Agenda item

Redevelopment of existing Highgate Synagogue to make more flexible and sustainable spaces for worship, education and community use (use class D1), including demolition of existing synagogue building to add new classroom, library, garden room, offices and ancillary support spaces, and part demolition and extension of the ground floor and 1st floor of the adjacent Rabbi's cottage.

 

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the redevelopment of the existing Highgate Synagogue to make more flexible and sustainable spaces for worship, education and community use (use class D1), including demolition of the existing synagogue building to add a new classroom, library, garden room, offices and ancillary support spaces, and part demolition and extension of the ground floor and 1st floor of the adjacent Rabbi's cottage. 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 which outlined additional consultation responses received and a proposed revision to condition 9 to restrict the use of the flat roofed area to the days of the festival of Tabernacles and then only between the hours of 0900 to 2230. An additional condition was also proposed covering the green roof structure to require a plan and maintenance programme to be submitted for approval by the Council.

 

A number of objectors addressed the Committee in addition to a written statement read out on behalf of a local resident. The following points were raised:

·         The scheme constituted overdevelopment of a small site within a Conservation Area, with a near doubling of the footprint of the existing building.

·         The basement excavation works could potentially cause subsidence and flooding problems to nearby properties.

·         Concerns still remained regarding any use, even restricted, of the flat roof as a roof terrace on the grounds of overlooking and loss of privacy to neighbouring properties, and whether the usage restrictions would be enforced. It was also questioned whether it would be feasible for the temporary structure erected during Tabernacle to be located at ground level to avoid blocking light to neighbouring properties. The proposed planters to the roof terrace were also of concern owing to the potential for overshadowing to Grimshaw Close properties.

·         The applicant had not consulted with local residents about the plans.

·         The scheme would worsen parking and traffic problems in the area and the repositioning of the car parking spaces closer to the boundary of the site would negatively impact on adjacent properties.

·         No hydrological survey had been undertaken.

·         Proposed green screens and hedging would reduce the light to surrounding properties.

·         There were currently limited car parking spaces at the Synagogue leading to the frequent obstruction of access to Grimshaw Close lane for local residents, particularly during events, and which would be exacerbated by any redevelopment. There was also nowhere in the vicinity for the parking of construction vehicles.

·         There were concerns that the site was unsuitable long term to accommodate such a rapidly expanding congregation.

 

Cllrs Hare and Morris addressed the Committee in their capacity as local ward councillors and raised the following points:

·         Concerns had been raised by local residents as well as the Highgate Society and Highgate Conservation Area Advisory Committee (CAAC) regarding the use of the roof terrace relating to the potential for overlooking and loss of privacy to neighbouring properties. There were also concerns there would be pressure on the Synagogue to increase its use in the future beyond the restrictions proposed. It was also considered that the planting proposed to the roof terrace was unnecessary owing to the restrictions on its use and would potentially obstruct the light received to neighbouring properties.

·         The scheme would result in overlooking and loss of privacy to the recreational space to the rear of the Grimshaw flats development.

 

Representatives for the applicant addressed the Committee and raised the following points:

·         The concerns of local residents had been taken into account within the application including reductions made to the size of the basement and the height of the building and the restrictions imposed on the use of the roof terrace.

·         The existing building required updating in order to meet the needs of the community it served, including the provision of wheelchair access and facilities.

·         The Synagogue had asked members of the congregation when attending to park on the main road and walk down Grimshaw Close to avoid obstructing local residents.

·         There would be no intensification of use of the site only reconfiguration of seating arrangements.

·         A basement impact assessment and hydrological survey would be undertaken.

·         A series of consultation exercises had been undertaken with local residents, the Highgate Society and Highgate CAAC as well as the nearby primary school.

·         The increase in floorspace equated to 92sqm on the ground floor. Confirmation was provided that the proposed floorspace had been scaled back from the previous application from 338sqm to 206sqm with half provided in the basement.

·         The use of the green roof would be restricted by condition.

·         The applicant would be willing to remove the proposal for planters and screening to the flat roof.

·         In response to a question, confirmation was provided that the number of parking spaces on site would reduce from 9 to 3 and would therefore reduce traffic flow on the lane. 

