Agenda item

Retention of existing facade of single storey A3 restaurant and erection of 2 storey infill extension to create 3 additional floors to provide 3 x 1 bed flats to upper floors.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report, previously circulated, on the application to grant planning permission for 1 Ferme Park Road, N4 4DS for the erection of a 2 storey infill extension to provide 3x 1 bed flats, with retention at ground level of the existing façade of the single storey restaurant. 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 attention of the Committee was drawn to a tabled appendix setting out officer responses to objections received during consultation.

The following points were raised by the Committee in discussion of the officer report:

·        The Committee emphasised the importance of ensuring design elements of the new extension replicated so far as practicable details of the adjacent terrace including details such as chimney stacks, brickwork bandings and quoining. It was agreed that condition 8 requiring drawings and material samples to be submitted and approved by the Council, could be extended to cover details such as chimney stacks, brickwork banding and cornerstones. Members also requested that condition 8 be further amended to cover all windows and external doors thereby covering both front and rear elevations.

·        Members expressed concern that not all of the proposed flats would meet the minimum space standards set out by the Mayor. Officers advised that the footprint of the flats remained the same as that approved under the previous planning application granted in 2009 and that consideration had also been given to the constrained nature of the site. Therefore on balance, officers were satisfied that the footprint of the flats were acceptable.

·        The Committee expressed concern over the potential for noise disturbance associated with the construction work to impact on service users of the MIND charity building located to the south of the application site. It was therefore agreed that a condition be added to require the applicant to consult with the MIND charity regarding the setting of construction hours due to the sensitive nature of the service users using the MIND facility.

The Chair moved the recommendation of the report, including the proposed amendments detailed above to condition 8 and an additional condition around construction hours and it was

RESOLVED

·        That planning application HGY/2012/1536 be approved subject to 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.   The use hereby permitted shall not be operated before 0800 or after 2300 hours on any day.

Reason: This permission is given to facilitate the beneficial use of the premises whilst ensuring that the amenities of adjacent residential properties are not diminished.

4.   Prior to the implementation of the permission, details of any extract fans or flues shall be submitted to and approved by the Local Planning Authority. Any extract fans installed shall be mounted with flexible connections and installed together with any associated ducting so as to prevent the transmission of noise and vibration into neighbouring premises.

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

5.   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 (2006), SP6 'Waste and Recycling' of the Haringey Local Plan (2013) and Policy 5.17 'Waste Capacity' of The London Plan.

6.   All new works and works of making good to the retained fabric, whether internal or external, shall be finished to match the adjacent work with regard to the methods used and to material, colour, texture and profile.

Reason: In order to safeguard the special architectural or historic interest of the building and fulfil the requirements of Policies CSV5 'Alterations and Extensions in Conservation Areas' of the Haringey Unitary Development Plan (2006 Saved Policies ), SP12 'Conservation' of the Haringey Local Plan (2013) and Policy 7.8 'Heritage Assets and Archaeology' of the London Plan.

7.   All external joinery should be of painted timber.

Reason: In order to safeguard the special architectural or historic interest of the building and fulfil the requirements of PoliciesCSV5 'Alterations and Extensions in Conservation Areas' of the Haringey Unitary Development Plan (2006 Saved Policies), SP12 'Conservation' of the Haringey Local Plan (2013) and Policy 7.8 'Heritage Assets and Archaeology' of the London Plan.

8.   Detailed drawings or samples of materials, as appropriate, in respect of the following, shall be submitted to and approved by the Local Planning Authority before the relevant part of the work is begun.

a. brickwork

b. roof slates

c. fascia and soffit boards

d. rainwater goods

c. windows and external doors

d. replacement fascia and awnings

The development shall be implemented in accordance with the approved details or samples of materials.

Reason: In order to safeguard the special architectural or historic interest of the building and fulfil the requirements of Policies CSV5 'Alterations and Extensions in Conservation Areas’ of the Haringey Unitary Development Plan (2006 Saved Policies), SP12 'Conservation' of the Haringey Local Plan (2013) and Policy 7.8 'Heritage Assets and Archaeology' of the London Plan.

9.   Structural Engineer's drawings, indicating the intended method of ensuring the stability of the fabric to be retained throughout the period of demolition and reconstruction, shall be submitted to and approved by the Local Planning Authority before the relevant part of the work is begun.

Reason: In order to safeguard the special architectural or historic interest of the building and fulfil the requirements of Policies CSV5 'Alterations and Extensions in Conservation Areas'', of the Haringey Unitary Development Plan (2006 Saved Policies) and SP12 'Conservation' of the Haringey Local Plan (2013) and Policy 7.8 'Heritage Assets and Archaeology' of the London Plan.

10.The cycle storage area shown on the approved drawings shall be provided prior to the occupation of the residential units hereby permitted.  This area shall thereafter be kept continuously available for cycle storage and shall not be used for any other purpose without the prior permission in writing of the Local Planning Authority.

Reason: In order to ensure that adequate provision for cycle storage is available within the site in accordance with Policies UD3 'General Principles' and MV9 Car-free residential developments of the Haringey Unitary Development Plan and Policy 6.13 'Parking' of the London Plan.

INFORMATIVE: A separate application will be required for the display of any illuminated signs.

INFORMATIVE: The applicant is advised to contact the Environmental Health Department (tel. 020 8489 1000) regarding the provision of adequate sanitary facilities, mechanical extract ventilation, refuse storage facilities, fire requirements and compliance with the Food Safety (General Food Hygiene) Regulations 1995 that may be required in conjunction with this approval.

INFORMATIVE: 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 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

INFORMATIVE: The new development will require naming/numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.Informative: No residents will  be entitled to apply for a residents parking permit  under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

INFORMATIVE: The applicant is advised that street-based households receiving kerbside collection services require space for the ‘Standard kerbside collection full set’ to be left for collection within the area of the property as close as possible to the access point to the property for collection teams.  Details of the ‘Standard kerbside collection full set’ are as follows: Wheelie bins or bulk waste containers must be provided for household collections,w heelie bins must be located no further than 25 metres from the point of collection, bulk waste containers must be located no further than 10 metres from the point of collection.  The route from waste storage points to collection point must be as straight as possible with no kerbs or steps. Gradients should be no greater than 1:20 and surfaces should be smooth and sound, concrete rather than flexible. Dropped kerbs should be installed as necessary.

Adequate waste storage and collection arrangements must be in place to service 3 flats.  The site plan shows storage area for waste containers, one of which should be for recycling.   Sufficient bin allocation should be allowed to ensure no side waste or spillage occurs between waste collection days.  Domestic waste must not be contaminated with trade/commercial waste.  There must be separate waste collection and storage arrangements for both domestic and trade waste at this site.

INFORMATIVE: You must obtain the prior consent of the owner and occupier of any land upon which it is necessary for you to enter in order to undertake any works in connection with the devellopment hereby approved. This permission  granted by the Local Planning Authority in no way authorises the applicant to take any action  withiout obtainiing this consent and you are advised to seek the requisite approval.

INFORMATIVE:  The applicant is advised that the proposal will be liable for the Mayor of London's CIL.  Based on the Mayor's CIL charging schedule and the information given on the plans, the charge will be £5740(164 x £35). This will be collected by Haringey after the scheme is implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.