Agenda item

Demolition of existing property and erection of new three storey dwelling with rooms at basement level.

 

RECOMMENDATION: grant permission subject to conditions.

 

The Committee considered a report, previously circulated, on the application to grant planning permission for 19 Lansdowne Road N10 2AX, centred on the demolition of the existing property and erection of a new three storey dwelling with rooms at basement level. 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.

 

Three local residents, Ms Rossiter, Mr Hutchinson and Mr Ashley-Norman addressed the Committee in objection to the application and made the following comments:

·        The scale and size of the new house was inappropriate and out of character with the rest of the road, leading to concerns there would be an impact on neighbouring houses, particularly in consideration that the proposed footprint of the house at first floor level would extend 1m beyond the rear line of the existing Edwardian terrace.

·        The potential risk was raised of the development exacerbating existing drainage problems in the area, with a number of neighbouring houses having had to undergo significant remedial work as a consequence of poor drainage in the locality. It was considered that the applicant had not provided sufficient documentation within the application regarding mitigation of this risk.

·        The scale of the building work required to excavate the large basement was of concern, with the associated potential for disturbance and disruption to neighbouring properties.

·        The sustainability of the development, particularly in relation to the large carbon footprint from the demolition of the existing house and rebuilding on a large concrete base, was questioned. It was considered that the more sustainable option would have been retrofitting of the existing house.

 

Two of the applicant’s representatives, Mr Bee and Mr Blunt, addressed the Committee regarding the application and raised the following points:

·        It was considered that the existing house did not positively contribute to the character of the Conservation Area or reflect neighbouring houses and that the new house would better reflect local character and design including a more symmetrical form and concordant roof line. 

·        Although it was recognised that the new house was a larger scale to the existing, this would not have a significant impact to the front elevation. In addition, several of the houses in the area had extensions so the scale was not out of line.

·        A soil survey and engineering survey had been undertaken which had not identified any issues with the construction works.

 

The Committee expressed concern regarding the issues raised by the objectors of drainage problems in the area and the potential for the new house to exacerbate these. In light of this, it was advised that, should the application be approved, an additional condition could be added requiring further investigation of rain and surface water drainage onsite and for any subsequent mitigation works to be approved by the Council prior to the development commencing.

 

   

The Chair moved the recommendations of the report and it was:

 

RESOLVED

 

·        That, subject to the inclusion of an additional condition relating to rain and surface water drainage, application HGY/2012/2426 be approved 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.

 

MATERIALS & LANDSCAPING

3. 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. The development shall thereafter be built in accordance with the

approved details.

Reason: In order for the Local Planning Authority to retain control over the

exact materials to be used for the proposed development and to assess the

suitability of the samples submitted in the interests of visual amenity.

 

4 No development shall take place until full details of both hard and soft

landscape works have been submitted to and approved in writing by the Local

Planning Authority and these works shall be carried out as approved. These

details shall include (proposed finished levels or contours, means of enclosure,

car parking layout, other vehicle and pedestrian access and circulation areas,

hard surfacing materials, minor artefacts and structures (e.g. furniture, play

equipment refuse or other storage units, signs, lighting etc.), retained historic

landscape features and proposals for restoration where relevant, and thereafter

retained in perpetuity.

Reason: In order for the Local Planning Authority to retain control over the

exact materials to be used for the proposed development and to assess the

suitability of the samples submitted in the interests of visual amenity.

 

CONSTRUCTION

5. 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) Site management and access, including the storage of plant and

materials used in constructing the development;

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

iv) Measures to ensure the stability of adjoining properties.

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

locality.

 

6. 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.

 

SUSTAINABILITY & ENERGY EFFICIENCY

7. The proposed dwelling shall not be occupied until it has been demonstrated

that the development meets the Code for Sustainable Homes Level 4 or above.

Reason: To promote sustainable development in accordance with UDP policy

UD2 and London Plan policy 5.2.

 

PRIVACY

8. Final details of the privacy screens and louvers to be erected to the front and

rear elevations shall be submitted to and approved in writing by the Local

Planning Authority; thereafter installed before the dwelling hereby approved is

first occupied in accordance with these details and maintained as such.

Reason: To safeguard the privacy and amenities of occupiers of the adjoining

residential properties.

 

REASONS FOR APPROVAL:

The design, form and scale of the replacement building have been sensitively

considered to reflect the design and detailing of other properties along Lansdowne Road, its relationship with neighbouring properties and the surrounding Conservation Area. The existing gaps with the neighbouring properties to either side will be retained and the layout and design of the replacement property will ensure that the privacy and amenity of neighbouring occupiers is not adversely affected. As such the proposal is considered to be in accordance with London Plan 2011 policies 3.5, 5.1, 5.2, 5.7 and 5.8, Haringey Unitary Development Plan 2006 policies UD3, UD4, CSV1 and CSV5 and Supplementary Planning Guidance SPG1a, SPG2 and the Council’s

‘Housing’ Supplementary Planning Document.

 

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.