Agenda item

Redevelopment of site to provide 12 self-contained flats within 2 residential

blocks together with 10 parking spaces and associated landscaping.

 

RECOMMENDATION: grant permission subject to conditions and s)106 agreement.

The Committee considered a report on the application to grant planning permission for the redevelopment of the site at 30 Muswell Hill to provide 12 self contained flats within two residential blocks. 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 and the signing of a s106 agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The Committee were advised that extant planning permission had been granted for the site in 2001 and which remained live and capable of implementation. It was considered that the current application constituted an improved scheme in terms of design, access and layout.

 

Following the completion of a viability assessment for the scheme, the applicant was proposing a £125k commuted sum be paid in lieu of the non provision of affordable housing units on site. Officers confirmed that no affordable housing provision/contribution was provided for under the extant planning permission currently in place. In response to concerns from the Committee over the seemingly low affordable housing contribution proposed, officers confirmed that the applicant’s viability assessment had been rigorously tested and that a clause would be included within the s106 agreement to capture value should the sale prices of the units exceed those set out within the viability assessment.

 

An informative was requested for addition to provide members of the Committee with the opportunity to view the proposed materials for the external surfaces of the development and also to encourage the applicant to avoid the use of untreated wood and bare metalwork and support the provision of obscured balconies. An informative was also requested to ask the applicant to consult Members in the naming of the scheme.

 

The Committee requested that the wording be tightened up within the s106 agreement to clarify the definition of ‘local residents’ as part of the commitment for 20% of the onsite workforce employed during construction to be local residents.

 

The Chair moved the recommendation contained within the report including the additional informatives listed above, and it was

 

RESOLVED

·        That planning permission HGY/2011/1846 be approved subject to conditions and the signing of a s106 agreement.

 

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: 3655/P09, P10, P11, P12, P15. P19, P19, P20, P25, P26, P27, P28, P29, P100

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. No development shall take place until full details of both hard and soft

landscape works have been submitted to and approved in writing by the local

planning authority and these works shall be carried out as approved. These

details shall include: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports

etc.); retained historic landscape features and proposals for restoration, where

relevant. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme]. The soft landscaping scheme shall include detailed drawings of:

a. those existing trees to be retained.

b. those existing trees to be removed.

c. those existing trees which will require thinning, pruning, pollarding or

lopping as a result of this consent. All such work to be approved in writing by

the Local Planning Authority.

d. Those new trees and shrubs to be planted together with a schedule of

species shall be submitted to, and approved in writing by, the Local Planning

Authority prior to the commencement of the development. Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict 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 trees or 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 retained thereafter.

Reason: In order for the Local Planning 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 consistent with Policy 7.21 of the London Local Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

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.

Levels

6 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.

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. 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.

Waste Storage

8. 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:

9. 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 Combustion and Energy Plant:

10.Prior to installation details of the boilers to be provided for space heating and domestic hot water should be forwarded to the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 40 mg/kWh (0%).

Reason: To ensure that the Code for Sustainable Homes assessment obtains

all credits available for reducing pollution, as required by The London Plan

Policy 7.14.

Construction Management Plan

11. 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 would be undertaken in a manner that disruption to traffic and pedestrians on Muswell Hill 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.

Historic WW2 ARP post

12.No works shall be carried out on the site until a full detailed record including, photographs and survey of the historic WW2 ARP post has been submitted and approved by the LPA

Reason: To ensure that there is evidence that the structure appears on

Council’s records.

 

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 (3655/P 29) 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’

 

INFORMATIVE 1 – 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 2 – Thames Water

Where the developer proposes to discharge to a public sewer, prior approval

from Thames Water Developer Services will be required. They can be

contacted on 0845 850 2777. Reason ? to ensure that the surface water

discharge from the site shall not be detrimental to the existing sewerage

system.

INFORMATIVE 3 – Thames Water

Thames Water will aim to provide customers with a minimum pressure of 10m

head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it

leaves Thames Waters pipes. The developer should take account of this

minimum pressure in the design of the proposed development.

INFORMATIVE 4 – Secure by Design

The new homes would benefit from the Secured by Design standards,

particularly for door and window standards;There should be gating near the

front of the property to prevent intruders gaining access