Agenda item

Demolition of existing property and erection of new 2 storey dwelling with rooms in roof and at basement level.

RECOMMENDATION: Grant permission, subject to conditions.

The Committee considered a report, previously circulated, regarding the application for planning permission at 54 Sheldon Avenue, N6, for demolition of existing property and erection of a new 2-storey dwelling with rooms in roof and at basement level. The report set out details of the site and surroundings, proposal, planning history, relevant planning policy, consultation and responses, analysis, details of the Community Infrastructure Levy (CIL) applicable, human rights and equalities issues, and recommended that the application be granted, subject to conditions. The Planning Officer gave a presentation on key aspects of the report, and responded to questions from the Committee:

 

·        In response to a question from the Committee regarding the hydrological information provided by the applicants, it was confirmed that a full hydrological report had been submitted, but that as the application had been made prior to the new arrangements for basement developments, there was no Basement Impact Assessment.

·        The Committee requested that images of sites as existing and proposed be produced to the same scale and from the same angle, so that such views were directly comparable.

·        With regard to the cumulative impact of basement developments, it was reported that a condition was proposed that a report on this issue be produced by an appropriately qualified person to ensure that any issues were identified and suitable mitigation imposed prior to work commencing. This issue had been raised in consideration of the new Principles of Basement Development guidance and there would be more rigorous tests around such issues for new applications involving basement excavations.

·        The Committee expressed a view that the monkeypuzzle tree to the front of the site should be retained, and it was agreed that this could be added as a condition.

 

The Chair moved the recommendations of the report, with an additional condition that the monkeypuzzle tree should be retained and on a vote it was:

 

RESOLVED

 

That application HGY/2011/2065 be granted, subject to the conditions below and the additional condition regarding the retention of the monkeypuzzle tree.

 

Applicant’s drawing No. (s) 54SHE-001 P2, 54SHE-002 P2, 54SHE-003 P3, 54SHE-020 P1, 54SHE-030 P2, 54SHE-031 P2, 54SHE-Location Plan, 54SHE-100P4, 54SHE-101P3, 54SHE-102P3, 54SHE-103P2, 54SHE-110P2, 54SHE-200P4, 54SHE-300P3, 54SHE-301P3.

 

Conditions:

 

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. 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 extensions 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 details of all levels on the site in relation to the surrounding area shall be shall be submitted to and agreed in writing by the Local Planning Authority before the  development hereby permitted, is commenced.

 

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. Notwithstanding the details of landscaping referred to in the application, a scheme of hard and soft landscaping including details of existing trees to be retained and replacement trees shall be submitted to and agreed in writing by the Local Planning Authority before the  development hereby permitted, is commenced.           

 

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

6. Details of the proposed boundary treatment shall be submitted to and approved by the Local Planning Authority prior to the completion of the development. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.   

 

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers.

 

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.   

 

8. No development shall take place, including any works of demolition, until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The approved plan shall include identification of potential impacts of basement developments methods of mitigation of such impacts and details of ongoing monitoring of the actions being taken. The approved plans should be adhered to throughout the construction period and shall provide details on:

 

i)          The phasing programming and timing of the works. ii) The steps taken to consider the cumulative impact of existing and additional basement development in the neighbourhood on hydrology.

iii)        Site management and access, including the storage of plant and materials used in constructing the development;

iv)        Details of the excavation and construction of the basement;

v)         Measures to ensure the stability of adjoining properties,

vi)        Vehicle and machinery specifications.

 

Reason:  In order to protect the residential amenity and highways safety of the locality

 

9. 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: In the interests of residential amenity.

 

MONITORING BY ENGINEER

 

10. The development hereby approved shall not commence until such time as a suitably qualified chartered engineer with membership of the appropriate professional body has been appointed to inspect, approve and monitor the critical elements of both permanent and temporary basement construction works throughout their duration to ensure compliance with the design which has been checked and approved by a building control body. Details of the appointment and the appointee's responsibilities shall be submitted to and approved in writing by the Council prior to the commencement of development. Any subsequent change or reappointment shall be confirmed forthwith for the duration of the construction works. 

 

Reason: To safeguard the appearance and structural stability of neighbouring buildings and the character of the immediate area.

 

CUMULATIVE DEVELOPMENT

 

11. A detailed report by an appropriately qualified person, concerning the effects of the proposed basement in combination with any existing basement structures in the vicinity as outlined in the Council's Draft  Guidance on Basements excavation be submitted to and approved by the LPA prior to the commencing of works. The agreed details and mitigations to be implemented and carried out to the satisfaction of the LPA during the construction process. 

 

Reason:  In order to protect the amenities of the adjoining residents in relation to safety of construction and noise, nuisance and disturbance.

 

WASTE MANAGEMENT

 

12. 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

 

OTHER

 

13. Notwithstanding the detail shown on the approved drawings the first floor side windows will be 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.

 

14. All works associated with this development shall be undertaken in accordance with the detail as specified in the Arboricultural Impact Appraisal & Method Statement, other than the Monkey Puzzle tree to the front of the site which shall be retained and protected during construction.

 

Reason: To safeguard the health of existing trees which represent an important amenity feature.

 

REASONS FOR APPROVAL

 

The proposed replacement building in terms of building envelope and design will be in keeping with the architectural styles and forms found along Sheldon Avenue. The proposed replacement building will make a positive contribution to the character and appearance of this part of the conservation area. In addition the proposal will not give rise to a significant degree of additional overlooking or loss of privacy to neighbouring occupiers. As such the proposed development is considered to be consistent with Policies UD3 'General Principles', UD4'Quality Design', HSG1 'New Housing Developments', CSV1 ''Development in Conservation Areas' and OS17 Tree Protection, Tree Masses and Spines' of the adopted Haringey Unitary Development Plan and Supplementary Planning Guidance SPG1a 'Design Guidance and Design Statements', SPG2 'Conservation and Archaeology' and the Council's Housing SPD.

 

 

Section 106: No

 

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.