINABILITY

11.  Prior to the commencement of the development an Independent Sustainability Assessment, in accordance with Building Research Establishment guidelines, demonstrating that the development will meet Eco-Homes “Very Good” standard (or an equivalent standard under any successor standard such as BREEAM Domestic Refurbishment Standard) shall be submitted to and approved in writing by the local planning authority.

 

       Reason: In order to ensure an appropriate level of energy efficiency and sustainability is provided by the development.

 

WASTE AND RECYCLING MANAGEMENT, STORAGE & COLLECTION

 

12. The waste and recycling management, storage and collection provisions for the proposed site shall be carried out in accordance with the approved plans.

 

          Reason: In order to ensure satisfactory waste and recycling arrangements.

 

SATELLITE AERIALS

 

13.    Notwithstanding the provisions of Article 4 (1) and Part 25 of Schedule 2 of the General Permitted Development Order 1995, prior to the occupation of the development, details of a scheme for a central satellite dish/aerials 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.

 

USE OF COMMERCIAL/RETAIL FLOORSPACE

 

14.    Prior to the occupation of the ground floor commercial unit hereby approved, details of the use and operation shall be submitted to and approved in writing by the local planning authority. The development shall only be carried out in accordance with the approved details.

 

          Reason: To protect the vitality and viability of this Local Shopping Centre and the amenity of neighbouring occupiers.

 

15.   The original window materials shall be repaired rather than replaced. That details of a scheme for the repair of the original window shall be submitted to and approved by the Local Planning Authority. The agreed scheme shall be implemented during the conversion of the property into flats hereby approved to the satisfaction of the Local Planning Authority.

 

          Reason: In order to protect and retain the existing fabric of the building.

 

16.       That details of the standard of sound insulation to be carried out shall be agreed prior to the commencement of the works and any agreed standard shall be carried out as part of the conversion works to the satisfaction of the Local Planning Authority.

 

Reason: To protect the amenities of the future residents of the property.

 

INFORMATIVE: NAMING AND NUMBERING

 

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) to arrange for the allocation of a suitable address.

 

INFORMATIVE

 

Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

 

Recent legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0845 850 2777 or for more information please visit our website at www.thameswater.co.uk

 

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 Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

 

INFORMATIVE: That the name of the development should reflect the musical heritage of the site.

 

INFORMATIVE: That the noise levels from the neighbouring church shall be specifically explored to the sound proofing standard required for the conversion of the building into residential units.

 

REASON FOR APPROVAL:  

 

The principle of residential use is supported by National, Regional and Local planning policy. The proposed development would preserve the character of the locally listed building and the conservation area. There would be no adverse impact on the amenity of neighbouring owner/occupiers as a result of the proposal. The resulting residential units would be of a high standard of design and providing generous internal floor space standards. The development is acceptable in terms of impact on traffic and parking and waste management and sustainability. The application is in accordance with policies UD2 'Sustainable Design and Construction', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', HSG1 'New Housing Developments', HSG2 ‘Change of Use to Residential’, EMP4 ‘Non-Employment Generating Uses’, M3 'New Development Location and Accessibility', M10 'Parking and Development', CSV1 ‘Development in Conservation Areas’, CSV2 ‘Listed Buildings’, CSV3 ‘Locally Listed Buildings and Designated Sites of Industrial Heritage Interest’, CSV5 ‘Alterations and Extensions in Conservation Areas’ and CSV7 ‘Demolition in Conservation Areas’ of the Haringey Unitary Development Plan (2006) and SPG1a 'Design Guidance', SPG2 Conservation and Archaeology, SPG8a ‘Waste and Recycling’, and SPD 'Housing' of the Haringey Supplementary Planning Guidance and Documents.