Agenda item

Demolition of existing house and erection of 2 x 2 storey three bedroom houses. RECOMMENDATION: Grant permission subject to conditions.

Officers presented the report and advised the Committee that this was the second application to be presented.  The two houses would give a density of 153hrh making the proposal a low density scheme.  Access was from Woodside Avenue and deemed to be adequate.  It was considered that the loss of privacy and amenity space of adjoining properties would be minimal as this was a revised scheme. 

Objectors raised concern regarding the paved road known as the alleyway or walkway which would be used to gain access.   Cars would find it difficult to pass down this road and there was no pavement for pedestrians. 

Cllr Whyte addressed the Committee in support of the objectors and requested Members to consider the following points:

• The suitability of the access route
• Loss of amentity
• Adverse effects on the allotments and open space.
• The design of the new application had changed and the height of the new property was higher than that refused last year.

The applicant then responded to the points raised above by stating that the previous scheme was refused and that the current application was supported by the Council.  The building would be on private property, not excessively high and away from the access road.  This application fell within the Council’s policy as the Council sought to encourage development of under used sites with a minimum impact to surrounding dwellings.

The Chair moved a motion to agree the recommendation stated in the report.  On a vote there being 9 for and 0 against the motion was carried.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1314

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 28/09/2006

Location: 87 Woodside AvenueN10 3HF

Proposal Demolition of existing house and erection of 2 x 2 storey three bedroom houses

Recommendation  GTD

Decision GTD

Drawing No.s 0541_00_001, 200c, 201c, 210a, 211b, 212a, 213

Conditions and/or Reasons

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 complete 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.             Notwithstanding the description of the materials in the application, no development shall be commenced   until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

                Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

4.             The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

                Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

5.             Notwithstanding the provisions of Schedule 2,

Part 1 of the Town & Country Planning General Permitted Development Order 1995, no enlargement, improvement or other alteration of any of the dwellings hereby approved in the form of development falling within Classes A to E shall be carried out without the submission of a particular planning application to the Local Planning Authority for its determination.

                Reason: To avoid overdevelopment of the site.

6.             Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to 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 agreed with the Council's Arboriculturalist.

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 the development.  Such an approved scheme of planting, seeding or turfing 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 five 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 maintained and retained thereafter to the satisfaction of the Local Planning Authority.

                Reason: In order for the Local 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.

7.             That 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.

8.             Prior to commencement of development details of the car parking spaces shall be submitted to and approved in writing by the Local Planning Authority.

                Reason: In order to protect the visual amenities of the area and locality.

INFORMATIVE:

The new development will require naming/numbering.

The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

INFORMATIVE

You are advised that no building will be permitted within 3 metres of the sewers without Thames Water's approval.  Should you require a building over application form of other information relating to your building/development work, please contact Thames Water on 0845 850 2777.

REASONS FOR APPROVAL

The proposal should be approved on the grounds that this is previously developed land that the issues of overlooking and loss of privacy are minimal and the design of the proposed dwellings still allows for open views from the properties directly affected in Lauradale Road.  The appearance of the proposed dwellings is cottage like and thought to be appropriate within the context of SLOL.  The area is characterised by greenness, screening and vegetation, which on the whole will be retained. The footprint of the proposed development is larger than existing but small enough to be described as a small scale development, compliant with Policies OS3 Significant Local Open Land, UD3 General Principles, UD4 Quality Design and SPG3b Privacy/overlooking, Aspect/outlook and daylight/sunlight of the Haringey Unitary Development Plan. In addition the existing access it thought to be adequate for the introduction of a new dwelling and any possible motor vehicles relating to the residential use, as concluded by the Planning Inspectorate.

Section 106

No