Agenda item

Erection of new two-storey retail building with ancillary restaurant to replace

existing building with existing restaurant.

 

RECOMMENDATION: grant permission subject to conditions.

 

The Committee considered a report on the application to grant planning permission for the erection of a replacement two storey retail building with ancillary restaurant to the Sunshine Garden Centre, Durnsford Road N11. 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 and set out the following as a replacement for paragraph 8.5.2 in the Committee report:

 

Paragraph 89 of the NPPF sets out that the construction of new buildings in MOL (Metropolitan Open Land) is inappropriate except in a narrow range of circumstances. These circumstances include limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the MOL and the purpose of including land within it than the existing development; the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;  the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces.

 

The proposed development would be taller than the development currently on site, being two storey rather than one storey with the footprint of the proposed building increasing from 490 sq.m. to 676 sq.m. It was however considered that the buildings would not have a greater impact on the openness of the MOL than the existing buildings. This was particularly the case given that the extension facing the open part of the MOL would be set back from the original building line. The alterations to the buildings would not result in disproportionate additions over and above the size of the original building and the new building would not be materially larger than the one it replaced. As such the development was considered to be appropriate in the MOL.

 

The Committee raised the following points in their discussions of the application:

·        Concerns were expressed regarding the increase in retail floor space proposed under the application. Officers advised that the increase was considered to be acceptable as the footprint of the building would not increase significantly and that the retail space would remain ancillary to the current garden centre use.

·        Confirmation was provided that the proposed extension would be approximately 5m higher than the existing building and that the extension would remain subordinate to the main building although the roof line would be aligned to its eaves.

·        The landscaping and screening for the new extension would be broadly inline with that currently in place.

 

The Committee discussed additional conditions that could be added to any approval granted. It was considered important that the Virginia creeper style plant currently covering the front elevation of the main building be restored following the completion of the extension. Members were also concerned about the potential for overlooking from the new extension and therefore requested that the landscaping condition be extended to ensure planting plans would provide screening with the particular objective of preventing overlooking.

 

Officers were asked to note the Committees request to be provided with the opportunity to view the materials proposed for the development prior to the commencement of works.

 

The Chair moved the recommendation in the report, including the inclusion of new conditions covering the restoration of the climbing plant to the front elevation and landscaping to prevent overlooking, and it was 

 

RESOLVED

 

• That planning application HGY/2013/1692 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 revised approved plans: 3211; 101C; 201B, 202B, 203B, 204B, 205B, 210

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. The Applicant/ Developer are required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval prior to construction work commences on site. The Plans should provide details on how construction work (including demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Durnsford Road is minimised. It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak periods.

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 under 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.

• 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

• Extract Duct/Flue

11. 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 prior

to commencement of use”.

Reason: In order to ensure that the proposed development does not prejudice

the enjoyment by neighbouring occupiers of their properties.

 

POST-COMMENCEMENT CONDITIONS

• Cycle Parking

12.The applicant shall provide on-site cycle storage to cater for at least 6 bicycles.

Reason: In order to comply with London Plan guidance and to encourage the

use of sustainable modes of transport

 

INFORMATIVE: In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our development plan comprising the London Plan 2011, the Haringey Local Plan 2013 and the saved policies of the Haringey Unitary Development Plan 2006 along with relevant SPD/SPG documents, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. In addition, where appropriate, further guidance was offered to the applicant during the consideration of the application.