Agenda item

Variation of condition 2 (plans) attached to planning permission HGY/2012/1258 to increase the number of units from 7 to 9.

RECOMMENDATION: grant variation subject to conditions and s106 legal agreement.

[Cllr Reid did not sit as a member of the Committee for the duration of this item].

The Committee considered a report on the application to grant a variation of condition 2 (plans) attached to planning permission HGY/2012/1258 to increase the number of units from 7 to 9. 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 the variation subject to conditions and a s106 legal agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. Confirmation was provided that the increase in units would be achieved through a minor extension to the roof of the public house as well as reconfiguring and optimising the layout of the flats. The Committee were advised of an error within the report setting out the dwelling mix of the consented scheme with 2x two bedroom units and not 1 as listed.

An objector addressed the Committee to raise the following points:

·        The density of the development would be too high with the inclusion of the additional units.

·        The new unit proposed on the top storey would result in overlooking to the houses opposite with windows now to habitable rooms.

·        The application would exacerbate existing problems with traffic in the area due to the two schools in the vicinity and the pub as well as displacement parking from the Crouch End CPZ resulting in parking and traffic pressures.

Officers from the transport team advised that the development did not meet the criteria for car free designation as it was not located in a CPZ and had a low Public Transport Accessibility rating.

Cllr Reid addressed the Committee as a local resident and raised the following points:

·        Traffic was a particular problem in Nightingale Lane and would be exacerbated as a result of this development plus other schemes approved in the area such as Cleopatra House and Pembroke Works.

·        Overlooking would be caused from the pub to houses opposite.

The applicant addressed the Committee and raised the following points:

·        Planning permission had already been granted for the substantive scheme.

·        The variation sought a minor 300mm reconfiguration to the roof to incorporate an extra residential unit.

·        No evidence had been proffered regarding the alleged traffic problems in the area.

·        The applicant would be willing to consider the use of obscure glass to the top floor windows to mitigate overlooking concerns.

Members expressed concern that the determination of the consented scheme by Planning Committee in 2008 had rejected the provision of 9 units, with final approval granted for 7 units and that the variation now sought would undermine this decision. Officers advised that new housing targets had been introduced since 2008, including seeking to optimise schemes and therefore it was the officer view that there would not be a material additional impact on the scheme from the additional units sought.

The Chair moved the recommendation of the report and it was

RESOLVED

·        That planning application HGY/2014/0091 be rejected on the grounds that the application would result in overlooking to the houses opposite from the windows on the top floor, the dwelling mix was non-compliant with the Housing SPD 2008 through a weighting towards one bed units, the density was outside of the recommended range, a loss of amenity, exacerbation of parking problems in the area and the cumulative impact of the additional units to the overall scheme.