Agenda item

Demolition of existing property and erection of new three storey dwelling with new basement level and retaining the current front façade.

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report, previously circulated, on the application to grant planning permission for 30 Denewood Road, N6 4AH. 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. The Planning Officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a Planning Inspector appeal held on a previous application for the site for the erection of a 3 storey, 8 bedroom dwelling. It was noted that the Inspector had dismissed the appeal on the grounds that the application did not preserve the appearance of the Conservation Area but did not find that the proposal would have an adverse impact on the living conditions for neighbouring houses. Officers were now satisfied that the new design contained within the current application would not impact adversely on the Conservation Area.

Cllr Allison addressed the Committee in objection to the application and made the following comments:

·        That the new design wasted an opportunity to have a building on site that would positively enhance the Conservation Area

·        The substantial increase proposed to the footprint had the potential to detrimentally impact on neighbouring properties as well as the lime trees and amount of green space on the site. There were also concerns that the conditions imposed in this regard might not be properly enforced thereby not preventing irreversible damage being caused

·        Concerns had arisen from the last application that the house might potentially be run as a spa business and not a private dwelling

·        The questionable sustainability value of demolition of an existing functioning dwelling and erection of a replacement.

Mr Burrows, the applicant’s agent addressed the Committee and raised the following points:

·        That the current application remained inline with that which went before the Planning Inspector but with an amended design retaining the original façade to meet the comments made in the determination

·        The application had been amended to a more modest design following comments from the Council and local residents

·        Although there would be an increase to the massing of the dwelling, the overall scale and massing when viewed from the front would be largely as existing.

·        The impact of the development on trees on the site had been assessed as insignificant as supported by the Council’s tree officer and Planning Inspector.

In light of concerns raised by the objectors regarding the impact of the development on trees and green space on the site, it was agreed that condition 3 should be expanded to include soft as well as hard landscaping, thereby covering trees and plants on the site. It was also requested that condition 6 be extended in scope to cover any potential impact and mitigation of the development on ground water drainage in the area and for the applicant to provide wheel washing facilities for construction vehicles during the course of the build to reduce associated debris being transferred onto the public highway.  

The Chair moved the recommendation of the report and it was

RESOLVED

That application HGY/2012/1844 be granted subject to conditions.

Conditions:

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 Section 91 of the Town & Country Planning Act 1990 and to prevent the accumulation of unimplemented planning permissions.

2. The development hereby authorised shall be carried out in accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.Reason: In order to avoid doubt and in the interests of good planning.

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 and soft landscaping including trees and plants and boundary walls shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced and thereafter implemented. Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.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. Notwithstanding the provisions of Article 3 of the Town & Country Planning General Permitted Development Order 1995 as amended by the (No.2) (England) Order 2008 or any Order revoking or re-enacting that Order, no development within Part 1 (Classes A-H) [AND Part 2 (Classes A-C)] of Schedule 2 of that Order shall be carried out without the grant of planning permission having first been obtained from the Local Planning Authority.Reason: To safeguard the visual amenities of the area and to prevent overdevelopment of the site by controlling proposed extensions and alterations in order to ensure compliance with the requirements of policies UD3 'General Principles' and UD4 'Quality Design' of the Haringey Unitary Development Plan and Policy 7.4 'Local Character' of the London Plan.

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.Reason: In order to safeguard the trees in the interest of visual amenity of the area.

6. 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 statement shall be adhered to throughout the construction period and shall provide details on: 

i. The phasing, programming and timing of the works; taking into account additional development in the neighbourhood;ii. Site management and access, including the storage of plant and materials used in constructing the development, the use of hoardings and measures to clean construction vehicles including wheel washing.iii. Protective measures to protect the crown and roots of trees on or adjoining the application site boundaries during construction work (as indicated in the Tretec study accompanying the planning application) consistent with BS 5837:2012; and  iv. Measures to ensure the stability of adjoining properties.v. The impact of groundwaterReason: In the interests of residential amenity, highway safety and to protect trees in a Conservation Area in accordance with with Policies UD3, CSV1 and OS17 of the Haringey Unitary Development  Plan.

7. No development shall start until details of the proposed foundations in connection with the development hereby approved and any excavation for services shall be agreed in writing with the Local Planning Authority.  The development hereby permitted shall be constructed in accordance withe approved plans.Reason: In order to safeguard the root systems of those trees in the vicinity of the site which are to remain after building works are completed in the interests of visual amenity consistent with Policies CSV1 and OS17 of the Haringey Unitary Development  Plan.

8. Notwithstanding the details shown on drawing 1182/AP2- 04a  the windows on the side elevation facing towards No 28 Denewood, shall be glazed with 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 consistent with Policy UD3 of the Haringey Unitary Development Plan.

9. The proposed dwellings hereby approved shall not be occupied until it has beendemonstrated to the local planning authority that the development meets the Code for Sustainable Homes Level 4 or above.Reason: To promote sustainable development in accordance with UDP PolicyUD2 and London Plan Policy 5.2.

REASONS FOR APPROVAL

The proposed replacement building in terms of design and massing will be in keeping with the architectural styles and forms that exist along Denewood Road and the surrounding 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', and CSV1 'Development in Conservation Areas' 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. Given the above this application is recommended for APPROVAL.To assist applications the Local Planning Authority has produced policies and written guidance, all of which is available on the Council’s website and which has been followed in this instance.It is recommended that the developer meet with the Council's arboricultural expert on site to confirm tree protection measues prior to the submission of measures to discharge conditions 6 and 7.

Section 106: No