Agenda item

Demolition of garages adjacent to Connaught Lodge and erection of part 3 and part 4 storey building comprising 7 flats and associated landscaping works.

 

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the demolition of garages adjacent to Connaught Lodge and erection of part 3 and part 4 storey building comprising 7 flats and associated landscaping works. 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 setting out setting out additional representations received. Confirmation was provided that initial plans for a proposed bungalow to the rear of the site had been removed from the application.

 

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

·         Concerns raised by residents at a meeting on 17 February had not been reflected within the agenda pack and there had been a general lack of communication with Council officers leading to concerns regarding transparency

·         The scheme would result in the loss of valuable open space including the playground which was used regularly by local children

·         The application would cause problems of overshadowing and overlooking to neighbouring properties impacting on their light and privacy levels

·         The scheme would impact on parking problems in the immediate area

·         As a Council application, the scheme should be considered on its merits as opposed to its contribution towards new housing targets

·         The plot was too small for the size of scheme proposed.

 

Cllr Strickland addressed the Committee in his capacity as Cabinet Member for Housing and Regeneration as well as a representative for the applicant and raised the following points:

·         The scheme constituted a modest development which would be built to a good standard

·         All the units provided would be for social rent, a tenure in high demand in the borough and would include a wheelchair accessible flat

·         Significant changes had been made to the application in response to objections raised including removal of the backland bungalow following concerns regarding overdevelopment and a change from a contemporary to more traditional design sensitive to the Conservation Area.

·         The Council’s commitment to reprovision of the playground currently onsite was reiterated, and to that end two proposals had been drafted for consultation. Sufficient room remained to the rear of the site for amenity space for the new development and a retained area for a playground.

 

The Committee raised the following points in discussion of the application:

·         Concerns were raised over lack of privacy from the balconies. Officers advised that a condition could be added to cover balcony treatment.

·         In response to concern regarding future discolouration of the white render treatment around the windows, confirmation was provided that this detail would be made of reconstituted stone which was more durable than render.

·         Although the scheme would have a centralised satellite system, it was agreed to add a condition removing permitted development rights for satellite dishes.

·         A view was raised that the reprovision of the playground should be completed prior to the start of construction of the scheme. In response, officers advised that consultation was required with local residents on the best location for the playground and that a mixed response to reprovision had been received to date. The Legal Officer advised that in exceptional circumstances a Grampian condition could be added to secure the reprovision but that this could delay works and have an impact on the time sensitive grant associated. Cllr Rice moved a motion to add a Grampian condition which was not seconded and so fell.

 

The Chair moved the recommendation of the report including additional conditions covering the balcony treatment and removing permitted development rights for satellite dishes and it was

 

RESOLVED

·         That planning application HGY/2014/3508 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 following approved plans and specifications:

Design and Access Statement prepared by ECD Architects Rev A dated January 2015; Overshadowing Report prepared by Melin Consultants Rev A dated 10 May 2015; Daylighting Factor Calculations prepared by Melin Consultants dated 30 May 2014; Transport Note prepared by ttp Consulting dated June 2014; Tree Survey and Constraints Plan (drawing no. 56740-CL-01) prepared by Landscape Planning Ltd; Tree Survey Tables dated 21/10/2014 prepared by Landscape Planning Ltd; Ground Investigation Report prepared by Ground and Water Limited; 5429-03-1000 Rev C; 5429-03-1010 Rev C; 5429-03-1100 Rev D; 5429-03-1101 Rev B; 5429-03-1200 Rev C; 5429-03-1250 Rev C; 5429-03-1251 Rev C; 5429-03-1800 Rev A; 5429-03-1801 Rev A; 5429-03-1900 Rev C

Reason: In order to avoid doubt and in the interests of good planning.

 

3.         Before 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 for written approval.

 

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 in accordance with Policy 5.21 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan.

 

4.         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 in accordance with Policy 5.21 of the London Plan 2011 and Saved Policy UD3 of the Haringey Unitary Development Plan.

 

5.         The applicant is required to submit a Construction Management Plan and Construction Logistics Plan for the written approval of the Local Planning Authority 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 the Connaught Road 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 on the Transportation network.

 

6.         The applicant is required to submit an Arboricultural Method Statement including a Tree Protection Plan for the local authority’s approval prior to construction work commencing on site.  The Arboricultural Method Statement and Tree Protection Plan must detail the proposed tree protection measures and construction works that may impact on trees including:

1.    A pre-commencement site meeting must be specified and attended by all interested parties, (Site manager, Consultant Arboriculturist, Council Arboriculturist and Contractors) to confirm all the protection measures to be installed for trees; and

2.    Robust protective fencing/ground protection must be installed prior to commencement of construction activities on site and retained until completion.  It must be designed and installed as recommended in BS 5837: 2012 Trees in relation to design, demolition and construction.

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed consistent with Policy 7.21 of the London Plan 2011, Policy SP11 of the Haringey Local Plan and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

7.         Notwithstanding the information submitted with this application, no above ground 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 the Local Planning Authority.  The development shall be implemented in accordance with the details approved by 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.

 

8.         No above ground development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. These details shall include: proposed finished levels or contours; means of enclosure; pedestrian access and circulation areas; hard surfacing materials and any structures (eg. furniture, play equipment, refuse or other storage units etc).

Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate; implementation programme).  The soft landscaping scheme shall include detailed drawings of:

a.    Those existing trees to be retained.

b.    Those existing trees to be removed.

c.    Those existing trees which will require thinning, pruning, pollarding or lopping as a result of this consent.  All such work to be approved in writing by the Local Planning Authority.

d.    Those new trees and shrubs to be planted together with a schedule of species shall be submitted to and approved in writing by, the Local Planning Authority prior to the commencement of any above ground development.

Such an approved scheme of planting comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of three years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be retained thereafter.

Reason: In order for the Local Planning Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area consistent with Policy 7.21 of the London Local Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

 

9.         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.

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.

 

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: 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 should be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

INFORMATIVE 3: 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 4: 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 5: This type of work will require a Building Regulation application to be made after Planning permission has been granted. Council’s Building Control department has been working to expand and improve the services and products it can offer its customers such as warranties, fire engineering, fire risk assessments, structural engineering, party wall surveying, SAP, EPC, SBEM calculations, BREEAM, CfSH calculations, acoustic advice, air pressure testing etc in consultation with the LABC (Local Authority Building Control) and it would be pleased to explain any of the services in more detail if required.