Agenda item

Demolition of existing 5 terrace dwelling houses and their replacement with 6 terrace dwelling houses including associated landscaping and parking.

 

RECOMMENDATION: grant permission subject to conditions and subject to a s106 legal agreement.

The Committee considered a report on the application to grant planning permission for the demolition of 5 existing terrace dwelling houses and their replacement with 6 terrace dwelling houses including associated landscaping and parking. 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 number of objectors addressed the Committee and raised the following points:

·         The design was overbearing, unsympathetic to the surrounding area and would result in overlooking to neighbouring properties due to its aspect and proximity.

·         A high number of objections had been made by local residents to the scheme.

·         A reduction was sought to the proposed height of the scheme to bring it inline with existing properties in the area.

·         The proposed metal roof was out of keeping with the surrounding area.

·         The scheme exceeded Local Plan density guidelines and as such would have an unacceptable impact on neighbouring amenity including increased footfall and loss of open space.

·         The scheme constituted overdevelopment through site cramming.

·         The change of building orientation would impact negatively on neighbouring properties to the east, exacerbated by the slope of the site.

·         Consideration should be given to planting trees as a boundary treatment instead of fences.

 

Cllrs Engert and M Blake addressed the Committee as local ward councillors and raised the following points:

·         The scheme exceeded London Plan density matrix guidelines.

·         Concerns were raised over the cumulative impact of development schemes coming forward in the immediate area on the amenity of local residents.

·         Assessments made by the planning officer regarding density were subjective and the opposing views of local residents should be given equal consideration.

·         Objections were outlined to the height, bulk and size of the scheme and loss of green space and trees in the vicinity. 

·         Local people making objections were generally not against development of the site per se but had concern over the current design on the basis of size, its intrusive nature and the major excavation works required.

·         The impact on parking pressure in the area didn’t take into account additional demand from the redevelopment of a nearby flat scheme.

 

The legal officer emphasised to the Committee that advice provided by professional planning officers was objective in nature and not subjective as incorrectly claimed, and as such should not be called into question.  

 

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

·         Plans for the scheme had been through a number of consultation events with local people as well as the Quality Review Panel (QRP), with subsequent amendments made to the design as a result.

·         The density of the scheme was London Plan compliant based on the number of units per hectare calculation, which at 42 units per hectare was within the 35-55 London Plan guidelines.

·         The design was high quality as supported by the Quality Review Panel.

·         Separation distances to neighbouring properties were considered acceptable by officers.

·         The impact of the scheme following studies undertaken covering overlooking, overshadowing and daylight was deemed acceptable.

·         The scheme was policy compliant on the basis of parking provision.

·         The development would provide family housing units, of particular demand in the area and which had an impact on density levels resulting from the higher number of rooms per unit.

 

The Committee raised the following questions in their consideration of the application:

·         Clarification was sought on the issues raised regarding density. Officers advised that the scheme exceeded the London Plan density matrix on a habitable rooms per hectare basis but not on a unit per hectare calculation. Exceeding the density range guidance was permissible in exceptional circumstances, which officers considered appropriate here, due to the quality of design and the assessment that the impact on neighbouring amenity would not be adverse. The QRP also supported this position.

·         The risks of setting a precedent in allowing schemes to exceed the London Plan density matrix was questioned. Officers advised that the scheme had been reduced in size from original proposals and taken into account the character of the area, with primacy given to the provision of family accommodation in a family area, with large gardens and parking provided.

·         Responding to a question regarding proposals for an offsite affordable housing contribution, officers confirmed that this was policy compliant for schemes of fewer than 9 units.

·         Clarification was sought on separation distances to closest neighbouring properties. The planning officer confirmed the shortest back to back distance was 18m to the rear elevation of the nearest property.

·         The applicant’s representative confirmed in response to a question regarding the planting of trees instead of fencing that the loss of mature trees onsite would be revisited under the landscaping plan as well as the potential for enhancing planting to the southern boundary.

·         Concern was raised that the scheme exceeded the London Plan target for carbon emission reduction. The applicant’s representative confirmed that emissions had been lowered as far as possible within the constraints of the existing building.

·         Assurances were provided that discussions were underway between the applicant and the sustainable urban drainage officer regarding mitigation for water pump failure.  

·         Clarification was sought as to whether the area of the application site had been used to ‘dilute’ the density of the adjoining site. The legal officer advised that this was not a material consideration for the determination of the current application. Reference had been made within the report to the London Plan density matrix for the current application.

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2015/1956 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 following approved plans and specifications:

1403-PL-001; 1403-PL-021; 1403-PL-101; 1403-PL-201; 1403-PL-202; 1403-PL-203; 1403-PL-204; 1403-PL-211; 1403-PL-212; 1403-PL-213; 1403-PL-214; 1403-PL-215; 1403-PL-216; 1403-PL-220-A; 1403-PL-221-A; 1403-PL-222; 1403-PL-231; 1403-PL-232; 1403-LA-101

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

 

3.         Notwithstanding the information submitted with this application, no construction works (excluding demolition) 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.

