Agenda item

Demolition of the existing buildings and construction of 9 new residential homes (4 x houses and 5 x flats) and 446sq.m of office (Use Class B1a) floorspace in a building extending to between 2 and 4 storeys in height and associated car parking, landscaping and infrastructure works

 

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 the existing buildings on site and construction of 9 new residential homes (4 x houses and 5 x flats) and 446sq.m of office (Use Class B1a) floorspace in a building extending to between 2 and 4 storeys in height and associated car parking, landscaping and infrastructure works. 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:

·         Vehicular access would be via the car park to Coulsden Court which would become a busy access road and likely suffer from unauthorised parking as onsite parking provision for the scheme was insufficient at only 4 spaces and in consideration that surrounding roads were already heavily parked. The car park also had a restrictive covenant in place prohibiting access for vehicles over 16 tonnes.

·         Representatives from Metropolitan housing association which managed Coulsden Court proposed a number of additional conditions be imposed on the scheme including restrictions on unauthorised parking in Coulsden Court spaces, on deliveries etc.

·         Concerns were raised over the waste management strategy for the scheme, with the current arrangements in place only being of an informal nature.

·         Restrictions on noise and hours of operation of the commercial unit were requested and that local residents be consulted in the drafting of the Construction Management Plan.

·         Intensification of the use of the site including a fourfold increase in the number of people currently located there would cause disturbance to neighbouring properties including from increased noise levels. 

·         A four storey building onsite would result in overlooking from the windows and balconies facing onto the car park as well as reduced privacy and light to neighbouring properties.

·         The scale of the scheme was out of proportion to the current single storey building and for such a small site, with the applicant trying to cram in the maximum number of units. 

·         Traffic pressures in the area would increase.

·         Current views to Alexandra Palace would be lost.

·         Site security, health and safety and increased footfall were also identified as concerns.

 

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

·         The scheme would have a detrimental impact on the Conservation Area and greater regard should have been given to the conservation officer’s reservations about the scheme in this regard.

·         The density of the scheme was too high and would result in poor living standards for future residents.

·         There would be a reduction in light received to neighbouring properties and the communal gardens.

·         The application did not address the issue of the restricted covenant on Coulsden Court car park.

·         The four parking spaces proposed was insufficient for the number of residential units plus the demand associated with the commercial unit and on street parking was an existing problem in the area. 

 

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

·         Assurances were sought in response to concerns raised by the objectors regarding overlooking and loss of privacy. Officers advised that measures to mitigate this included the use of louvred screens, opaque glazing and the careful positioning of windows to avoid direct overlooking.

·         Clarification was sought on parking provision onsite and in the vicinity. The transport officer advised that four spaces would be provided onsite. A robust parking stress survey had been carried out which identified sufficient on street parking space provision within a 200m radius of the site. It was advised that restrictions were not currently in place on future occupiers obtaining CPZ parking permits.

·         The conservation officer was asked to expand on her views of the scheme. She advised in response that her primary concern was over scale and massing due to the backland nature of the site. Although it was identified that some harm would be caused to the Conservation Area, on balance this was judged to be less than substantial and additionally there would be no loss of historic fabric from the demolition of the existing building on site.

·         It was questioned whether an informative could be added to encourage the applicant to liaise with Metropolitan Housing regarding resolving the concerns around the Coulsden Court car park. Officers agreed to add this.

 

Representatives for the applicant addressed the Committee and raised the following points:

·         New homes and commercial space would be provided on an underutilised plot.

·         Consultation had been undertaken with officers and local people and amendments made to the scheme in response to comments received.

·         The Quality Review Panel supported the scheme as an exemplar development.

·         Good dialogue had been established and would continue with Metropolitan Housing including car park access arrangements.

·         Future employees of the commercial unit would not have access to the car gates and therefore be unable to park onsite. The unit would be in B1 use which was appropriate for a residential area.

·         Concerns regarding noise and disruption to neighbours were addressed under conditions 3 and 7.

·         Daylight and sunlight surveys had been undertaken and the results considered acceptable.

·         Windows to the elevation facing 1 New Road would be fixed shut and of obscured glazing.

·         The current building onsite was unsightly and the new scheme would constitute an improvement with the use of high quality materials, new boundaries and planting. There would only be constrained views of the scheme from the public realm.

 

The Committee expressed concern over proposals for exterior timber cladding owing to the tendency for it to deteriorate in appearance over time. The applicant advised that only small elements were planned to the bays of the houses and a high quality impregnated timber used to reduce potential discolouration. Officers added that they had raised this issue at an earlier stage with the applicant but were satisfied on the maintenance of a good appearance due to the quality of design and conditions in place.

 

In response to questions, it was advised that the flats would be accessed from New Road and the commercial unit would be of two storeys with a small mezzanine. 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2016/1562 be approved subject to conditions and subject to a s106 Legal Agreement and that the Head of Development Management be authorised to issue the planning permission and impose conditions and informatives subject to the signing of a section 106 Legal Agreement providing for the obligations set out in the Heads of Terms.

