Agenda item

Demolition of existing building and erection of 1 x3 storey building with A1 (retail) space on ground floor and 2 x 2bed and 2 x 1bed flats on upper floors (Revised Drawings)

 

RECOMMENDATION: grant permission subject to conditions.

[Cllr Bevan 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 demolition of the existing building and erection of 1 x3 storey building with A1 space on the ground floor and 2 x2bed and 2 x1bed flats on the upper floors. 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.

 

Cllrs Peacock and Bevan addressed the Committee in their capacity as local ward councillors and raised the following points in objection to the application:

·         The design was unattractive, had little merit and was out of keeping with the predominantly Georgian buildings in the vicinity.

·         The double yellow lines to the front of the building would hinder deliveries to the proposed ground floor commercial units.

·         Confirmation had not been provided on the type of businesses that would occupy the commercial units leading to concerns they might become either a book makers or remain empty like a number of other units in the area.

·         The density of the proposed development was very high and constituted gross overdevelopment of the site according to GLA density guidelines.

·         The amenity space proposed was insufficient without the inclusion of the roof terrace which it was considered was unacceptable to be classed as amenity space particularly when used by families with young children.

·         The site was located in a high trafficked area and the figures used by the Transport Team to identify areas of high on-street parking pressures in the borough were out of date. The new residential units would add to existing parking pressures in the area.

 

A representative for the applicant addressed the Committee and raised the following points:

·         The design for the site had been through a number of iterations in response to comments received during the consultation including changes to the proposed cladding and the addition of privacy screens to balconies.

·         No objections had been received from neighbouring properties.

·         The scheme would provide much needed additional housing stock within a designated growth area.

·         Amenity space was provided through balconies and a roof terrace.

 

 

Officers provided confirmation that the commercial units would be designated A1 use and would therefore require a change of use application to permit any future use as a betting shop.

 

In response to a question from the Committee regarding the exacerbation of parking pressures in the area, the transport officer outlined that due to the location of the site within a Controlled Parking Zone, the high Public Transport Accessibility Level and small size of the units, it was considered that the scheme would not have a significant impact on car parking demand in the area. The local area was not considered to be an area of high parking pressure. With regard to the issue of deliveries to the commercial units, it was advised that other shops in the area unloaded further down the road on Bennetts Road. Due to the size of the units, it was not considered that a significant number of deliveries would be required to support the units and therefore was unlikely to cause problems on the road network or the nearby junction.

 

The Committee sought further clarification on the density levels of the scheme. Officers advised that although the density exceeded GLA guidelines, the scheme met all other guidance for new developments including the size of the units, accessibility and amenity space. There was also provision within the London Plan for density levels to be higher in designated growth areas. The density of the site was also concentrated through the omission of the ground floor commercial floorspace and the small size of the site. 

 

In response to a question, confirmation was provided that the local Conservation Area Advisory Committee had made a representation on the original scheme design but had not submitted one for the final design. The issues they identified with the original design had largely been addressed within the final application.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

 

·         That planning application HGY/2013/2322 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.Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans:  EX01, 03, 04, 05, 10, 11, 12, 13, 14, PL03H, 04H, 05H, 06H, 10H, 11, 12 & 14H

Reason:  To avoid doubt and in the interests of good planning.

 

3.Samples of 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.

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 consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

4.No building shall be occupied until a final Certificate has been issued certifying that BREEAM (or any such equivalent national measure of sustainable building which replaces that scheme) rating (Very Good) has been achieved for this development,

Reason: 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.

 

5.The dwellings 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. 

Reason: 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.Condition: A) No demolition or development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority.

B) No development or demolition shall take place other that in accordance with the Written Scheme of Investigation approved under Part (A).

C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (A), and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured.

Reason: Heritage assets of archaeological interest survive on the site. The planning authority wishes to secure the provision of archaeological investigation followed by the subsequent recording of significant remains prior to development (including preservation of important remains), in accordance with recommendations given by the borough and in PPS 5/NPPF.

