Agenda item

Tynemouth Garage, Tynemouth Road N15 4AT

Demolition of existing garage and erection of 7 x two storey, three bedroom dwellings

 

RECOMMENDATION: grant permission subject to conditions and the signing of a Section 106 Agreement

Minutes:

The Committee considered a report on the application to grant planning permission for the demolition of existing garages and erection of 7 x two storey, three bedroom dwellings. 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 subject to a s106 legal agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. It was updated that following the Member site visit, an additional condition had been added to require the applicant to undertake an acoustic survey for the site covering the nearby London Underground ventilation shaft structure and to implement any mitigation measures identified.

 

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

·         It was queried whether granting the application would establish a precedent in the area for front facing dormer window designs. Officers advised that this feature was acceptable under the current application as the site was located opposite a health centre and not residential units.  

·         Further assurances were sought regarding the potential issue of noise nuisance caused by the ventilation shaft. Officers confirmed that no complaints had been recorded from residents in the vicinity identifying this as an issue and that the additional condition would be sufficient to mitigate any noise issues identified such as through the provision of triple glazing etc.

·         The loss of employment from the closure of the garage operation onsite was questioned. Officers advised that the applicant had failed to provide any details in this regard but that on balance, the benefits of the application outweighed the small potential loss of employment due to the residential nature of the site, an oversupply of workshops in the east of the borough and the provision of new family size housing.

 

The applicant addressed the Committee and raised the following points:

·         The existing car garage operation on site, possibly operating illegally, caused nuisance to the local area. In relation to the potential loss of employment from the demolition of the garage, it was advised that garage units were available locally on the Markfield Estate for relocation purposes.

·         A number of properties were located directly opposite the ventilation stack and had, as far as known, not reported any issues regarding noise.

·         There was a degree of flexibility with regards to the selection of final materials for the development in discussion with the Planning Service.

 

Cllr McNamara proposed a motion, seconded by the Chair, to defer the application on the grounds that improvements could be made to the design. The legal officer provided advice on the ramifications of this course of action. At a vote, the motion was lost.

 

An amendment was agreed to condition 3 to provide the opportunity for the Committee to view samples of materials to be used for the external surfaces of the development prior to final approval.

 

The Committee asked for an amendment to condition 4 to include reference to landscaping as well as materials be submitted and approved by the Planning Authority with the reason being to ensure they were inkeeping with the local area.

 

It was also agreed to include an informative to encourage the applicant to consult local ward Councillors in the naming of the development.

 

 

The Chair moved the recommendation of the report including the amendments to condition 3 and 4 and additional informative covering the naming of the development and it was

 

RESOLVED

·         That planning application HGY/2013/1249 be approved subject to conditions and subject to a s106 agreement.

 

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 Section 91 of the Town & Country Planning Act 1990 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.    Notwithstanding the provisions of Part 1 Schedule 2 of the Town and Country Planning General Development Order 1995 (or any subsequent re-enactment), no development including all domestic extensions/alterations to the development hereby permitted shall be carried out without the prior written consent of the Local Planning Authority

Reason: To safeguard residential amenity and the appearance of the new development

 

4.    Notwithstanding the description of the materials in the application, no development shall take place until precise details of the materials to be used in connection with the development hereby permitted be submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority and retained as such in perpetuity.

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

5.    Prior to the occupation of the development hereby approved details of all enclosures around the site boundary (fencing, walling, openings etc) at a scale of 1:20, shall be submitted to, and be approved in writing by the Local Planning Authority. Details shall include the proposed design, height and materials. The approved works are to be completed prior to occupation of the development and shall be permanently maintained to the satisfaction of the Local Planning Authority thereafter.

Reason: In the interest of public safety and security and to protect the visual amenity of the locality

 

6.    No development shall commence 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 Plans should provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on Dorset Road would be minimised.  It is also requested that construction vehicle movements are coordinated outside the peak network operational hours.

