Agenda item

The Committee considered a report, previously circulated, on the application for planning permission at Forrester House, 52 Bounds Green Road, N11 2EU. The report set out details of the site and surroundings, images, planning history, relevant planning policy, consultation and responses, analysis of the application, planning obligations, human rights and equalities considerations and recommended that permission be granted, subject to conditions and subject to a section 106 legal agreement. The Planning Officer gave a presentation highlighting the key aspects of the report. The Committee examined the plans and drawings.

 

• The Committee asked about how fire risk would be managed, particularly as, unlike regular hotels, there would be provisions for cooking within each unit; it was reported that this was dealt with under building regulations.
• In response to a question regarding whether it was possible to address waste control issues by means of design; it was agreed that an additional condition could be applied, requesting further details of the waste storage arrangements.
• The Committee asked  about the proposed condition that no unit is to be occupied by any individual for longer than 90 days, and how such a condition would be monitored and enforced. It was reported that this condition was intended to prevent any future change of use to convert the premises into an HMO, and was enforceable in law. It was suggested that the condition could be reworded to require the applicant to confirm to the Council in writing on an annual basis that no individual had been permitted to stay for longer than 90 days, so that, were such confirmation not received by the authority, this would act as a trigger for monitoring of compliance. It was further suggested that the condition should give the local authority the right to inspect the hotel register, on demand.
• It was confirmed that this application was for a different use-class than an HMO – were there any subsequent desite to convert to an HMO, this would require further planning permission. It was reported that serviced apartments were common in Europe, but less common in the UK.
• The legal advisor confirmed that each room was a separate planning unit in its own right, making future conversion to an HMO complex.

 

A local resident address the Committee in obejction to the application on the grounds that the bulk and height of the proposal would lead to obstruction and significant loss of light to his property, particularly in the morning, from around 7-11am.

 

The applicant addressed the Committee and raised the following issues:

 

• While the main concern of the objector was loss of light, the daylight study undertaken had shown a loss of no more than 1% light in any of the rooms tested. This report had been submitted to planning officers as part of the application.
• The target was for lets of 2 – 3 weeks, as serviced apartments. It was felt that this was a strong location for such a use, due to the transport links.
• It was confirmed that there would be a 24-hour reception, concierge service and cleaning staff on-site, but there would be no facilities such as a restaurant or bar. Customers would have the option of purchasing breakfast packages as part of their stay, which would provide them with the groceries required for them to prepare breakfast in their own rooms.
• The applicants confirmed that they would have no objection to a condition requiring them to provide written confirmation on an annual basis that no stays exceeded 90 days, and permitting the local authority to inspect the hotel register on demand.

 

The Chair moved the recommendations of the report with the amendment of condition 13 to require the applicant to provide written confirmation on an annual basis to the local authority that no individual had been permitted to stay for longer than 90 days, and that the local authority could inspect the hotel register on demand, and an additional condition seeking further details of the waste storage and collection arrangements. On a vote, it was:

 

RESOLVED

 

That application HGY/2012/1373 be granted planning permission, subject to the conditions below, with the amendment of condition 13 to require the applicant to provide written confirmation on an annual basis to the local authority that no individual had been permitted to stay for longer than 90 days, and that the local authority could inspect the hotel register on demand, and an additional condition seeking further details of the waste storage and collection arrangements, and subject to a section 106 legal agreement.

 

Subject to the following conditions:

 

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.

 

PRE – COMMENCEMENT CONDITIONS 

 

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 (including but not limited to, brick, cladding, windows and roofing 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.

 

BOUNDARY TREATMENT AND LANDSCAPING

 

4.   Notwithstanding the details contained within the plans hereby approved, full details of boundary treatments including fencing and gates, to the entire site and landscaping including soft and hard landscaping and trees to be retained and removed, shall 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.

