Agenda item

Demolition of existing detached house and erection of a new development comprising one 4 bedroom house, four 2 bedroom flats, and two 1 bedroom flats, with car parking, landscaping, and refuse and cycle stores.

 

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the demolition of existing detached house and erection of a new development comprising one 4 bedroom house, four 2 bedroom flats, and two 1 bedroom flats, with car parking, landscaping, and refuse and cycle stores. 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.

 

An objector addressed the Committee and raised the following points:

·         The design was considered ugly and generic in nature, replicating a similar scheme in South London. It had not been tailored to sympathetically enhance the surrounding area and would not be a suitable replacement for the current landmark house on site.

·         The increased density of development would impact on the amenity of neighbours.

 

Cllr G Bull addressed the Committee in his capacity as a local ward councillor and raised the following points:

·         Concerns regarding the size of the site and cramming of development

·         The proposed render finish would discolour overtime and become unsightly

·         The affordable housing contribution was small when compared to the original sale price of the site

·         Transport links in the area were poor and a contribution was requested from the applicant towards a hopper bus.

·         The heritage value of the air raid shelter to the rear of the site was questioned.

 

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

·         The site was large and the current house onsite was in poor condition.

·         Changes had been made to the design following comments from officers

·         The scheme aimed to optimise the use of the site

·         The air raid shelter was small and not considered significant on a heritage basis

·         Clarification was provided that the design for the scheme was bespoke, with elements taken from local new developments.

 

The legal officer directed the Committee to disregard the point raised regarding the affordable housing contribution and the sale price of the site, and emphasised that the contribution put forward was policy compliant. Additionally, a contribution to a hopper bus was outside the Committee’s purview.

 

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

·         Clarification was sought on claims the scheme was generic in design. Officers and the applicant’s representative advised that the design was not standard but a customised design with elements taken from recent developments at the Lordship Pub site and Watsons Road following officer recommendation and picking up features in the street.

·         Further details were sought on the proposed use of render. Confirmation was provided that a rendered finish was proposed to the bay of the house only although the applicant would be willing to consider an alternative finish.

·         Concern was raised over separation distances to adjacent buildings and potential overlooking from side facing windows. Confirmation was provided that these windows serving bathrooms and kitchens would be obscure glazed and the one remaining to bedroom 3 obscured to head height. Separation distances were considered to be acceptable.

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2015/1637 be approved subject to conditions.

 

1.    The development hereby authorised must be begun not later than the expiration of three years from the date of this permission, failing which the permission shall be of no effect.

Reason: This condition is imposed by virtue of Section 91 of the Town & Country  Act 1990 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: 189.15/001, 189.15/005 - 007, 008A, 010A, 011A, 012A, 13A, 020A, 021A, 022A, 023A, 024, 025, 026, 030, 031, 040A, 041A.

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

 

3.    Samples of all 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 type and shade of cladding, window frames and balcony frames, sample panels or brick types and a roofing material sample combined with a schedule of the exact product references. The development shall thereafter be implemented in accordance with the approved samples.

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.    No development shall commence, save for demolition, 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

 

5.    Details of the proposed boundary treatment including bin and cycle enclosure shall be submitted to and approved by the Local Planning Authority prior to the commencement of the development above ground. The approved boundary treatment shall thereafter be installed prior to occupation of the new residential unit.

Reason: In the interest of the visual amenity of the area and residential amenities of neighbouring occupiers.

 

6.    The details of all levels on the site in relation to the surrounding area be submitted and approved by the Local Planning Authority.

Reason: In order to ensure that any works in conjunction with the permission hereby granted respects the height of adjacent properties through suitable levels on the site.

 

7.    No occupation of the development hereby approved until final details of refuse waste storage and recycling facilities arrangements have 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 Policy UD7 'Waste Storage' of the Haringey Unitary Development Plan and Policy 5.17 'Waste Capacity' of the London Plan.

 

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. (Reference to the London Code of Construction Practice) and that the site or Contractor Company 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

 

9.    Full details of a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for TfL and local authority’s approval prior to construction work commences on site, save for demolition. The Plans should provide details on how construction work (inc. demolitions) would be undertaken in a manner that disruption to traffic and pedestrians on Devonshire Hill and the roads surrounding the site would be minimised. It is also requested that construction vehicle movements should be carefully planned and co-ordinated to avoid the AM and PM peak.

Reason: To reduce congestion and mitigate any obstruction to the flow of traffic on the transportation network.

 

10. 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.

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.

 

11. The proposed development 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 neighbourhood

 

12. No occupation of the flats hereby approved shall be occupied until the cycle facilities serving it have been provided in accordance with the approved details, and they shall thereafter be retained for their intended purpose unless otherwise agreed in writing by the local planning authority.

Reason: To ensure the development provides adequate cycle parking facilities in accordance with the London Plan

 

13. The crossover to the site will require relocating and reconstruction in line with

Drawing NO:189.15/008, the width of the crossover must not exceed 3.2 metres, the necessary works to construct the crossover 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 6 months before the development is programmed to be completed to obtain a cost estimate and to arrange for the works to be carried out.

Reason: In order to ensure that the proposed development does not prejudice the free flow of vehicular and pedestrian traffic or the conditions of general safety of the highway consistent with Policy 6.13 of the London Plan 2011 and Saved Policies UD3 and M10 of the Haringey Unitary Development Plan 2006.

 

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

 

15. Before the development hereby permitted is commenced a plan showing a 1.8 metre high privacy screen along the side of the recessed dormers to the rear 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 BALCONY 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.

16. Before the first occupation of the extension hereby permitted, the windows in the side elevation 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. 

 

INFORMATIVE 1: -- 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.

 

INFORMATIVE 2: -- Asbestos Survey

Prior to refurbishment 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 3: - 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 4: - Community Infrastructure Levy

The application is advised that the proposed development will be liable for the Mayor of London's CIL. Based on the information given in the plans, the Mayor’s CIL charge will be £14,700 (420 x £35) and Haringey CIL charge will be £6,300 (420 x 15). 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. An informative will be attached advising the applicant of this charge.

 

INFORMATIVE 5: 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 6: 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 7: There is a Thames Water main crossing the development site which may/will need to be diverted at the Developer’s cost, or necessitate amendments to the proposed development design so that the aforementioned main can be retained. Unrestricted access must be available at all times for maintenance and repair. Please contact Thames Water Developer Services, Contact Centre on Telephone No: 0800 009 3921 for further information.