 

·         That the s106 legal agreement referred to above be completed no later than 15.11.2016 or within such extended time as the Head of Development Management or the Assistant Director Planning shall in her/his sole discretion allow.

 

·         That following completion of the agreement(s) referred to above within the stated time period, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions; and that delegated authority be granted to the Head of Development Management to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions as set out in the report and to further delegate this power provided this authority shall be exercised in consultation with the Chairman (or in their absence the Vice-Chairman) of the Sub-Committee.

 

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 s91 TCPA and to prevent the accumulation of unimplemented planning permissions.

 

2.         Notwithstanding the information submitted with the application, the development hereby permitted shall only be built in accordance with the following approved plans: 

HW361 E001, HW361 E002, HW361 E300, HW361 E301, HW361 E302,  HW361 E303, HW361 P001 Rev A, HW361 P002 RevA, HW361 P100 Rev A, HW361 P101 Rev A, HW361 P102 Rev A, HW361 P103 Rev A, HW361 P104 Rev A, HW361 P200 Rev A, HW361 P201 Rev A, HW361 P300 RevA,  & HW361 P301 RevA.

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

 

3.         The applicant/developer are required to submit a Construction Management Plan (CMP) and Construction Logistics Plan (CLP) for the local authority’s approval 1 month (one month) prior to construction work commencing on site. The Plans should provide details on how construction work (inc. Demolition) would be undertaken taken in a manner that disruption to traffic and pedestrians in and  surrounding the site is minimised. The construction management plan must include details on the construction of the development and of the development in a way such that the Councils depot will always have unrestricted access. 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.

 

4.         Before development commences other than for investigative work:

a) A desktop study shall be carried out which shall include the identification of previous uses, potential contaminants that might be expected, given those uses, and other relevant information. Using this information, a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors shall be produced.  The desktop study and Conceptual Model shall be submitted to the Local Planning Authority. If the desktop study and Conceptual Model indicate no risk of harm, development shall not commence until approved in writing by the Local Planning Authority.

 

b) If the desktop study and Conceptual Model indicate any risk of harm, a site investigation shall be designed for the site using information obtained from the desktop study and Conceptual Model. This shall be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on site as per approval.  The investigation must be comprehensive enough to enable:-

·                     a risk assessment to be undertaken,

·                     refinement of the Conceptual Model, and

·                    the development of a Method Statement detailing the remediation requirements.

 

The risk assessment and refined Conceptual Model shall be submitted, along with the site investigation report, to the Local Planning Authority for written approval.

 

c) If the risk assessment and refined Conceptual Model indicate any risk of harm, a Method Statement detailing the remediation requirements, using the information obtained from the site investigation, and also detailing any post remedial monitoring shall be submitted to, and approved in writing by, the Local Planning Authority prior to that remediation being carried out on site as per approval.

 

5.         Where remediation of contamination on the site is required completion of the remediation detailed in the method statement shall be carried out and a report that provides verification that the required works have been carried out, shall be submitted to, and approved in writing by the Local Planning Authority before the development is occupied.

Reason: To ensure the development can be implemented and occupied with adequate regard for environmental and public safety in accordance with Policy 5.21 of the London Plan 2015 and Saved Policy UD3 of the Haringey UDP.

 

6.         No impact piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

 

7.         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 LPA.  This shall be with reference to the GLA's SPG "The Control of Dust and Emissions During Construction and Demolition".  In addition either the site or the Demolition Company must be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA prior to any works being carried out on the site.

Reason: In order to protect amenity of surrounding residents and the wider locality and to comply with the London Plan 2015 Policy 7.14.

 

8.         Prior to installation details of the gas boilers to be provided for space heating and domestic hot water should be forwarded to the Local Planning Authority. The boilers to be provided for space heating and domestic hot water shall have dry NOx emissions not exceeding 20 mg/kWh (0%).

Reason: As required by The London Plan Policy 7.14.

 

9.         The development hereby permitted shall be built in accordance with the approved renewable energy statement and the energy provision shall be thereafter retained in perpetuity.

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 2015, emerging Policy DM21 of the DM,DMP (pre-submission version January 2016), and Policies SP0 and SP4 of the Local Plan 2013.

 

10.       Details of a scheme for the storage and collection of refuse and recycling from the hereby approved commercial unit as well as delivery and servicing arrangements shall be submitted to and approved by the Local Planning Authority prior to the commencement of the use. The approved scheme shall be implemented and permanently retained to the satisfaction of the Local Planning Authority.

Reason: In order to protect the amenities of the locality and to comply with Saved Policy UD7 of the Haringey UDP 2006 and Policy 5.17 of the London Plan 2015.

 

11.       No development shall take place until a detailed surface water drainage scheme for the site, which is based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year plus 40% for climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall include details of its maintenance and management after completion and shall subsequently be implemented in accordance with the approved details before the development on Site is occupied and retained thereafter for the lifetime of the development.

