Agenda item

Demolition of existing single dwelling and erection of part 3 / part 4 storey building comprising 2 x three bed and 3 x one bed flats.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report, previously circulated, on the application to grant planning permission for 227 Alexandra Park Road N22 7BJ for the demolition of the existing building and erection of a new building comprising 2x three bed and 3x one bed flats. 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 following points were raised in discussion of the application by the Committee:

·        Concerns were expressed regarding the narrowness of the Alexandra Park Road and the potential for damage to be caused to the pavement in the vicinity of the development during construction works. Confirmation was provided that a condition could be imposed to address this.

·        The Committee requested that Members be invited to view the materials proposed for the development once submitted to the Council.

·        Concerns were expressed regarding the detailing of the design. It was advised that a condition could be added in relation to the scaling of windows and doors to the development.

Two objectors, Ms Avery and Mr Davies, addressed the Committee and made the following comments on the application:

·        The proposed design of the development was not inkeeping with the rest of the street

·        Insufficient arrangements had been made for parking for the scheme, with only one parking space provided in reality as the garage on site belonged to a neighbouring property.

·        The positioning of the balconies would result in loss of privacy through overlooking to neighbouring properties and also affect their current light and views.

·        Concerns were raised over the lack of consultation around the proposed demolition of the garage onsite impacting on the right of access for a number of neighbouring properties to utility meters located within and potentially adversely impacting on the boundary party wall.

·        The potential for the development to exacerbate flooding issues in the area

The applicant and his representative addressed the Committee and raised the following points:

·        The existing building was out of character with the rest of the street and would require major refurbishment in order to bring it up to modern standards.

·        The current site was underdeveloped being a double plot and the high quality design of the new building would enhance the local area and be more energy efficient.

·        A mix of dwelling units was proposed onsite including larger family flats as well as one bedroom flats to encourage a sustainable development.

·        The development included two off site parking spaces.

·        The owner of the garage located onsite had agreed to its demolition and rebuild and confirmed that access would still be provided to neighbouring properties utility meters.

The Committee agreed that further clarification be sought from the applicant regarding parking arrangements on site in light of the garage remaining under the ownership of a neighbour.

In recognition of the concerns raised by the objectors, it was agreed that an informative should be added to remind the applicant of responsibilities in relation to party wall legislation.

In terms of additional conditions, it was agreed that conditions should be added requiring the applicant to restore any damage caused to the public highways in the vicinity of the site from the construction works; to require balconies on the new building to have privacy screens retained at all times; to amend the design to require a 1:20 scale for doors and windows and requiring the applicant to undertake further work in relation to drainage.

The Chair moved the recommendation of the report with the additional conditions as listed above and it was

RESOLVED

·        That application HGY/2012/2018 be granted subject to conditions including the additional conditions requested by the Committee as listed above:

Conditions:

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

DRAWINGS

2. Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans:  124/12-PL 01-09, 10-19 Rev B, 20, 21

CYCLE PARKING

3. Provision shall be made on site for the secure parking of seven cycles, in accordance with a scheme to be agreed with the Local Planning Authority. The building hereby permitted shall not be occupied/ until such provision has been made.Reason: To encourage the use of sustainable modes of transport to and from the site in compliance with Policy 6.9 'Cycling' of the London Plan.

MATERIALS

4. Samples of all materials to be used for the external surfaces of the development 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.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.

LANDSCAPING

5. 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.

WASTE STORAGE

6. No development shall take place until a detailed scheme for the provision of refuse and waste storage and recycling facilities has been submitted to and approved in writing by the Local Planning Authority. Such a scheme as approved shall be implemented and permanently retained thereafter.Reason: In order to protect the amenities of the locality and to comply with Policy UD7 'Waste Storage' of the Haringey Unitary Development Plan and Policy 5.17 'Waste Capacity' of The London Plan.

CONSTRUCTION MANAGEMENT PLAN

7. 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 basementdevelopment 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) Measures to restore any damage to the public highway as a result of construction work;vii)Vehicle and machinery specifications.Reason:  In order to protect the residential amenity and highways safety of the locality

HYDROLOGY & HYDRO-GEOLOGY

8. 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.

CONSIDERATE CONTRACTORS

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.

SUSTAINABILITY

10. The development hereby approved shall achieve Code for Sustainable Homes Level 4.Reason: In order to improve the environmental performance of new developments and to adapt to the effects of climate change over their lifetime in accordance with Policy 5.2 of the London Plan.

DRAINAGE

11. Prior to commencement of development details of surface and rainwater drainage system shall be submitted to and approved in writing by the Local Planning Authority. The system shall be implemented as part of the development and thereafter retained.Reason: To ensure adequate provision of on-site drainage for the development.

FENESTRATION

12. No development shall proceed until details of all windows and doors at a scale of 1:20 are submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and retained thereafter. Reason: To ensure the development is of satisfactory architectural quality in accordance Policies UD3 'General Principles' and UD4 'Quality Design' of the Haringey Unitary Development Plan and Policy 7.6 'Architecture' of the London Plan.

BALCONY SCREENS

13. No unit shall be occupied until the balcony screens shown on the approved drawings have been installed. The screens shall thereafter be retained and not removed without the prior written consent of the Local Planning Authority.Reason: To prevent overlooking to adjoining neighbours in accordance with Policies UD3 'General Principles' and UD4 'Quality Design' of the Haringey Unitary Development Plan.

REASONS FOR APPROVAL

The reasons for the grant of approval are as follows: a)   It is considered that the principle of this development is supported by national, regional and local planning policies which seek to promote the development of new housing. b)     The development is considered to be of sufficient design quality and responds adequately  to context and would cause no significant harm to residential or to the highway network. i)        The Planning Application has been assessed against and is considered to be in general accordance with -         National Planning Policy Framework; -  London Plan Policies, 5.3 'Sustainable design and construction', 6.1 'Integrating transport & development', 6.3 'Assessing effects of development on transport capacity', 6.4 'Enhancing London's transport connectivity', 6.11 'Smoothing traffic flow and tackling congestion', 6.12 'Road Network Capacity', 6.13 'Parking', 7.2 'Creating an inclusive environment', 7.3 'Designing out Crime', 7.4 'Local character',7.5 'Public realm', 7.6 'Architecture', 8.3 'Community Infrastructure Levy'; and-       Haringey Unitary Development Plan (UDP) 2006 Policies G1 'Environment', G2 'Development and Urban Design', G4 'Employment', G6 'Strategic Transport Links', UD1 'Planning Statements', UD2 'Sustainable Design and Construction', UD3 'General Principles', UD7 'Waste Storage', ENV6 'Noise Pollution', ENV7 'Air, Water and Light Pollution', ENV11 'Contaminated Land', M10 'Parking for Development' and TCR1 'Development In Town And Local Shopping Centres'. INFORMATIVE: The new development will require naming. 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.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.

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.