Agenda item

Demolition of 33 existing lock-up garages and erection of 4 x 2 storey four

bedroom houses with basement floors and associated landscaping and car parking (AMENDED DESCRIPTION).

 

RECOMMENDATION: grant permission to replace extant permission subject to conditions

The Committee considered a report, previously circulated, on the application to grant planning permission for the land rear of 27-47 Cecile Park N8 for the erection of 4x 2 storey four bedroom houses with basement floors and associated landscaping and car parking. 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 replace extant permission subject to conditions. The Planning Officer gave a short presentation highlighting the key aspects of the report. The application followed on from a previous scheme approved in 2010 and for which the Committee had approved the extension of the implementation period for the extant permission in January 2013. The current application was for an amended scheme.

 

A number of local residents addressed the Committee and raised a series of objections in relation to the application:

·        The size, height and scale of the new development was of concern in addition to the proximity to neighbouring houses, with the associated risk of loss of privacy and light.

·        Basement excavation works had the potential to damage the foundations of nearby houses as well as causing noise and disturbance to neighbours during the building works.

·        Concerns were expressed regarding the potential for the development to cause an increase in the potential for future flash flooding and that no precautions were in place to mitigate this risk.

·        The plans provided were not accurate in reflecting extensions made to neighbouring houses and the larger footprint of the new houses at first floor level.

·        No provisions had been made for landscaping arrangements on site.

·        The design was not inkeeping with the Conservation Area.

 

 

The applicant’s representative, Mr Taylor, addressed the Committee and raised the following points:

·        The revised application was not a substantial departure from the currently approved scheme granted by the Committee.

·        The spacing between the houses had been increased and the house ridge heights lowered by 1m from the previous plans.

·        Any risks regarding basement works exacerbating flooding in the area was sufficiently covered under construction conditions proposed by officers. 

·        Following a question from the Committee, confirmation was provided that a landscaping plan was being developed for the site including potential improvements to the north flank retaining wall and the access road.

 

 

The Committee discussed additional conditions to be added should the application be approved and agreed for two informatives for the developer to consult with the local neighbours regarding the design of improvements to the access road and also to consult local ward councillors on the naming of the development.

 

The Chair moved the recommendation of the report including the two additional informatives detailed above and it was

 

RESOLVED

 

·        That permission be granted to replace extant permission for application HGY/2012/1705 subject to conditions and the two additional informatives covering consultation on improvements to the access road and the naming of the development.

 

 Subject to the following 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 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 & BOUNDARY TREATEMENT

3. 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.

 

4. Details of a scheme depicting those areas to be treated by means of hard and soft landscaping shall be submitted to, approved in writing by, and

implemented in accordance with the approved details. Such a scheme shall

include a schedule of species and a schedule of proposed materials/ samples to be submitted to, and approved in writing by the Local Planning Authority. The approved landscaping scheme shall thereafter be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner). Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be

replaced in the next planting season with a similar size and species. The

landscaping scheme, once implemented, is to be maintained and retained

thereafter to the satisfaction of the Local Planning Authority.

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

 

5. Prior to the first occupation of the building a plan showing details of the green roof including species, planting density, substrate and a section at scale 1:20 showing that adequate depth is available in terms of the construction and long term viability of the green roof, and a programme for an initial scheme of maintenance shall be submitted to and approved in writing by the local planning authority. The green roof shall be fully provided in accordance with the approved details prior to first occupation and thereafter retained and maintained in accordance with the approved scheme of maintenance

Reason: To ensure that the green roof is suitably designed and maintained.

 

 

TREE PROTECTION

6. A pre-commencement site meeting must take place with the Architect, the

consulting Arboriculturist, the Local Authority Arboriculturist, the Planning

Officer to confirm tree protective measures to be implemented. All protective

measures must be installed prior to the commencement of works on site and

shall be inspected by the Council Arboriculturist and thereafter be retained in

place until the works are complete.

Reason: To safeguard the health of existing trees which represent an important amenity feature.

 

7. Details of the proposed foundations in connection with the development

hereby approved and any excavation for services shall be agreed with the

Local Planning Authority prior to the commencement of the building works.

Reason: In order to safeguard the root systems of those trees on the site which are to remain after building works are completed in the interests of visual amenity.

 

8. The works required in connection with the protection of trees on the site shall be carried out only under the supervision of the Council's Arboriculturalist. Such works to be completed to the satisfaction of the Arboriculturalist acting on behalf of the Local Planning Authority.

Reason: In order to ensure appropriate protective measures are implemented

to satisfactory standards prior to the commencement of works in order to

safeguard the existing trees on the site.

 

CONSTRUCTION

9. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1300 hours on Saturday and not at all on Sundays or Bank Holidays.

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

 

10.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.

 

11.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; 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;

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

v. Measures to ensure the stability of adjoining properties/ gardens.

vi. Vehicle and machinery specifications.

.Reason: In the interests of residential amenity and highway safety

 

12.Before development commences other than for investigative work:

a) A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those

uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced. The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

b) If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site. The investigation must be comprehensive enough to enable:-

• a risk assessment to be undertaken,

• refinement of the Conceptual Model, and

• the development of a Method Statement detailing the remediation

requirements.

The risk assessment and refined Conceptual Model shall be submitted, along

with the site investigation report, to the Local Planning Authority.

c) If the risk assessment and refined Conceptual Model indicate any risk of

harm, a Method Statement detailing the remediation requirements, using the

information obtained from the site investigation, and also detailing any post

remedial monitoring shall be submitted to, and approved in writing by, the

Local Planning Authority prior to that remediation being carried out on site.

Where remediation of contamination on the site is required completion of the

remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with

adequate regard for environmental and public safety.

 

13.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. (Reference to the London Code of Construction Practice) and that the site or Contractor Company 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 to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

OTHER

14.Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2008 (or any order revoking and re-enacting that Order with or without modification), no

development otherwise permitted by any part of Class A, D & E of Part 1 to

Schedule 2 of that Order shall be carried out on site.

Reason: To safeguard the amenities of neighbouring occupiers and the general locality.

 

15.No dwelling shall be occupied until it has been demonstrated in writing to the Local Planning Authority that the development hereby permitted will meet or exceed Code for Sustainable Homes Level 4.

Reason: To ensure a sustainable construction consistent with Policy 5.2 of the London Plan 2011.

 

16.Prior to the occupation of the dwellings hereby permitted a priority signage shall be erected indicating that 'priority is given to vehicles in the opposite direction', in the form of roundel Ref. No 615, as contained in the 'Traffic Signs and General Directions 2002', at the start of the vehicular access, northbound towards Cecile Park. This would ensure that vehicles entering the site from Cecile Park would have priority over the opposing traffic at all times.

Reason: To minimise disruption to traffic on Cecile Park and curtail vehicular

conflict along

 

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.

 

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.