Reason: In order to ensure that the mechanism for the detailed drainage proposals to be approved as the scheme is developed.

 

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

(a) Further details of the proposed pumps and backup system.

(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 and emerging Policy DM25 of the DM,DMP (pre-submission version January 2016).

 

13.       Details of a scheme depicting those areas to be treated by of hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved details and retained thereafter. Any trees which die within a period of 5 years from the completion of the development; are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity of the area.

 

14.       Details of the cycle parking facilities, as shown on the approved plans, shall be submitted to and approved by the Local Planning Authority prior to implementation of above ground works. These cycle parking facilities shall be provided prior to first occupation of the dwellings hereby approved and permanently retained thereafter to the satisfaction of the Local Planning Authority.

Reason: To promote sustainable modes of transport in accordance with Policies 6.1 and 6.9 of the London Plan 2015 and Policy SP7 of the Haringey Local Plan 2013.

 

15.       Notwithstanding the provisions of the Town & Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the premises shall be used as a B1 business use only and shall not be used for any other purpose unless approval is obtained from the local planning authority.

Reason: In order to restrict the use of the premises to one compatible with the surrounding area because other uses within the same Use Class or another Use Class are not necessarily considered to be acceptable consistent with Saved Policy UD3 of the Haringey UDP 2006.

 

16.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 or any Order revoking or re-enacting that Order, no roof extensions, rear extensions, etc. shall be carried out without the grant of planning permission having first been obtained from the Local Planning Authority.

Reason: To safeguard the visual amenities of the area and to prevent overdevelopment of the site by controlling proposed extensions and alterations consistent with Policy 7.4 of the London Plan 2015 and Saved Policy UD3 of the Haringey UDP 2006.

 

17.       All residential units within the proposed development shall be designed to Part M4 (2) 'accessible and adaptable dwellings' of the Building Regulations 2015 (formerly Lifetime Homes Standard) unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure that the proposed development meets the Council's Standards in relation to the provision of wheelchair accessible homes and to comply with Haringey Local Plan 2013 Policy SP2 and the London Plan 2015 Policy 3.8. 

 

18.       The development must deliver the Energy measures as set out in the document entitled - The Energy Strategy for  Land to the Rear of 3 New Road, London N8 8TA  (Version C)  dated 18th July 2016, by Energist.

Reason:  To comply with London Plan Policy 5.2. and local plan policy SP04

 

19.       You must deliver the Energy measures as set out in the document entitled - The Energy Strategy for  Land to the Rear of 3 New Road, London N8 8TA  (Version C)  dated 18th July 2016, by Energist, unless alternative energy measures are proposed which shall have first been submitted to and approved in writing by the Local Planning Authority.

The development shall then be constructed in strict accordance of the details so approved, and shall achieve the agreed carbon reduction of 35% beyond Building Regulations 2013.   The equipment and materials related to energy shall be maintained as such thereafter.   Confirmation of this must be submitted to the local authority at least 6 months of completion on site for approval and the applicant must allow for site access if required to verify delivery.

 

Should the agreed target not be able to be achieved on site through energy measures as set out in the afore mentioned strategy, then any shortfall should be offset at the cost of £2,700 per tonne of carbon plus a 10% management fee.

Reason:  To comply with London Plan Policy 5.2. and local plan policy SP:04

 

20.       Details of the proposed Green Roof(s) shall be submitted to, and approved in writing by, the Local Planning Authority before any above ground development is commenced. 

Reason:

In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed roof and to assess the suitability of the samples submitted in the interests of visual amenity consistent with Policy 7.6 of the London Plan 2011, Policy SP11 of the Haringey Local Plan 2013 and Saved Policy UD3 of the Haringey Unitary Development Plan 2006.

 

21.       Full detail of proposed louvred screens andopaque glazing hereby approved shall be submitted and approved by the local planning authority prior to occupation of all units.

Reason:  To ensure no signifcant impact to the amenity of neighbouring properties in accordance with saved Uniotary Development Plan Policy UD3 General Principles.

22.       The proposed development shall have a central dish/aerial system for receiving

all broadcasts for all 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 protect the visual amenities of the neighbourhood

 

 

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

 

INFORMATIVE: 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 : 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: Land Ownership

The applicant is advised that this planning permission does not convey the right to enter onto or build on land not within his ownership.

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 : Community Infrastructure Levy

The applicant is advised that the proposed development will be liable for the Mayor of London and Haringey CIL.  Based on the information given on the plans, the Mayor's CIL charge will be £41,380.43 (962m2 x £35 as up-rated for inflation x 1.229) and the Haringey CIL charge will be £268,696.22 (962m2 x £265 as up-rated for inflation x 1.054). This will be collected by Haringey after the scheme is 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: The new development will require numbering. The applicant should contact the Local Land Charges team at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE : 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 :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: Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water’s ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit our website at www.thameswater.co.uk

 

INFORMATIVE: A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer.  Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.”

 

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

 

INFORMATIVE: 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.