 

4.         The development hereby permitted shall be built in accordance with the energy and sustainability statements and the energy provision shall be thereafter retained in perpetuity, no alterations to the energy or sustainability measures shall be carried out without the prior approval, in writing, of the Local Planning Authority.

Reason: To ensure that a proportion of the energy requirement of the development is produced by on-site renewable energy sources to comply with Policy 5.7 of the London Plan 2011 and Policies SP0 and SP4 of the Haringey Local Plan 2013.

 

5.         Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015, no satellite antenna shall be erected or installed on the 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: In order to prevent the proliferation of satellite dishes on the development.

 

6.         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 Local Planning Authority (reference to the London Code of Construction Practice) and that the site of contractor company be registered with the considerate constructors scheme.  Proof of registration must be sent to the Local Planning Authority prior to any works being carried out on site.

Reasons: To safeguard the amenities of the area consistent with Policies 6.3, 6.11 and 7.15 of the London Plan 2011, Policies SP0 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

7.         Prior to the first occupation of the hereby approved residential units, installation details of the boiler to be provided for space heating and domestic hot water are to be submitted to and approved in writing by the Local Planning Authority.  The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 40mg/kWh (0%).  The boilers are to be installed and permanently retained thereafter, or until such time as more efficient technology can replace those previously approved.

Reason:  To ensure that the Code for Sustainable Homes assessment obtains all credits available for reducing pollution, as required by the London Plan 2011 Policy 7.14.

 

8.         No construction works (excluding demolition) shall commence until further details of the design implementation, maintenance and management of the sustainable drainage scheme have been submitted & approved in writing by the Local planning Authority. Details shall include:-

(a)       Details of an emergency plan should the pumps fail.

(b)       Management and maintenance plan for the lifetime of the development, management by Residents Management Company or other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime a scheme of surface water drainage works including an appropriate maintenance regime have been submitted to and approved in writing by the Local Planning Authority. The sustainable drainage scheme shall be constructed in accordance with the approved details and thereafter retained.

Reason: To promote a sustainable development consistent with Policies SP0, SP4 and SP6 of the Haringey Local Plan 2013.

 

9.         The applicant shall use best endeavours to ensure that not less than 20% of the onsite workforce (excluding managers and supervisors) employed during the construction of the Development shall comprise of local residents, being residents of the London Borough of Haringey but where not practicable, residents of the North London Sub-Region (Camden, Barnet, Enfield, Islington, Westminster) but in the event that achieving 20% proves impracticable for reasons notified in writing to the Council then another percentage approved by the Council as acceptable, such approval not to be unreasonably withheld or delayed. 

The applicant shall use best endeavours to ensure the procurement of half of the onsite workforce comprising of local residents (as set out above) employed to be trainees but in the event that achieving this figure proves impracticable for reasons notified in writing to the Council then another percentage approved by the Council as acceptable, such approval not to be unreasonably withheld or delayed.

Where possible to give opportunities to local suppliers and businesses to tender for such works as may be appropriate for them to undertake.

To provide the Council and the Construction Web Network and the Work Placement Coordinator with any such information as is required to ensure compliance with these requirements .

Reason:  In order to ensure that the scheme provides employment opportunities within the Borough and for the local community in accordance with Local Plan Policies SP8 ‘Employment’ and SP9 ‘Improving skills and training to support access to jobs and community cohesion and inclusion’. 

 

10.       No construction works (excluding demolition) shall commence until a scheme for the treatment of the surroundings of the proposed development including the species, size and timescale for the planting of trees and/or shrubs an 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.

 

Informatives:

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:  CIL

Based on the information given on the plans, the Mayoral CIL charge will be £35,315 (1,009 sqm x £35) and the Haringey CIL charge will be £267,385 (1,009 sqm x £265). This will be collected by Haringey after/should the scheme is/be 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 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:  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 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: Asbestos: 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 must be removed and disposed of in accordance with the correct procedure prior to any demolition or construction works carried out.

 

INFORMATIVE 7: The London Fire Brigade strongly recommends that sprinklers are considered for new developments and major alterations to existing premises, particularly where the proposals relate to schools and care homes. Sprinkler systems installed in buildings can significantly reduce the damage caused by fire and the consequential cost to businesses and housing providers, and can reduce the risk to life. The Brigade opinion is that there are opportunities for developers and building owners to install sprinkler systems in order to save money, save property and protect the lives of occupier.  . 

 

INFORMATIVE 8:

With regards to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water course, 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.

 

INFORMATIVE 9:  Thames Water will aim to provide customers with a minum 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.