Agenda item

Formation of rear dormers, and partial demolition and rebuilding of two storey rear extensions to both properties with rooflights, terrace and garden wall (amended).

RECOMMENDATION: grant permission subject to conditions

[Cllr Demirci back in the Chair. Cllr McNamara was absent from the meeting for the remainder of proceedings]

The Committee considered a report on the application to grant planning permission for 37-39 Stanhope Gardens N6 for the partial demolition and rebuilding of two storey rear extensions and the formation of rear dormers. 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. It was identified that the applicant had submitted an indicative landscaping plan for the site.

The Planning Officer set out that new plans had been submitted clarifying the dimensions of the proposal and the relationship to surrounding properties.

The Committee raised the following issues in discussion of the application:

• In response to a question, officers confirmed that construction work had started on site without planning permission and as such had been subject to planning enforcement action.
• Members questioned the impact of the application on the character of the local Conservation Area. On balance, officers considered that the works would enhance the area by virtue of improving the condition of the properties, with the majority of changes concentrated to the rear elevations, leaving the existing front façade relatively unchanged.
• Officers confirmed that the applicant had the ability to extend the properties within certain parameters without requiring permission from the Council under permitted development rights.

A number of objectors addressed the Committee and raised the following points:

• Improvements to the condition of both properties were welcomed but it was felt that those proposed did not complement and indeed were out of keeping with the character of the local Conservation Area.
• The proposed first floor balconies would result in a potential loss of privacy to neighbouring properties.
• The scale of the ground floor extension was of concern, being out of proportion to neighbouring boundaries and not set in, thereby risking causing overshadowing to neighbouring properties.
• The solid wall proposed between the properties was bulky and would reduce light to neighbouring properties.

Cllr Weber addressed the Committee and raised the following points:

• The bulk and scale of the works proposed was of concern, with potential impact on neighbouring properties in relation to noise, drainage issues, loss of light and privacy
• The design was not sympathetic to the character of the Conservation Area.

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

• The works proposed would secure the restoration of both properties and rear gardens from their current neglected state thereby benefiting the local area
• Considerable amendments had been made to the design in light of comments from the Council and local residents in response to a previous application submitted which had subsequently been withdrawn.
• Any trees removed from the rear gardens would be replaced, with a final landscaping plan to be submitted for Council approval.
• The site was located on a bend of the road thereby reducing the impact of the scheme on the local area.

The Chair moved the recommendation of the report and it was

RESOLVED

• That planning application HGY/2013/0918 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 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 avoid doubt and in the interests of good planning.

3. The existing trees on the site shall not be lopped, felled or otherwise affected in

any way (including raising and lowering soil levels under the crown spread of the

trees) and no excavation shall be cut under the crown spread of the trees without

the prior written permission of the Local Planning Authority.

Reason: In order to safeguard the trees in the interest of visual amenity of the area.

4. Details of a scheme depicting those areas to be treated by means of hard and soft landscaping to the rear of the two dwellings shall be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include the details of the size, species and location of replacement trees.

Reason: In order to ensure the development has satisfactory landscaped areas in

the interests of the visual amenity of the area.

5. Notwithstanding the provisions of Class A of Part 2 of the Town & Country

Planning General Permitted Development Order 1995 details of the boundary

treatment to separate the gardens of two dwellings and the adjoining gardens (35

and 41 Stanhope Gardens) shall be submitted to and approved in writing by the

Local Planning Authority, prior to the completion of the extensions hereby

approved and thereafter implemented in accordance with such approved details.

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

Locality

6. Notwithstanding the approved plans in specific the roof terrace approved, the rest of the roof of the extension hereby permitted shall only be used in connection with the repair and maintenance of the building and shall at no time be converted to or used as a balcony, terrace, roof garden or similar amenity or sitting out area

without the benefit of the grant of further specific permission in writing from the

Local Planning Authority.

Reason: To ensure that the amenities of the occupiers of adjoining properties are

not prejudiced by overlooking.

INFORMATIVE: In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to work with the applicant in a positive and proactive manner. As with all applicants, we have made available detailed advice in the form of our statutory policies, and all other Council guidance, as well as offering a full pre-application advice service, so as to ensure the applicant has been given every opportunity to submit an application which is likely to be considered favourably.