Agenda item

Erection of 4 new dwellings to include 3x single storey with basement 2 bedroom terraced dwellings with lightwells to the front and rear, and 1 x2 storey 2 bedroom detached dwelling, with provision of refuse /recycling store and bicycle store

 

RECOMMENDATION: grant permission subject to conditions and subject to s106 and s278 legal agreements

The Committee considered a report on the application to grant planning permission for the erection of 4 new dwellings to include 3 x single storey 2 bedroom terraced dwellings with basements and 1 x 2 storey 2 bedroom detached dwelling. 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. A correct was outlined to point 6.5.3 within the report which should read due to this layout, the resulting overshadowing would not be significantly greater than that caused by a 2m high boundary wall.

 

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

·         Plans to develop the site had been going on for years with little progress.

·         The scheme would set a precedent for the development of back garden land.

·         The dwellings would have a negative impact on neighbouring properties including from overlooking, a lack of privacy and disturbance during the construction works.

·         Three mature trees had already been removed from the site.

·         A natural spring was present to the rear of the site.

·         The scheme was similar to the Holly Bank Cottage application which the Committee had rejected at the last meeting.

·         Concern that the refuse storage area to the front of 37A Broad Lane would impede the entrance of emergency vehicles to the site.

·         The level of CIL contribution was very low.

·         Concerns with the basement construction due to potential proximity to Tube infrastructure.

 

The Committee sought clarification on the level of s106 contribution for the application. It was confirmed that, including the CIL contribution, it would equate to approximately £15k. The scheme at 4 units did not exceed the threshold set for an affordable housing contribution. In response to concerns regarding basement construction works and the potential proximity to Tube infrastructure, it was advised that this would covered under condition in requiring detailed plans for the below ground construction works to be developed in consultation with London Underground before submission to the Council for approval.

 

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

·         The design had been through a number of iterations and had taken into account representations received

·         The waste management storage arrangements had now been resolved.

·         A fire hydrant was to be located near the entrance to the site.

·         A full tree survey would be undertaken before construction works started on site.

 

Officers advised in response to concerns regarding the impact of the development on trees close to the site boundary that a standard condition covering a tree protection plan would be attached to the permission.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

 

·         That planning application HGY/2013/2008 be approved subject to conditions and subject to a s106 legal agreement.

 

TIME LIMIT

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.

 

PLANS

2. Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans: 

PL 001 AR11, PL 002 AR11, PL 002a AR11, PL 002b AR11, PL 003 to 012 incl. rev AR11

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

 

SAMPLES OF MATERIALS

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.

 

LANDSCAPING

4. No development shall commence until a scheme for the treatment of the surroundings of the proposed development including the timescale for the planting of trees and/or shrubs and appropriate hard landscaping has been submitted to and approved  in writing by the Local Planning Authority.  The development hereby permitted shall be implemented in accordance with the approved details.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

BOUNDARY TREATMENT

5. No development shall take place until details of all enclosures around the site boundary (fencing, walling, openings etc) at a scale of 1:20, have been submitted to and approved in writing by the Local Planning Authority. Details shall include the proposed design, height and materials. The approved works shall be completed prior to occupation of the development and shall be permanently retained thereafter.

Reason: In the interest of public safety and security and to protect the visual amenity of the locality consistent with Policies 3.5, 7.4, 7.5 and 7.6 of the London Plan 2011 and Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

GREEN WALLS/ROOFS

6. No development shall commence until details of a scheme for a "vegetated" or "green" roof(s)/wall(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/wall 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.

 

SUSTAINABILITY

7. 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. 

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.

 

COMMUNAL AERIAL

8. The proposed rear development of three houses shall have a central dish/aerial system for receiving all broadcasts for all 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 protect the visual amenities 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.

 

BOILER EMISSIONS

9. 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 dry NOx 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.

 

DUST

10. No demolition or construction works shall be carried out on the site until a detailed report, including Risk Assessment, detailing management of demolition 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:  In order to ensure that the effects of the construction upon air quality is minimised.

 

WASTE STORAGE

11. 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.

 

CONSTRUCTION MANAGEMENT PLAN

12. No development shall take place, including any works of demolition,  until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority.  The approved plan shall include identification of potential impacts of basement developments methods of mitigation of such impacts and details of ongoing monitoring of the actions being taken.  The approved plans should be adhered to throughout the construction period and shall provide details on:

 

i)The phasing programming and timing of the works.

 

ii)The steps taken to consider the cumulative impact of existing   and additional basement development in the neighbourhood on hydrology.

 

iii)Site management and access, including the storage of plant and materials used in constructing the development;

 

iv)Details of the excavation and construction of the basement;

 

v)Measures to ensure the stability of adjoining properties,

 

vi)Vehicle and machinery specifications

Reason:  In order to protect the residential amenity and highways safety of the locality

 

HYDROLOGY AND HYDRO-GEOLOGY

13. Prior to the commencement of the development hereby permitted an assessment of the hydrological and hydro-geological impacts of the development and any necessary mitigation measures found to be necessary shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the details approved.

Reason: To ensure the development provides satisfactory means of drainage on site and to reduce the risk of localised flooding.

NO EXTENSIONS

14. Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 1995 or any Order revoking or re-enacting that Order, no extensions, including roof extensions, 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.

LONDON UNDERGROUND

15. 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

DRAINAGE

16. The authorised development shall not begin until drainage works have been carried out in accordance with details to be submitted to and approved by the Local Planning Authority.

Reason: In order to ensure a satisfactory provision for drainage on site and ensure suitable drainage provision for the authorised development and comply with Policy 5.13 of the London Plan 2011, Policies SP0 and SP4 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2013.

OBSCURE GLAZING

17. Before the first occupation of the extension hereby permitted, the first floor windows in the south elevation of the front house 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. 

REDUNDANT CROSSOVER

18. Prior to the occupation of the development hereby permitted, the redundant crossover applicant shall be removed and the footway reinstated. The necessary works will be carried out by the Council at the applicant's expense. The cost of the works must be paid to the Council in full before any development commences on site. The applicant should telephone 020 8489 1316 to obtain a cost estimate and to arrange for the works to be carried.
    
    

Reason: To reinstate the contiuity of the footway and improve the quality of the pedestrian environment in compliance with London Plan 2011 Policy 6.10 ‘Walking’ and Haringey Local Plan 2013 Policy SP7 ‘Transport’.

INFORMATIVES

INFORMATIVE : 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 £14,105 (403 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: Hours of Construction Work

The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:-

                   8.00am - 6.00pm           Monday to Friday

                   8.00am - 1.00pm           Saturday

                   and not at all on Sundays and Bank Holidays.

 

INFORMATIVE: Party Wall Act

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: 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.

 

INFORMATIVE: There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer.  Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site.

 

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.

 

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.