Agenda item

Extension to existing residential two storey flat development by adding a third storey to create 2 x2 bed flats with associated internal and external alterations and refurbishment to the front of the building.

RECOMMENDATION: grant permission subject to conditions.

[Cllr Rice absented himself as a member of the Committee for the duration of discussions on this item]

The Committee considered a report on the application to grant planning permission for the extension of the existing residential two storey flat development by adding a third storey to create 2 x2 bed flats and refurbishment works to the front of the building. 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 tabled addendum report setting out details of a schedule of proposed works submitted by the applicant and an additional condition.

A number of objectors addressed the Committee and raised the following points:

·         There were already existing concerns regarding the structural stability of the building, with a number of flats in the block suffering from cracked ceilings, raising the risk that the new floor would worsen this issue.

·         The additional flats would result in increased vehicle movements causing access problems to the site and add to existing parking pressures in the area.

·         Arrangements had not been outlined for additional refuse storage for the new units or for the future of the communal aerial system.

·         The design proposed was ugly and would devalue existing flats.

·         The additional storey would block light to the building opposite.

·         The proposed new gate would be directly in front of flat 58.

Officers acknowledge that the issue relating to the refuse bins and storage needed to be resolved and as such was covered by condition. Any structural issues with the building during the construction works would fall within the remit of the Building Control department and would require resolution before works could be signed off. 

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

·         The scheme would provide additional residential units which were in demand.

·         Works would be undertaken to modernise the existing block through the installation of cladding to the front façade, new windows to the rear and new garden fencing and gating.

·         The new roof would be in line with other properties on the road.

·         Plans for the refuse area would be revisited in order to seek to house all the bins from the development.

·         A structural survey would be undertaken before works commenced.

·         Construction works would be limited to weekdays only.

Cllr Rice addressed the Committee as a local ward Councillor and raised the following points:

·         The windows to the additional flats would result in overlooking to the building opposite.

·         Parking pressures were already significant in the area and would be exacerbated by the additional units.

·         The block was in poor condition and required total redevelopment and not an additional floor.

The Committee sought clarification as to whether an additional condition could be imposed covering the refurbishment of the block. Officers advised that the additional condition contained within the addendum report required improvement works to the existing building to be implemented prior to the occupation of the flats. This condition could be amended however to require a schedule for these works to be approved prior to the development starting.  

The Chair moved the recommendation of the report including a condition requiring approval of the schedule of works of improvement prior to the start of the development works  and it was

RESOLVED

·         That planning application HGY/2014/1000 be approved subject to conditions.

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.         Notwithstanding the information submitted with this application, no development shall take place until precise details of the external 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 and consistent with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4.         Before the first occupation of the extension hereby permitted, all flank wall windows (north and south elevations) shall be fitted with obscured glazing and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut. The window shall be permanently retained in that condition thereafter.

Reason: To avoid overlooking into the adjoining properties and to comply with Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 General Principles of the Haringey Unitary Development Plan 2006. 

5.         The dwelling(s) hereby approved shall achieve Level 4 of the Code for Sustainable Homes. No dwelling shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 has been achieved. 

Reasons: To ensure that the development achieves a high level of sustainability in accordance with Policies 5.1, 5.2, 5.3 and 5.15 of the London Plan 2011 and Policies SP0 and SP4 the Haringey Local Plan 2013.

6.         Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, no satellite antenna shall be erected or installed on the building hereby approved.  The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created: details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

Reason: In order to prevent the proliferation of satellite dishes on the development.

7.         The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties

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 Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2011.

9.         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 for users of the development, 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 in accordance with Policies 6.1 and 6.9 of the London Plan 2011 and Policy SP7 of the Haringey Local Plan 2013.

INFORMATIVE 1:  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 foster the delivery of sustainable development in a positive and proactive manner.

INFORMATIVE 2:  With regards to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water course, 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 groundwater.  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

INFORMATIVE 3: 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.

INFORMATIVE 4: The site will require managing agents to have a cleansing schedule to remove litter from the external areas of the site and cleansing of the waste storage areas. A clear instruction from the managing agents to residents of how and where to dispose of waste responsibly is recommended. The Crime Prevention Department of Haringey Police can provide all aspects of security advice as required. We can be contacted on 020 8345 2167.

INFORMATIVE 5: Community Infrastructure Levy.  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 £6,755.00 (193sqm x £35). 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.

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.