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

 

7.    No development shall take place until details of the type and location of secure and covered cycle parking facilities have been submitted to, and approved in writing by the Local Planning Authority. The development shall not be occupied until a minimum of 2 cycle parking spaces per unit, have been installed in accordance with the approved details. Such spaces shall be retained thereafter for this use only.

Reason: To promote sustainable modes of transport.

 

8.    Prior to the occupation of the development hereby permitted the redundant crossovers shall be removed and the footway re-instated. Additionally, the existing on-street controlled parking bays forming part of the Seven Sisters Controlled Parking Zone shall be extended across the sites whole roadside frontage onto Tynemouth Road. The necessary works, which will also require the removal of an existing on-street loading bay will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed.

Reason: In the interests of highway safety and to maintain on-street parking facilities within the vicinity of the site.

 

9.    The development hereby permitted shall not be commenced until detailed design and method statements (in consultation with London Underground) for all of the foundations, basement and ground floor structures, or for any other structures below ground level, including piling (temporary and permanent), have been submitted to and approved in writing by the Local Planning Authority which:

·         provide details on all structures

·         accommodate the location of the existing London Underground

·         structures and tunnels

·         accommodate ground movement arising from the construction thereof

·         and mitigate the effects of noise and vibration arising from the adjoining operations within the structures and tunnels.

 

The development shall thereafter be carried out in all respects in accordance with the approved design and method statements, and all structures and works comprised within the development hereby permitted which are required by the approved design statements in order to procure the matters mentioned in paragraphs of this condition shall be completed, in their entirety, before any part of the building hereby permitted is occupied.

Reason: To ensure that the development does not impact on existing London Underground transport infrastructure, in accordance with London Plan 2011 Table 6.1 and 'Land for Industry and Transport' Supplementary Planning Guidance 2012

 

10.a) No development shall commence until a desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced.  The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

b) If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by, the Local Planning Authority prior to that investigation being carried out on site.  The investigation must be comprehensive enough to enable:-

·         a risk assessment to be undertaken,

·         refinement of the Conceptual Model, and

·         the development of a Method Statement detailing the remediation requirements.

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.

c) If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.

Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

 

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

11.No development shall commence until a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted and approved in writing by the Local Planning Authority.  (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 the Local Planning Authority prior to any works being carried out on the site.

Reason: To minimise loss of amenity to neighbouring residential premises during the construction of the development.

 

12.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 drNOx emissions not exceeding 40 mg/kWh (0%).

Reason: To ensure that the Code for Sustainable Homes assessment obtains all credits available for reducing pollution.

 

13.Prior the occupation of the development hereby permitted, a Building Research Final Code Certificate confirming that the development has achieved not less than a Code 4 level for Sustainable Homes shall be submitted to, and approved in writing by the Local Planning Authority.

Reason: To ensure that the development achieves a high level of sustainability

 

Informatives:

a)    Positive and proactive manner

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.

 

b)    Thames Water

Surface Water Drainage ? With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should 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. 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.

 

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.

 

c)    Transportation

Crossover - The proposed development requires redundant crossovers to be removed and the existing on-street controlled parking zone bay be extended. The necessary works and amendment to the traffic management order will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020-8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.

 

Street numbering - The new development will require numbering. The applicant should contact the Local Land Charges team at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address

 

d)    London Underground

The applicant is advised to contact London Underground Infrastructure Protection in advance of preparation of final design and associated method statements, in particular with regard to: demolition; excavation; construction methods; security; boundary treatment; safety barriers; landscaping and lighting

 

e)    Environmental Health

Prior to demolition of existing 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 carried out.

 

f)     CIL

The application is advised that the proposed development will be liable for the Mayor of London's CIL. Based on the Mayor's CIL charging schedule and the information given on the plans, the charge will be £27,440 (£35 x 784sqm). This will be collected by Haringey after the scheme is implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.

 

 

 

 

 

 

 

 

 

 

 

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