Agenda item

Construction of 1 x two storey, two bed dwelling to rear of property with rooms at basement level.

RECOMMENDATION: grant permission subject to conditions

The Committee considered a report on the application to grant planning permission for the construction of a 1x 2 storey, two bed dwelling on thesite. 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. The Committee’s attention was drawn to a table addendum clarifying a number of errors to separation distances provided within the plans.

A local resident addressed the Committee in objection to the application and raised the following points:

·         The location of the site within a conservation area and the subsequent importance of gardens and sights lines was considered to be one of the most important grounds for objection against the application.

·         The development would constitute ‘garden grabbing’ and would set a precedent for similar developments in the area, many of which had only modest size gardens.

·         The number of design iterations the application had been subjected to had caused confusion to local residents.

·         The development would reduce amenity space to number 38 Dagmar Road.

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

·         The design represented a creative, high quality approach to the provision of new housing which was permissible due to the end of terrace plot.

·         Pre-consultation had been undertaken with the planning service which had resulted in a number of alterations such as the removal of a first floor etc in order to address planning issues raised.

·         In response to concerns from the Committee regarding the potential for future hydrological problems associated with the basement construction, confirmation was provided that a basement impact assessment had been undertaken and that Thames Water had raised no objections in response to the application. 

Members raised concern regarding the maintenance of the timber cladding proposed for the exterior of the development to prevent it becoming unsightly as it aged. Officers confirmed that the use of a hard wearing Scandinavian timber was proposed, samples for which the Council would need to approve in order to discharge the condition.

The Chair moved the recommendation of the report and it was

RESOLVED

·         That planning application HGY/2013/1420 be approved subject to conditions.

Applicant’s drawing No.(s) 291-02B, 02.1A, 03A, 04B, 05B, 06, 07D, 08A, 09B, 10C, 12C, 13A, 14B and 18 dated May 2014.

Subject to the following condition(s)

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. Samples of all materials to be used for the external surfaces of the development 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.

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.

4. Soft landscaping including planters on the garden wall and the tree and creeper in the garden of 38 Oakfield Road, and the green roofs in the plans hereby approved 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 maintained and retained thereafter to the satisfaction of the Local Planning Authority.

Reason: To ensure a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

5. No part of any of the roofs to the development hereby granted shall be used as a roof terrace.

Reason: In order to protect the amenity of occupants of the adjoining residential properties.

6. No development shall take place, including any works of demolition, until a Method of Construction Statement, to include details of :

a)         parking and management of vehicles of site personnel, operatives and visitors

b)         loading and unloading of plant and materials

c)         storage of plant and materials

d)         programme of works (including measures for traffic management)

e)         provision of boundary hoarding behind any visibility zones

f)          wheel washing facilities:

have been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented and retained during the demolition and construction period.

Reasons: To ensure there are no adverse impacts on the free flow of traffic on local roads and to safeguard the amenities of the area consistent with Policies 6.3, 6.11 and 7.15 of the London Plan 2011, Policies SP0 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

7. Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 1995 or any Order revoking or re-enacting that Order, no alterations to the dwelling under classes A-E shall be carried out without the grant of planning permission having first been obtained from the Local Planning Authority.

Reason: To safeguard the visual amenities of the area and to prevent overdevelopment of the site by controlling proposed extensions and alterations consistent with Policy 7.4 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

8. No development shall commence until details of a scheme for a "vegetated" or "green" roof(s) for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  The details shall include its (their) type, vegetation, location and maintenance schedule.   The development shall be implemented in accordance with the approved scheme prior to its first occupation and the vegetated or green roof shall be retained thereafter.  No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

 Reason: To ensure a sustainable development consistent with Policy 5.11 of the London Plan 2011 and Policies SP0, SP4 and SP11 of the Haringey Local Plan 2013.

THAMES WATER INFORMATIVESSurface Water Drainage Informative: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.

Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions. Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 8507 4890 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.Water Informative: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.STREET NUMBERING:The new development will require numbering. The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

Please note that the conditions referred to in the minutes are those as originally proposed in the officer’s report to the Sub-Committee; any amended wording, additional conditions, deletions or informatives agreed by the Sub-Committee and recorded in the minuted resolution, will, in accordance with the Sub-Committee’s decision, be incorporated into the Planning Permission as subsequently issued.