 

Cllr Peacock emphasised to the Committee the importance to the Jewish community of taking part in their festivals, in particular for the children.

 

The Committee sought clarification on any potential conflict between the condition restricting the use of the roof terrace and the permitted development rules for temporary structures allowing their use for up to 28 days a year. Officers confirmed that the condition would override permitted development provisions.

 

It was proposed that condition 4 be amended to prohibit hedging from the landscaping plan and to amend condition 9 to permit the roof terrace to be used only for a maximum of 12 days for the festival of Tabernacles and only between the hours outlined.

 

 

The Chair moved the recommendation of the report including the two revisions to conditions listed above and it was

 

 

RESOLVED

·         That planning application HGY/2014/1496 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 (as amended):  PA-001, 002, 003, 004, 005, 010, 011, 050, 099, 100, 101, 102, 200, 201, 210, 211, 300, 301, 302, 303, 310 & 1188 100 Rev P1.

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

3.         Notwithstanding the description of the materials in the application, no development shall be commenced until precise details and 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.         A final landscaping scheme for the treatment of the surroundings of the proposed development including the flat roof shall be submitted to, approved in writing by the Local Planning Authority. The landscaping shall be completed within 6 months, or by the end of the first planting season, after the completion of the development to the satisfaction of the Local Planning Authority.

Any trees, or plants which die within a period of 5 years from the completion of the development; are removed, or become seriously damaged, or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity.

 

5.         Details of a suitable refuse storage and collection point shall be submitted to and approved in writing by the local planning authority and such storage and collection point shall be constructed in accordance with the approved drawings before the development hereby approved is occupied.

Reason: To enable the local planning authority to retain control over these matters in the interests of the amenities of the adjoining properties.

 

6.         No flood or additional lighting shall be fixed to the building pursuant to this permission or installed elsewhere within the site except in accordance with details, which shall have first been submitted to and approved in writing by the local Planning Authority.

Reason: To enable the local planning authority to retain control over these matters in the interests of the amenities of the adjoining properties.

 

7.         No demolition or construction works shall commence prior to the submission and approval in writing by the Local Planning Authority of a Construction Management Plan and a Construction Logistics Plan which shall include:

·         a requirement that the lead contractor, or the site, is signed to the Considerate Constructors Scheme (CCS) and certificate of compliance is clearly displayed on the site and thereafter maintained on display throughout the duration of the works;

·         details of the measures proposed to minimise the impact of the construction processes on the amenities of the occupiers of neighbouring properties, including monitoring and control measures for dust, noise, vibration, lighting and working hours;

·         measures on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on North Road and North Hill is minimised;

·         measures on how construction vehicle movements will be carefully planned and co-ordinated to avoid the AM and PM peak periods;

·         measures to prevent the passage of mud and dirt onto the highway by vehicles entering and leaving the site. 

Thereafter all construction works shall be carried out in accordance with the approved details.

Reason: To ensure the construction period of the development does not result in unreasonable disturbance for neighbouring properties and to minimise vehicular conflict at this location.

 

8.         The demolition hereby permitted shall not be undertaken before a contract for the carrying out of the building works for the redevelopment of the site.

Reason: In order to ensure that the site is not left open and vacant to the detriment of the character and visual amenities of the locality.

 

9.         The flat roofed area shall not be used as a roof terrace, sitting out areas or external amenity space other than for maintenance and activities associated with the annual Festival of Tabernacles (Succot), in accordance with details that shall first have been submitted to and approved in writing by the Local Planning Authority. Such use thereafter shall be carried out in strict accordance with these approved details.

Reason: To ensure that the proposed development does not prejudice the enjoyment by neighbouring occupiers of their properties.

 

10.       The building shall be used as a place of worship with ancillary accommodation and for no other purpose (including any other purpose in Class D1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

Reason: To enable the Local Planning Authority to retain control over the development.

 

11.       The rating level of the noise emitted from the site including service plant equipment shall be 5dB below the existing background level at any time. The noise levels shall be determined at the façade of any noise sensitive property. The measurements and assessments shall be made according to BS4142: 1997.

Reason - To protect the amenities of nearby occupiers

 

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 - 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 Friday8.00am - 1.00pm Saturday and not at all on Sundays and Bank Holidays.