Agenda item

Erection of a 4 storey rear extension and change of use of upper floors to create 4 x one bed, 4 x two bed and 1 x three bed self contained flats with alterations to rear elevation including creation of new staircase and courtyard with bicycle storage at first floor level.  RECOMMENDATION: Grant permission subject to conditions and a Legal Agreement.

The Committee was informed that this application relates to a large building situated on the High Road N22.  The proposed scheme was considered  to be consistent with the scale and bulk of the buildings that were present along this part of the High Road.  The development would have a density of 457hrh slightly over the maximum density level however, due to the Town Centre Location it was considered to be acceptable.  

The report highlighted a number of objections received from local residents and Burghley Road Area Residents Association who opposed the application  maintained their objections.

The Committee were asked to note that this scheme was a car free development and an informative to this effective was stated as part of the recommendations.

Members discussed the application and agreed to grant the application subject to conditions and a S106 Legal agreement and the following extra conditions :

1. Amendment to condition 5 that the windows of flats 2.1 and 2.2 should also be obscured.
2. That there should be a bicycle storage area within the scheme.
3. That a combined satellite dish system be installed for all the flats.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1309

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 30/10/2006

Location: 1 - 3 High Road N22 6BH

Proposal Erection of a 4 storey rear extension and change of use of upper floors to create 4 x one bed, 4 x two bed and 1 x three bed self contained flats with alterations to rear elevation including creation of new staircase and courtyard with bicycle storage at first floor level. (Amended plans detailing changes to second and third floor rear elevations received 02/10/06)

Recommendation  LEGAL

Decision LEGAL

Drawing No.s 649-01, 10, 11, 12, 17, 18, 21, 25, 30, 31A, 32B, 33B, 34A, 37, 38B, 41B, 50A

Conditions and/or Reasons

RECOMMENDATION 1

The Sub-Committee is recommended to RESOLVE as follows:(1) That planning permission be granted in accordance with planning application no. HGY/2006/1309, subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town & Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

(1.1)        A contribution of £33,639.09 towards educational facilities within the Borough (£15,854.99 for primary and £17,784.10 for secondary) according to the formula set out in Policy UD10 and Supplementary Planning Guidance 12 of the Haringey Unitary Development Plan July 2006. Plus 5% of this amount as recovery costs / administration / monitoring which equates to £1681.95 This gives a total amount for the contribution of £35,321.04.

(1.2)    A contribution of £20,000 towards environmental improvements within the Borough

RECOMMENDATION 2

That planning permission be GRANTED in accordance with planning application no. HGY2006/1309 and Applicant's drawing No.(s) 649-01, 10, 11, 12, 17, 18, 21, 25, 30, 31A, 32B, 33B, 34A, 37, 38B, 41B, 50A subject to the following 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 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.             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.

4.             That a detailed scheme for the provision of refuse, waste storage and recycling within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved  shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

                Reason: In order to protect the amenities of the locality.

5.             The bathroom windows of flats 2.1, 2.2, 3.3 and 3.4 and the bedroom windows on the west facing elevation at second floor level to units 2.1 and 2.2 shall be glazed with obscure glazing only,  and shall be permanently retained with such glazing; further, the 1.8m high timber screening around the terrace at first floor level at the rearof the site, shall be installed and permanently maintained prior to occupation of the premises

                Reason: To avoid  overlooking and loss of privacy to adjacent residential properties.

6.             No individual satellite dishes shall be erected o the property, instead the proposed development shal have a central dish/aerial system for receiving all broadcasting, including satellite television, 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 to protect the visual amenities of the neigbourhood.

Informative:

No residents will  be entitled to apply for a residents parking permit  under the terms of the relevant Traffic Management Order controlling on-street parking in the vicinity of the development.

REASONS FOR APPROVAL

The proposed changes to the appearance of the facade of the building are considered to be minor in  that they would not alter the existing buildings appearance significantly or detract from the existing streetscene on this part of the High Road. The scale, bulk and massing of the proposed development would not be significantly greater than that of the existing building. The proposed development plans have been amended and it is considered that as a result of the changes to the original plans that have been implemented the proposed development would not give rise to a loss of privacy or result in overlooking of the rear gardens of properties fronting Waldegrave Road, located at the rear of the application site. The density of

the proposed development is considered appropriate for a built up site located in close proximity to good transport links and is consistent with Policy HSG 9 'Density Standards'. The proposed development is considered consistent with Policies UD3 'General Principles', UD4 'Quality Design', SPG 1A 'Design Guidance and Design Statements' and SPG 3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight'.

Section 106