Agenda item

Erection of a part single-storey, part two-storey rear extension

RECOMMENDATION: grant permission subject to conditions.

The Committee considered a report on the application to grant planning permission for the erection of a part single-storey, part two-storey rear extension. 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.

[19.08 – Cllr Weston entered the room late and as such took no part in determining the application].

A number of objectors addressed the Committee and with the Chair’s permission, circulated to the Committee a short document outlining their main objections to the application. The objectors raised the following points in their presentations:

·         The application would impact negatively on the views from nos. 1 and 5 Fordington Road as well as privacy from the planned dormer windows and excessive glazing.

·         Objections centred on the out of keeping design and the overbearing bulk and height of the extension and not the overall principle of the development.

·         The flat roof construction would be out of keeping in a predominantly pitched roof area and the elevations of the extension would breach the building line.

·         The considerable number of objections submitted by local residents including the local resident’s association had not been given enough weight.

·         Construction materials proposed for the extension would not match in with the existing building such as rendered wall finish.

·         The appropriate planning process had not been followed in providing sufficient separation between the planning and the certificate of lawfulness applications.

Cllr Newton addressed the Committee as a local ward councillor and raised the following points:

·         The design was overbearing

·         The extension would have a detrimental impact on neighbouring properties including from its blocky nature at first floor level.

·         Concern was raised about the use of precedent within the report to justify the assessment of harm from the application.

·         The considerable opposition to the scheme from local residents should be given weight.

The applicant addressed the Committee and raised the following points:

·         The scheme was not sited in a Conservation Area

·         The modest development was essential to provide the applicant with additional living and bedroom space and make the house more accessible for occupation by a disabled relative.

·         The first floor extension would be positioned further away from no. 5 Fordington Road than if works were undertaken under Permitted Development Rights.

·         Comments submitted by neighbouring properties had been taken into account in development of the design.

·         The scheme would not compromise the amenity of local residents.

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

·         Concerns were raised over the bulk and design of the extension. Officers advised that the design was considered acceptable overall as it was not uncommon for modern extensions to older buildings and the impact of the extension had been reduced via design and the provision of a green roof. A rendered wall finish was not uncommon in the area.  

·         In response to a query regarding the dimensions shown within the document circulated by the objectors, confirmation was provided by one of the objectors that the photo montage had been completed by an architect and was an accurate representation.

·         The lack of provision of CGI images of the final design was questioned. Officers advised that their provision could not be required for small household applications.

Officers proposed a revision to condition 3 to replace the current requirement for external materials for the proposed development to match the existing building to a standard condition requiring Council approval of materials to be used to reflect the mixed design to the rear.

The Chair moved the recommendation of the report including the proposed amendment to condition 3 as detailed above and it was

RESOLVED

·         That planning application HGY/2015/2567 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: FR/001; FR/002; FR/003; FR/004; FR/005; FR/006; FR/008; FR/009; FR/010; FR/011; FR/012; FR/013; FR/014; FR/015; FR/016; FR/020; FR/021; Photograph Sheet (x2)

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

3.         The external materials to be used for the proposed development shall match in colour, size, shape and texture those of the existing building.

Reason: In order to ensure a satisfactory appearance for the proposed development, to safeguard the visual amenity of neighbouring properties and the appearance of the locality consistent with Policy 7.6 of the London Plan 2015, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

4.         Before the first occupation of the extension hereby permitted, the flank window in the elevation of the first floor facing 1 Fordington Road 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.

Informatives:

·         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.

·         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.

·         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.