TREE PROTECTION

 

5.  The existing trees on the site shall not be lopped, felled or otherwise affected in any way (including raising and lowering soil levels under the crown spread of the trees) and no excavation shall be cut under the crown spread of the trees without the prior written permission of the Local Planning Authority. Before any works herein permitted are commenced, all those trees shall be protected by secure, stout, exclusion fencing erected at a minimum distance equivalent to the branch spread of the trees and in accordance with BS 5837:2005 and to a suitable height. Any works connected with the approved scheme within the branch spread of the trees shall be by hand only. No storage of materials, supplies or plant machinery shall be stored, parked, or allowed access beneath the branch spread of the trees or within the exclusion fencing.

 

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

 

EXTERNAL LIGHTING

 

6.  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.

 

CONSIDERATE CONSTRUCTOR SCHEME

 

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

 

BREEAM – DESIGN STAGE ASSESSMENT

 

8.  The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Notwithstanding the BREEAM pre-assessment referred to in the submitted Sustainability Statement (Document Ref: REP-PL-HOR-011A), a BREEAM design stage assessment will be submitted to the Local Planning Authority prior to the commencement of construction. The BREEAM design stage assessment will be carried out by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

POST-COMMENCMENT CONDITIONS

 

BREEAM CERTIFICATE

 

9.  The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Within three months of the occupation of the completed development, a copy of the Post Construction Completion Certificate for the relevant building verifying that the “Very Good” BREEAM rating has been achieved shall be submitted to the Local Planning Authority. The Certificate shall be completed by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

ELECTRIC VEHICLE CHARGING POINTS

 

10.  The applicant must ensure that 20 per cent of all parking spaces must be equipped with electrical charging points and reserved for the use for electric vehicles, with an additional 20 per cent passive provision for electric vehicles in the future and full details submitted to the local planning authority prior to the commencment of the use.

 

Reason:  In order for the development to comply with the London Plan 2011 and to reduce emissions.

                  

TRAVEL PLAN

 

11.  The designated Site Travel Plan Co-ordinator shall implement the measures as detailed in the Travel Plan submitted as part of the application.

 

Reason: To minimise the traffic impact of this development on the adjoining highway network and promote sustainable travel to and from the site.

 

USE CLASSES

 

12.         Notwithstanding the provisions of the Town & Country Planning (Use Classes) Order 1987 the premises shall be used as an Apartment-Hotel only and shall not be used for any other purpose including any purpose within Class C1 unless formal approval is sought from the Local Planning Authority by way of a full planning application.

 

Reason: In order to restrict the use of the premises to one compatible with the surrounding area because other uses within the same Use Class or another Use Class are not necessarily considered to be acceptable.

 

SHORT TERM TENANCY

 

13.         The C1 Apartment Hotel use hereby approved shall be managed in a way to ensure that each individual room/unit is occupied by any individual customer(s)/tenant(s) for a period of not more than 90 days (maximum. 90-day Assured Shorthold Tenancy contracts hereby approved).

 

Reason: To ensure the property is not used as long term residential accommodation.

 

WASTE AND RECYCLING MANAGEMENT, STORAGE & COLLECTION

 

14.         Notwithstanding the details provided on the plans full details of the waste and recycling management, storage and collection provisions for the proposed site shall be submitted to and approved by the local planning authority prior to the commencement of the use.

 

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

 

SATELLITE AERIALS

 

15.         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.

 

SIGNAGE

 

16.         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 HOURS

 

17.         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.

 

INFORMATIVE: NAMING AND NUMBERING

 

The new development may 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.

 

REASON FOR APPROVAL:  

 

The principle use is acceptable in principle and is supported by the intent of National, Regional and Local planning policy. The proposed development would preserve the character of building, street scene and locality. There would be no adverse impact on the amenity of neighbouring owner/occupiers as a result of the proposal. The resulting development would be of a high standard of design. 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', EMP4 ‘Non-Employment Generating Uses’, M3 'New Development Location and Accessibility', M10 'Parking Development', and CLT4 ‘Hotels Boarding Houses and Guest Houses’ of the Haringey Unitary Development Plan (2006) and SPG1a 'Design Guidance', SPG8a ‘Waste and Recycling’, SPG4 – Access for All – Mobility Standards and SPD 'Housing' of the Haringey Supplementary Planning Guidance and Documents and SP8, SP11 and SP15 of the Draft Local Plan (Formerly Core Strategy) and Proposals Map.

 

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.