 

7.Prior to installation details of the boiler 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 dryNOx 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.

 

8.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.  This shall be with reference to the London Code of Construction Practice.  In addition either the site or the Demolition Company must 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: To ensure the development can be implemented an occupied with adequate regard for environmental and public safety.

 

9.Full details of the green roof shall be submitted to and approved in writing by the Local Planning Authority prior to any development works.  The green roof submission must provide/comprise of the following information:

(a)biodiversity based with extensive/semi-intensive soils;

(b) substrate which is commercial brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted with 50% locally native herbs/wildflowers in addition to sedum;

(c) There should be a minimum of 10 species of medium ecological value and as listed in the Environment Agency's Green Roof Toolkit;

(d) include additional features such as areas of bare shingle, areas of sand for burrowing invertebrates;

(e) a report from a suitably qualified ecologist specifying how the living roof has been developed for biodiversity with details of landscape features and a roof cross section.

The green roof must be installed and rendered fully operational prior to the first occupation of the development and retained and maintained thereafter. No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

Evidence that the green roof has been installed in accordance with the details above should be submitted to and approved by the Local Planning Authority prior to first occupation.

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.

 

10.Prior to the first occupation of the development hereby permitted the applicant is required to remove the redundant vehicular crossover onto Northumberland Park Road and to re-instate the footway. The necessary works 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.

Reason: To improve conditions for pedestrians and maintain pedestrian amenity.

 

11.The applicant/developer is required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority's approval prior to construction work commencing on site. The plans should provide details on how construction work would be undertaken in a manner that disruption to traffic and pedestrians on High Road Tottenham and Northumberland Park 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.

 

12.Before the development hereby permitted is commenced a plan showing a 1.8 metre high privacy screen along all boundaries of the roof terrace and balconies on the rear boundary adjacent to the garden of 810 High Road shall be submitted to and approved in writing by the Planning Authority. Development shall be carried out in accordance with the approved details prior to the first use of the BALCONIES and TERRACE AREA and the screening shall be retained in perpetuity unless otherwise agreed in writing by the Planning Authority.

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.

 

13.The commercial business unit will require storage for both refuse and recycling waste either internally or externally. Arrangements for scheduled collections with a Commercial Waste Contractor will be required. Details of a scheme for the storage and collection of refuse from the premises shall be submitted to and approved by the Local Planning Authority prior to the commencement of the use. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

            Reason: In order to protect the amenity of existing and future occupiers

 

14.No development shall take place until a detailed scheme for the provision of refuse and waste storage and recycling facilities for the residential element 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. The plans should show a bin storage area and this should be of a suitable size in which to contain the amount of bins required at this new development. The bin storage area must be easily accessible to both the residents and the collection crews. All the residual and recycling waste must be contained within the wheelie bins provided. The waste storage area should be kept clean and tidy at all times.

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.

 

           

INFORMATIVES

Informative 1 

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 £3,955.00 (113 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.

           

Informative 2

The applicant's attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

Informative 3

Each two bed flat will require 1 x 240 litre residual waste bin, 1 x 240 recycling waste bin, and 1 x food waste bin. Each one bed flat will require 1 x 120 litre residual waste bin, 1 x 120 litre recycling waste bin and 1 x food waste box. A total of 2 x 240 litre residual waste bins, 2 x 240 litre recycling waste bins, 2 x 120 litre residual waste bins, 2 x 120 litre recycling waste bins and 4 x food waste boxes.

           

Informative 4

Arrangements for scheduled collections with a Commercial Waste Contractor will be required. Commercial Business must ensure all waste produced on site are disposed of responsibly under their Duty of Care within Environmental Protection Act 1990. It is for the business to arrange a properly documented process for waste collection from a licensed contractor of their choice. Documentation must be kept by the business and be produced on request of an authorised Council Official under section 34 of the Act. Failure to do so may result in a fixed penalty fine or prosecution through the Criminal Court System.

 

Informative 5

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 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.

Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

 

Informative 6

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 7

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.

 

Informative 8

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.