Agenda item

Change of use of property from hotel (C1) to residential (C3), to provide 8 x 1 bed, 8 x 2 bed and 2 x 3 bed flats, with basement car park and external alterations.

 

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement

 

The Committee considered a report on the application to grant planning permission for the change of use of property from hotel (C1) to residential (C3), to provide 8 x 1 bed, 8 x 2 bed and 2 x 3 bed flats, with basement car park and external alterations. 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.

 

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

·         Clarification was sought on cycle storage arrangements. It was confirmed that 28 spaces would be provided within the basement which was considered acceptable.

·         In response to a question, confirmation was provided that the access ramp to the car parking in the basement would be lit and would also provide pedestrian access to the area. In response to a follow on question regarding the allocation of parking spaces, the applicant advised that priority would be given to the larger family units plus one space designated for disabled parking.

·         The Committee sought assurances on the affordable housing contribution proposed. Officers advised that the viability assessment had been independently assessed and which supported that the level proposed was the maximum reasonable for the scheme.

 

It was requested that an additional condition be added to the permission to restrict the future installation of satellite dishes to the scheme.

 

 

The Chair moved the recommendation of the report, including the additional condition covering satellite dishes, and it was

 

RESOLVED

·         That planning application HGY/2015/3730 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:

RH-0813-001, RH-0813-001 Rev R1, RH-0813-002 Rev R2, QA-AS01, QA-AG00, QA-AG01C, QA-AG0C,  QA-AG03D, QA-AG04C, QA-AS04, QA-AS05, QA-AS06 Transport Statement dated 16 November 2015 prepared by Safeland plc Transport, Planning Statement dated December 2015 prepared by GL Hearn, Design and Access Statement Revision A prepared by Awards Projects Ltd, Raglan Hall Accommodation Schedule, Consultation Statement dated 6 December 2015 prepared by GL Hearn

Reason: In order 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 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, window frames and balcony frames, 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.         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.

 

5          Evidence that each element of the development is registered with a BREEAM certification body and that a pre-assessment report (or design stage certificate with interim rating if available) has been submitted indicating that the development can achieve the stipulated BREEAM level (specify) shall be presented to the local planning authority within 6 weeks of the date of this decision and a final certificate shall be presented to the local planning authority within 6 months of the occupation of the development. 

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.

 

6.         No development shall commence until details of a scheme for a "vegetated" or "green" roof(s) for the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  The details shall include its (their) type, vegetation, location and maintenance schedule.   The development shall be implemented in accordance with the approved scheme prior to its first occupation and the vegetated or green roof shall be retained thereafter.  No alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

Reason: To ensure a sustainable development consistent with Policy 5.11 of the London Plan 2011 and Policies SP0, SP4 and SP11 of the Haringey Local Plan 2013

 

7.         An Energy Strategy will be submitted to and approved in writing by the Local Planning Authority prior to commencement of construction works on site. This strategy shall deliver no less than a 35% of on-site total C0₂ reduction in comparison with total emissions from a building which complies with Building Regulations 2013. 

Should the 35% target not be able to be achieved on site through energy measures (a mixture of lean, clean and green measures), then any shortfall should be offset at the cost of £2,700 per tonne of carbon.

The final agreed energy strategy shall be installed and operation prior to the first occupation of the development.   And the development shall be carried out strictly in accordance with the details so approved and shall be operated and maintained as such thereafter.

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.

 

8          No development shall take place until details of a travel plan showing how patrons will access the site by more sustainable transport modes has been submitted to and approved in writing by the local planning authority.  The plan must show measures that will be used to promote more sustainable modes of transport and how such measures will be managed once the development has been first implemented.  The approved travel plan shall be implemented prior to first occupation of the development hereby permitted.

Reason:  To promote sustainable transport and to reduce the potential for additional on street parking stress as a result of the development, consistent with Policies SP0, SP4 and  SP7 of the Haringey Local Plan.

 

9                      No development shall take place until a detailed scheme for the provision of refuse and waste storage and recycling facilities has 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 Saved Policy UD7 of the Haringey Unitary Development Plan 2006 and Policy 5.17 of the London Plan 2011.

 

10   No development above ground shall take place until full details of both hard and soft landscape 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; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.); proposed and existing functional services above and below ground (eg. drainage power, communications cables, pipelines etc. indicating lines, manholes, supports 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.

            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 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 2015, Policy SP11 of the Haringey Local Plan 2013 and Policy UD3 of the Haringey Unitary Development Plan 2006.

 

11                    Full details of Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval 3 months (three months) prior to construction work commencing on site to be submitted to and approved in writing by the local planning authority.. The plans should provide details on how construction work (inc. demolition) would be undertaken in a manner that disruption to traffic and pedestrians on Queens Avenue, Fortis Green, Muswell Hill Broadway and the roads surrounding the site is minimised.  It is also requested that construction vehicle movements should be carefully planned and coordinated 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.

 

12     A full Basement Impact Assessment to be submitted to and approved in writing   by the local planning authority. Thereafter the development shall be carried out in accordance with the details approved

Reason: To determine whether any water courses etc will be affected by the works and to determine that the construction works will be carried out without undue effects on the remaining and neighbouring buildings.

 

13.       Details of ventilation for the car park to be submitted to and approved in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the details approved

Reason: As the whole structure of the car park is below ground level

 

14.       Before the development hereby permitted is commenced a plan showing a 1.8 metre high privacy screen along the side of the balconies/terraces 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/TERRACE 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.

 

 

Informatives:

INFORMATIVE :  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 :  CIL

Based on the information given on the plans, the Mayoral CIL charge will be £70,678.839 (1731.9sqm x £35 x 1.166)  and the Haringey CIL charge will be £458,935 (1731.9 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.

 

INFORMATIVE : 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 :  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: 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: Asbestos containing materials may be present within the    fabric of the building