Agenda item

Demolition of existing five bedroom two storey detached house and erection of two storey, five bedroom detached house (Amended plans).

 

The Committee considered a report, previously circulated, on the application to grant planning permission for 63 Lanchester Road, N6 4SX. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions. Vincent Maher, the Council’s Head of Development Management, gave a short presentation highlighting the key aspects of the report.

 

In response to concerns raised by the Committee on the suitability and impact of the modern contemporary design of the new house on the streetscene, the Planning Officer confirmed that officers considered that the footprint, bulk, mass and design of the replacement building would be in-keeping with the streetscene and make a positive contribution. It was reaffirmed that the site was not located in a conservation area. It was additionally proposed that a condition be added to any permission granted requiring prior approval of the materials to be used on the development by the Council.

 

Cllr Erskine, ward Councillor for Fortis Green, addressed the Committee in objection to the application and put forward the view that the new modern building proposed would be out of character for the street and constitute an overbearing presence, particularly with the larger footprint proposed for the top floor. The sustainability of the development was also questioned in terms of the fundamental premise of demolishing an already existing, fully functional house to replace it with another.

 

Two local residents, Mr Lindsey and Mr Wellin, addressed the Committee in objection to the application and raised the following issues in their presentations and responses to questions from the Committee:

·        That the new house would adversely impact on the character of the street, with an architectural scale out of kilter with other houses in the vicinity.

·        Concerns the new house would disrupt some of the current view of Highgate Woods located to the rear of the property.

·        The accuracy of the boundary lines identified by the applicant with one of the neighbouring houses, 65 Lanchester Road, were questioned.

·        The noise, disruption and lack of amenity associated with the construction works for the demolition and erection of the new house were a matter of concern, particularly as it was considered that few details had been provided by the applicant in this regard.

·        The energy efficiency of the new house was also questioned, particularly with the inclusion of a heated swimming pool, a greater expanse of glazed surface, the efficiency of the photo-voltaic panels and overall, the time it would take in energy terms to compensate for the loss of the embedded energy value in the current building. 

·        Concerns were also expressed that the scale of objections from local people had not been accurately represented in the officer report.

 

The applicant’s representative, Mr Sheppard, addressed the Committee in support of the application and responded to questions:

·        The application constituted the redevelopment of a family home which would be owner occupied.

·        The design and materials to be used were of high quality and as such the house would be a positive addition to the area.

·        In relation to concerns expressed over the accuracy of the boundaries, it was advised that the applicant and/or his representative would be happy to discuss further issues raised by Mr Wellin. 

·        The design plans had been amended prior to final submission in light of comments received by the Council and local people.

·        An overshadowing analysis had been undertaken which had concluded that the new house would have a negligible effect on neighbouring properties.

·        In response to a question, it was confirmed that the current house suffered from extensive and widespread rising damp and was considered in general to be beyond its serviceable life in additional to the layout not suiting the modern lifestyle of the applicant.

 

The Committee examined the drawings and plans.

 

The Legal Officer advised that the embedded worth of a current building did not constitute a material planning consideration. The attention of the Committee was also drawn to planning conditions 8-12 in the report which aimed to mitigate a number of the concerns put forward by the objectors. Legal advice was also provided that refusal of the application by the Committee on the grounds of design would likely at any subsequent appeal to be considered unreasonable.

 

The Planning Officer advised that an additional planning condition could be added, should the application be approved, to require the new building to achieve level 4 of the Code for Sustainable Homes. The Committee agreed the additional condition.

 

In recognition of the concerns of the objectors in relation to disturbance during the course of the building works, the Committee agreed that condition 14 be amended to prohibit construction work on Saturdays.   

 

 

The Chair moved the recommendation of the report, with the additional condition in respect to the new house attaining level 4 of the Code for Sustainable Homes and amendment of the condition relating to hours of construction and it was:

 

RESOLVED

 

That application HGY/2012/0706 be granted subject to 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.

 

PRE-COMMENCEMENT CONDITIONSMATERIALS & 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 be submitted and approved by the Local Planning Authority. 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 and appropriate safeguard measures are put in place 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 commencement 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.

 

WASTE

7. 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

 

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 swimming pool; 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. Prior to the commencement of the development hereby permitted an assessment of the hydrological and hydro-geological impacts of the development and any necessary mitigation measures found to be necessary shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the details approved.

Reason: To ensure the development provides satisfactory means of drainage on site and to reduce the risk of localised flooding.

 

10. 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.

 

11. 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 for the Local Planning Authority to ensure the site is risk free.

 

12. Prior to the commencement of the development a recycling plan should be submitted to the LPA to show a method statement to maximise recycling of the existing materials in the new building and how they would use recyclable materials from other sources and green/renewable materials

Reasons: To reduce the embodied energy impact of demolishing the old building to build a new one.

 

POST-COMMENCEMENTSURFACE WATER DRAINAGE

13. Prior to the occupation of the development hereby permitted the applicant shall install surface water drainage channels at the boundary of the existing crossovers with the adjacent footway.

Reason: To ensure surface water from the site is not discharged onto the public highway.

 

CONSTRUCTION

14. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday.

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

 

15. The dwelling shall achieve Level 4 of the Code for Sustainable Homes. The dwelling shall not be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 has been achieved.

Reason: To promote a sustainable form of development consistent with Policy 5.3 of the London Plan 2011 and Policy ENV9 of the Haringey Unitary Development Plan.

 

INFORMATIVE

Prior to demolition of existing buildings, an asbestos survey should be carried out to identify the location and type of asbestos containing materials.  Any asbestos containing materials must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out