Agenda item

Change of use from light industrial to residential, demolition of existing

buildings and erection of 1 x three bed house and 1 x three / four bed house (AMENDED PLANS SUBMITTED 28.12.2012)

 

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report, previously circulated, on the application to grant planning permission for land rear of 2-16 Lauradale Road, 85 Woodside Avenue, for the change of use from light industrial, the demolition of existing buildings and the erection of 2 houses. 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 Committee were advised of an amendment to the report in that the footprint for the new houses would broadly be inline with the current buildings (315m² proposed compared to 318m² currently) and not significantly smaller as stated in the report in error. 

 

Cllr Davies addressed the Committee in objection to the application and raised the following points:

·        The restricted nature of the access route to the site which was only 4.8m wide at its narrowest.

·        The scheme constituted overdevelopment of the site, with a floorspace 2 and a half times the size of the existing buildings.

·        A full hydrology report needed to be undertaken for the site

·        The Significant Local Open Land (SLOL) designation for the site should not be ignored.

 

Cllr Newton also addressed the Committee and advised that the site provided a key access route to Lauradale Road and Tetherdown school. The school had recently doubled in size, leading to concerns should the development be approved, on the safety of pedestrians, particularly children, continuing to use the pathway.

 

Two objectors addressed the Committee and put forward their views on the application:

·        The scheme constituted overdevelopment of the site

·        The second house would be located too close to neighbouring houses and be dominant in height.

·        The basement construction works and potential associated hydrological problems were of concern, particularly as a comprehensive hydrological report had not been undertaken.

·        The loss of SLOL designated land would impact adversely on the local community.

·        The safety of school children using the pathway running through the site to access Tetherdown School was a serious concern and one which was said to be echoed by both school governors and parents alike.

 

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

·        The site was already developed despite the SLOL designation although the existing buildings had no architectural merit and the site was widely considered to be an eyesore. The design of the proposed scheme would add to the area.

·        Efforts had been made with the current application to take into account the previous applications and objections received such as moving the distance of the houses from the retaining wall following comments from neighbours.

·        The current landuse as a builder’s depot also posed a risk to pedestrians using the pathway through the site, with the proposed scheme therefore constituting a lower risk in comparison through fewer vehicle movements.

 

 

The Committee discussed additional conditions to be added should the application be approved and agreed to add a condition requiring the road to be marked for shared use.

 

The Chair moved the recommendation of the report subject to the additional condition above and it was

 

RESOLVED

 

·        That permission be granted for application HGY/2012/1425 subject to conditions.

 

IMPLEMENTATION

1. The development hereby authorised must be begun not later than the

expiration of three 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. Notwithstanding the information submitted with the application, the

development hereby permitted shall only be built in accordance with the

following approved plans: 33-000, 33-000-A, 33-100-A, 33-001-B, 33-002-B

33-003, 33-004-A, 33-201-A, 33-301-A, 33-302-A, 33-303-A

Reason: To avoid doubt and in the interests of good planning.

 

PRE-COMMENCEMENT CONDITIONS

Materials

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 be implemented in accordance with the

approved samples.

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

4. Notwithstanding the details of landscaping referred to in the application, a

scheme for hard and soft the landscaping and treatment of the surroundings of the proposed development shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. Any planting details approved shall be carried out and implemented in 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 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 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.

 

Boundary Treatment

5. 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.

 

Construction Management Plan

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 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) Measures to ensure the stability of adjoining properties,

v) Vehicle and machinery specifications

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

 

Hydrology Assessment

7. 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.

 

Contractor Company

8. 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.

 

9. Waste Storage

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 Strategy

10. The applicant shall submit a construction management strategy which is to be approved by the Transport Planning Team and is to show the routeing of traffic around the immediate road network and ensure that freight and waste deliveries are timed to avoid the peak traffic hours and pupil arrival/departure times between 08:30am-09:15am and 02:45pm-03:30pm. Additionally, a Steward is required to oversee vehicles over 10tonnes entering and leaving the site.

Reason: To minimise vehicular conflict and the disruption to pedestrian and

vehicular traffic on the adjoining roads at this location and in the interest of

highway safety.

 

11. Control of Construction Dust

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 in writing by the local planning authority, with reference to the London Code of Construction Practice. Proof of registration that the site or Contractor Company is registered with the Considerate Constructors Scheme must be sent to the local planning authority prior to any works being carried out on the site.

Reason: In order to ensure that the effects of the construction upon air quality is minimised

 

Sustainable construction

12. The development shall not be occupied until the development has been

demonstrated to meet Code for Sustainable Homes Level 4.

Reason: To promote sustainable construction in accordance with Chapter 5 of the London Plan.

 

Levels

13. 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.

 

GPDO – No Permitted Development

14.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' of the Haringey Unitary Development Plan and Local Plan Policy SP11 and Policy 7.4 'Local Character' of the London Plan.

Protection of Trees

15.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.

 

POST-COMMENCEMENT CONDITIONS

Lifetime Homes

16. The residential units hereby approved shall be designed to Lifetime Homes Standard.

Reason: To ensure that the proposed development meets the Council’s

standards in relation to the provision of Lifetime Homes.

 

Surface Water Drainage

17. The applicant shall ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required

Reason - to ensure that the surface water discharge from the site shall not be

detrimental to the existing sewerage system.

 

INFORMATIVE – Commercial Environmental health

Prior to demolition 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.

 

INFORMATIVE – Naming

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.

INFORMATIVE - Waste

The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site in order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance.