Agenda item

Erection of three and two storey block comprising 1 x 3 bed flat, 5 x 2 bed flats and 3 x 1 bed flats

 

RECOMMENDATION: grant permission subject to conditions.

 

The Committee considered a report on the application to grant planning permission for the erection of three and two storey block comprising 1 x3 bed flat, 5 x2 bed flats and 3 x1 bed flats. 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. The Committee were updated on the receipt of an additional representation concerning the impact on properties on Park Road including on daylight and legal right to light.

 

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

·         Although it was appreciated that changes had been made to the design since last considered by Committee, the scheme was still not fully compliant with the Council’s SPD.

·         The scheme was still in essence a three storey building located in an area of predominately 2 storey buildings, the bulk and massing was unchanged from the previous application and did not address the points made by the Planning Inspector.

·         The plans did not meet the minimum distance standards with regards to overlooking, sight lines would still allow overlooking to neighbouring properties and the proposed balcony screening would be ineffectual.

·         Clarification was sought as to whether any Registered Social Landlords had been approached to allow the provision of affordable housing units on site instead of an offsite contribution.

·         No segregated access way was proposed for pedestrians accessing the site leading to safety concerns, particularly for children.

·         The scheme breached the vertical sky component test according to a right to light survey undertaken on behalf of local residents and also did not comply with minimum floor to ceiling heights.

 

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

·         The scheme would provide much needed new housing as well as planning obligation benefits including contributions for affordable housing and the redevelopment of a derelict site. 

·         Changes had been made to the scheme in response to the Planning Inspector’s comments and those of local residents including reducing the design to two storeys with a pitched roof, reducing the footprint, setting the building further back within the site, providing obscure glazing to balconies and using a bay design to the windows on the northern flank to minimise overlooking.

·         BRE standards had been met in terms of daylight and sunlight, with no evidence to counter this provided by the objectors.

·         Separation distances between properties on Harringay and Park Road were less than 20m in reflection of the urban context.

·         The current application addressed the reasons for the original refusal and subsequent appeal.

·         In response to the query from the objectors as to whether a Registered Social Landlord had been approached, the applicant confirmed this had not be undertaken in recognition of the general rule of thumb that providers were unwilling to take on the management of single units.

·         Confirmation was provided that the construct of the 7 car parking spaces provided would comply with Building Regulations in response to concerns over the permeability of materials used.

 

Officers provided clarification that the floor to ceiling heights of the units, although slightly under the 2.6m minimum standard were considered to be sufficient at 2.5m.

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2014/2162 be approved subject to conditions and subject to a s106 legal agreement.

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 ensure the development is carried out in accordance with the approved details and in the interests of amenity

 

3.         A sample panel of the facing brickwork demonstrating the proposed colour, texture, face-bond and pointing shall be provided on site and approved in writing by the Local Planning Authority before the relevant parts of the works are commenced and the development shall be carried out in accordance with the approval given. The sample panel shall be retained on site until the work has been completed. Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

Window and balcony details including reveal depths for windows, cill and headers shall be submitted to and approved in writing by the Local Planning Authority before the relevant parts of the works are commenced and the development shall be carried out in accordance with such approved details.

Reason: To ensure a satisfactory appearance for the development and in the interest of the visual amenity of the area.

 

4.         Before the development hereby permitted is occupied details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins and/or other refuse storage containers shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied.

Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area.

 

5.         A  landscaping scheme for the treatment of the surroundings of the proposed development including the planting of trees, hedging and shrubs in addition to an associated maintenance regime shall be submitted to, approved in writing by the Local Planning Authority. The landscaping shall be completed within 12 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

 

6.         Details including the type, specification and location of external lighting shall be submitted to, and approved in writing by the Local Planning Authority, before the residential units are occupied and thereafter carried out in accordance with the approved details.

      Reason: To prevent adverse light pollution to neighbouring properties

 

7.         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 10 no. 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: 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.

 

8.         Before the development commences other than for investigative work:

(a)       A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced.  The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

(b)       If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site.  The investigation must be comprehensive enough to enable:-

         - a risk assessment to be undertaken,

                         - refinement of the Conceptual Model, and

- the development of a Method Statement detailing the remediation

    requirements.

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority.

         

(c)        If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety.

 

9.         Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety

 

10.       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 any 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: 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.

 

11.       The building 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.

 

12.       The applicant/developer are required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the Local Planning Authority's approval three months prior to construction work commencing on site.

            Reason: To safeguard pedestrians, reduce congestion and mitigate any obstruction to the flow of traffic on the local Highways network.

 

13.     No development shall be carried out until such time as the person carrying out the work is a member of the Considerate Constructors Scheme and its code of practice, and the details of the membership and contact details are clearly displayed on the site so that they can be easily read by members of the public.

            Reason: In the interests of residential amenity.

 

Informatives

 

a)    CIL

The applicant 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 £25,725.00. (735 sq.m 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.

 

b)    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.

 

c)    Street numbering

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

 

d)    Thames Water

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.