Agenda item

Demolition of existing building and erection of 5 x four bed, 1 x three bed and 1 x two bed houses with rooms at lower ground floor level, associated car parking and landscaping.  RECOMMENDATION: Grant permission subject to conditions and Legal Agreement.

The Committee were informed that the decision on this application had been deferred from the last meeting for a site visit.  The application site lies within a residential area comprising a of mix of two, three and four storey houses.

A previous applications for the redevelopment of the site was refused and dismissed on appeal the main reason being overlooking.  The current application had been submitted to overcome the overlooking and was lower by one metre than the previous scheme.

There were currently eight trees subjected to Tree Preservation Orders to be retained.

Cllr Hare entered the proceedings.

The Committee discussed in detail the provisions for car parking and the number of allocated spaces per dwelling.  Members were advised that the site had its own frontage and there would be space for on street parking.  Members requested whether it was possible for a communal satellite dish to be installed for use by all the properties.  Officers advised that it was usually a condition applied to the development of flats rather than houses.

Members agreed to grant the application subject to conditions and an additional condition to install a communal satellite dish and also subject to a Section 106 Legal Agreement.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1497

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      1 - 4 Connaught House, 38 Connaught Gardens N10

Proposal:                      Demolition of existing building and erection of 5 x four bed, 1 x three bed and 1 x two bed houses with rooms at lower ground floor level, associated car parking and landscaping.

Recommendation:         Grant subject to conditions and Legal Agreement

Decision:                      Grant subject to conditions and Legal Agreement

Drawing Numbers:        PL3(00)01 - PL3(00)17 incl & PL3 (00) 18 A.

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. Samples of all materials to be used in conjunction with the proposed development for all the external surfaces of buildings 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 sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

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. 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 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.

5. 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.

6. Before  any works herein permitted are commenced,  all those trees to be retained, as indicated on the approved drawings, shall be protected by secure, stout, exclusion fencing erected at a minimum  distance equivalent to the branch spread of the trees and in accordance with BS 5837:2005 and to a suitable height. Any  works connected with the approved scheme within the branch spread of the trees shall be by hand only. No storage of materials, supplies or plant machinery shall be stored, parked, or allowed access beneath  the branch spread of the trees or within  the exclusion fencing.

Reason: In order to ensure the safety and well being of the trees on the site during constructional works that are to remain after building works are completed.

7. 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.

8. That a detailed scheme for the provision of refuse and 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.

9. Details of boundary treatment to all boundaries of the site shall be submitted to and approved by the Local Planning Authority prior to commencement of development, and shall thereafter be carried out in accordance with such approved details.

Reason: In order to provide a satisfactory setting and means of enclosure for the development.

10. Notwithstanding the provisions of Article 4 (1) and Part 25 of Schedule 2 of the General Permitted Development Order 1995, no satellite antenna shall be erected or installed on any building hereby approved.  The proposed development shall have a central dish / arial system for receiving all broadcasts for 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 prevent the proliferation of satellite dishes on the development.

INFORMATIVE: The new development will require 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: Further to Condition 3 above, the Council will wish to see the use of brick work on the flank east-facing elevation of House Number H1 facing Connaught Gardens.

INFORMATIVE: Further to Condition 4 above, the Council will wish to see a detailed landscaping scheme showing:

a) Screen planting on the rear northern boundary of the site.

b) Levels, terracing and planting to the rear garden of the rear units and

c) Planting including shrubs or small trees in the frontage of each property and at the flank wall of House H7.

REASONS FOR APPROVAL

The current application follows the refusal of two previous schemes for the site and the dismissal of two related appeals.  It is considered that the design of the current scheme has incorporated appropriate changes in response to the planning issues identified in the previous refusals and appeal decisions and as such is considered an appropriate design for the site.  The scale, bulk and height of the proposed terrace is considered appropriate and buildings would not have an overbearing impact on any neighbouring properties.  The proposed development through the use of oriel style windows and other design changes to the southern elevations of the dwellings would prevent any issues of overlooking or loss of privacy to neighbouring properties from arising, while still providing for adequate living conditions for future occupiers of the dwellings.  The proposed development is considered consistent with Policies UD 3 'General Principles', UD 4 'Quality Design', HSG 1 'New Housing Developments', M10 'Parking for Development', SPG 1a 'Design Guidance and Design Statements', and SPG 3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight' of the Haringey Unitary Development Plan.

Section 106:           Yes