Agenda item

Reworking of approved application HGY/2006/0358 (Erection of part 1 / part 2 storey extension at 1st and 2nd floor levels to rear of 12-14 High Road, N22 and at Whymark House, fronting Whymark Avenue, N22.  Change of use of 1st and 2nd floors from office to residential to create 6 x one bed, 2 x two bed and 1 x three bed self contained flats with allocated refuse and cycle storage at ground floor level) to include partial demolition of rear of 12-14 High Road, N22 and erection of 3 storey new build to match the massing of the existing scheme and proposed design changes to Whymark Avenue elevation.  RECOMMENDATION: Grant permission subject to conditions and a Section 106 Legal Agreement.

The Committee were informed that this application was a reworking of an approved application for the erection of a 1 and 2 storey extension at 1^st and 2^nd floor levels.  The most recent application proposed to reuse the existing building on site as part of the redevelopment of the property.  The current application sought to demolish this building and construct a replacement with similar dimensions.  The reasons for this was given as structural concerns and a report had been supplied.  Previous concerns in respect of the blank brick work at ground floor level in Whymark Avenue had been taken into consideration and the new plans detailed the insertion of a door and two windows in the side elevation.

Members discussed concern regarding the use of the ground floor level as a retail outlet and that this may lead to loading and unloading at unsocial hours.  The Committee was advised that this could be included as a condition stipulating the loading and unloading times.   Members requested that boxes for post were located on the inside of the development. 

The Committee agreed to grant the application subject to conditions and an additional conditions stating the loading and unloading times and subject to a  Section 106 Legal Agreement. 

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1781

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      12 - 14 High Road & Whymark House, Whymark Avenue N22

Proposal: Reworking of approved application HGY/2006/0358 (Erection of part 1 / part 2 storey extension at 1st and 2nd floor levels to rear of 12-14 High Road, N22 and at Whymark House, fronting Whymark Avenue, N22.  Change of use of 1st and 2nd floors from office to residential to create 6 x one bed, 2 x two bed and 1 x three bed self contained flats with allocated refuse and cycle storage at ground floor level) to include partial demolition of rear of 12-14 High Road, N22 and erection of 3 storey new build to match the massing of the existing scheme and proposed design changes to Whymark Avenue elevation.

Recommendation:         Grant subject to conditions & S106 Legal Agreement

Decision:                      Grant subject to conditions & S106 Legal Agreement

Drawing Numbers:        225P/00/01, 02, 03, 04, 05, 06; 225/P/01/01, 02, 03, 04, 05A, 06 & 07.

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.      Notwithstanding the description of the materials in the application, no development shall be commenced   until precise details of the materials to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

         Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

4.      Notwithstanding the description of the privacy screen in the application, no development shall be commenced until precise details of the privacy screen to be used in connection with the development hereby permitted have been submitted to, approved in writing by and implemented in accordance with the requirements of the Local Planning Authority.

         Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

5.      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.

6.      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.

7.      The ground floor façade of the proposed new building facing Whymark Avenue is to be redesigned to include windows. A detailed elevation showing the windows is to be submitted to and approved by the Council prior to any works commencing on site.

         Reason: The insertion of windows will improve the appearance of the façade of the building.

8.      No deliveries, loading or unloading of vehicles to or within any part of the site,in particular the delivery and storage area (marked delivery on drawing number 225/P/01/01) serving the ground floor retail unit, shall take place before 0800 hours or after 1900 hours Mondays to Fridays, before 0800 hours or after 1800 hours Saturdays and Public Holidays and not at all on Sundays.

         Reason: In order not to detract from the amenity of residents of the new flats at 1st and 2nd floor level within the approved development.

INFORMATIVE: The proposed development requires a new crossover to be made over the footway.  The necessary works will be carried out by the Council at the applicant's expense once all the necessary internal site works have been completed.  The applicant should telephone 020 8489 1316 to obtain a cost estimate and to arrange for the works to be carried out.

INFORMATIVE: The residential units are defined as 'car free' and therefore no residents therein 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.

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 1380) to arrange for the allocation of a suitable address.

INFORMATIVE: The new residential units would benefit from the enhanced security standards detailed in the 'Secured By Design Scheme' (www.securedbydesign.com).  The Crime Prevention Department can meet with the architect or client to discuss security measures and 'Designing Out Crime'.  Our advice is given free of charge with the aim of preventing the future users of the building from becoming victims of crime.  It is the mission of the Metropolitan Police to work together with partners and citizens for a safer London.  We can be contacted on 0208 345 2164.  The design and planning stage of the development is the ideal opportunity to reduce crime opportunities and provide a sustainable environment for the local community.

INFORMATIVE: Further to Condition 7 above, the Council will wish to see a detailed elevation showing either larger windows, dummy windows, or recessed brick panels, within the ground floor facade facing Whymark Avenue.

INFORMATIVE: Any proposed advertising signage on the building will require planning permission.

REASONS FOR APPROVAL

The changes to the elevations detailed in the current scheme are not considered significant and would not detract form the streetscene. Flat 5 will still meet the minimum floor space provisions in terms of recommended room sizes.  The change in cladding and the construction of a new build three storey building of the same scale and bulk is not considered significantly different from the development detailed in the approved scheme and would not detract from the existing streetscene. The application is considered consistent with policies UD3 'General Principles', UD4 'Quality Design' and SPG's 3b 'Privacy / Overlooking, Aspect / Outlook and Daylight / Sunlight' SPG 3a 'Density, Dwelling Mix, Floorspace Minima, Conversions, extensions and Lifetime Homes'

Section 106:     Yes