Agenda item

Demolition of existing 39 Garages and erection of 5 x 2 storey three bedroom houses with associated landscaping and 10 parking spaces. RECOMMENDATION: Grant Permission subject to Section 106 Legal Agreement and conditions.

Cllr Egan re-entered the proceedings.

Members noted that this application had been before the Committee on two previous occasions for the development of the site as well as two dismissed appeals.  This scheme attempted to overcome the concern of the last inspector of potential overlooking of properties in Elm Grove and Tregaron Avenue.  The main change was the number of units being reduced from 6 to 5 and overlooking windows had been omitted.  The proposal would have a low profile design in density and size for a backland site.

Objectors spoke on behalf of Cecile Park and Tregaron Avenue residents.  Their main concerns for objecting to the application was the degree of overlooking and the development’s detrimental effect to the loss of privacy to Cecile Park rear gardens and 11 Elm Grove and the loss of open space.  They also pointed out that the previous scheme was for 6 x 2 bedroom houses and the current scheme is for 5 x 3 bedroom houses with 10 foot rear gardens.  Other concerns raised included unacceptable high mansard roofs,  access for emergency vehicles, access for refuse collection would be difficult a long the narrow entrance if congested by parked cars.  There would also be risk of damage to mature trees (some with TPOs) in the Conservation Area.

Cllr Winskill spoke on behalf of residents objecting to this application and highlighted two concerns, conservation and parking.  A previous application for a dorma window had been refused due to overlooking, so how could this application be recommended to be granted.  The 40 lock up garages were much needed in a pressurised parking area and extreme parking stress is  experienced and this leads to a demand for crossovers.

The applicant’s representative addressed the Committee and advised the planning report was developed along side planning officers and had endeavoured to satisfy planning policies.  The matter of concern raised by the last inspector was the potential overlooking of properties.  This had been addressed by the omission of any first storey windows to Tregaron Avenue.

Members questioned the applicant and officers on the proposals and issues raised overall and decided to refuse the application on the following grounds:

1. High mansard roof increasing overlooking to Cecile Park housing.
2. The recommendations of the Hornsey CAAC officer.
3. Loss of parking spaces on Cecile Park.
4. Quality of the design.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/0580

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 12/10/2006

Location: Land Rear Of 27- 47 Cecile Park N8

Proposal: Demolition of existing 39 garages and erection of 5 x 2 storey three bedroom houses with associated landscaping and 10 no. parking spaces.

Recommendation: Grant subject to conditions and S106 Legal Agreement.

Decision: Refuse

Drawing No.s 2873 P01 rev B & P02 rev B.

Reason:

1. The site is of very limited depth and occupies a backland site in the Crouch End Conservation Area.  By reason of their prominent mansard roofs which are untypical of the Conservation Area, and their sitting very close to the southern boundary of the site, the proposed dwellings would have a cramped appearance within the site and be visually intrusive to adjacent properties particularly in Tregaron Avenue and Elm Grove. Further, there would be mutual overlooking between the first floor bedroom windows and ground floor lounge windows in the flank walls of some of the proposed new dwellings.

As such the scheme would not preserve or enhance the character of the Conservation Area, and would be detrimental to the amenities of adjoining residents, contrary to Policies UD3(b) General Principles; UD4 Quality Design: CSV1 Development in Conservation Areas, and SPG1a Design Guidance, of the Haringey Unitary Development Plan 2006.