Agenda item

Demolition of existing hand car wash and garage commercial unit with rear warehouse buildings, and erection of new commercial unit (B1) at ground floor level and 2x one bed flats and 2x two bed flat at first and second floor levels.

 

RECOMMENDATION: grant permission subject to conditions

 

 

The Committee considered a report, previously circulated, on the application to grant planning permission for the demolition of the current building at 196-198 West Green Road and the erection of a new commercial unit at ground floor level and 2x one bed flats and 2x two bed flats at first and second floor level. 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 raised the following points in discussion of the application;

·        Concerns were raised regarding the likelihood of the site being contaminated as a result of its current use as a car wash and car garage including the potential for the presence of asbestos, and the importance of ensuring this was appropriately remedied before any construction works began. Officers advised that an additional condition could be imposed requiring the applicant to undertake a contamination assessment prior to any construction works starting on site to ensure any contamination issues would be appropriately addressed. Confirmation was provided that specific regulations covering the management of asbestos fell under the remit of the Environmental Health department.

• Members raised concern over the proposed car free classification of the development, particularly in recognition of the crime levels in the area and therefore the potential for this to discourage future residents. Officers advised that the site was well served by public transport and confirmed that the nearest car club bay was approximately 250m from the development. It was agreed that an informative be added for officers to review the car club position with the applicant to explore the viability of the development supporting a bay. At a strategic level, an additional piece of work would be undertaken by officers to review car club viability and threshold levels for the borough under the Development Management DPD to provide a steer for schemes going forward.
• Confirmation was provided that the restoration of the dropped kerb currently located to the front of the site would be covered by a condition.
• Concerns were raised regarding the condition of the boundary wall adjacent to the dental surgery and it was advised that this issue had been referred to the Building Control service as a potential dangerous structure. Clarification would also be sought on the ownership of the wall.
• It was requested that the condition covering landscaping be reworded to cover both the front and rear of the site. It was also requested that the feasibility be looked into of planting a number of small, manageable trees such as silver birch on the site under the landscaping plan.
• Members expressed a preference for the use of darker stock bricks in construction if possible for the new buildings to be more in keeping with those used in the area.

 

Ms Onyett, a resident of neighbouring Dorset Road, addressed the Committee in objection to the application and raised the following points:

• The new development proposed would impact on the privacy of the block of flats on Dorset Road adjacent to the rear of the site and that clarification had not been provided on the distances involved between the buildings. 
• Concern was also expressed over the potential for the new development to cause disturbance from construction noise to neighbouring properties. 

 

In response to these comments, officers confirmed that under the design submitted, no windows were proposed above first floor level to the flank wall of the rear block and that windows at ground floor level would contain obscure glazing and face onto the boundary fence. The new block would also be farther away from the adjacent flats on Dorset Road than the current car garage area. In response to concerns regarding noise, it was agreed that an additional condition could be imposed covering noise attenuation up to the site boundary.

 

The applicant’s representative addressed the Committee and made the following points;

• Arrangements for waste collection had been agreed with the Council, with an enclosed bin storage area to be provided to the rear of the site.
• Confirmation was provided that a fully fenced boundary treatment would be undertaken.

 

The Chair moved the recommendation of the report subject to the inclusion of the additional conditions covering noise attenuation, contamination assessment, revising of the landscaping condition and an informative to review the car club bay and it was

 

RESOLVED

• That planning application HGY/2013/0790 be approved 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: 1274-P-01-00, 02-00, 02-01, 03-00, 03-01, 03-02

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 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 until a construction management plan (CMP) and construction logistics plan (CLP) have been submitted to and approved in writing by the local planning authority.  The CMP and CLP must:

·        provide details of how construction work (including work associated with demolition) will be undertaken in a manner to minimise disruption to traffic and pedestrians on West Green Road and roads surrounding the site including how construction vehicle movements will be planned and co-ordinated to avoid the AM and PM peak periods (defined as 0800 to 0900 hours and 1700 to 1800 hours on Monday to Friday); and  

The development shall be constructed and completed in accordance with the approved CMP and CLP.

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation network.

 

Sustainable construction

7. Prior to the implementation of the consent hereby approved, the applicant shall submit a detailed energy assessment to demonstrate how the targets for carbon dioxide emissions reduction outlined above are to be met within the framework of the energy hierarchy set out under Policy 5.2 of the London Plan 2011 and that the residential elements of the scheme will achieve Code for Sustainable Homes Level 4 and the non-domestic elements BREEAM ‘Very Good’ standard. Thereafter the recommendations of the energy assessment shall be undertaken in full and required technology installed in accordance with the details approved and an independent post-installation review, or other verification process as agreed, shall be submitted to the Local Planning Authority confirming the agreed technology has been installed prior to the occupation of the building hereby approved.

Reason: To ensure the development incorporates on-site renewable energy generation to contribute to a reduction in the carbon dioxide emissions generated by the development, in line with Local Plan Policy SP4 and London Plan Policy 5.2.

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

            Levels

8. 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.

 

Waste Storage

.    9.    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.

 

Control of Construction Dust

10.     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 effects of the construction upon air quality is minimised

 

Biodiversity

11. Notwithstanding the description of the green roof in the application, a detailed green roof plan, shall be submitted to and approved in writing by the Local Planning Authority before the development is brought into use.

12. Reason: to support biodiversity on the site and provide a suitable setting for the proposed development in the interests of visual amenity.

 

 

POST-COMMENCEMENT CONDITIONS

Lifetime Homes

13.               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.

 

Obscure glazed windows

14. No unit shall be occupied until the obscure glazed windows shown on the approved drawings have been installed. The windows 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 Saved UDP policy UD3 'General Principles' and Local Plan Policy SP11 ‘Design’

Surface Water Drainage

14.       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 of 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 being carried out.

 

INFORMATIVE – Naming

The new development will require naming. The applicant should contact the Local Land Charges section/department 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