Agenda item

Demolition of existing house and erection of replacement 2 storey three bedroom dwelling house with rooms at basement level.  RECOMMENDATION: Grant Permission subject to conditions.

Officers presented the report and advised that the two tabled documents before the Committee were objections which had been noted.  Officers had since met with the Highgate Conservation Area Committee to discuss their objections. 

The property was situated on the corner of View Road and View Close and located within the Highgate Conservation Area.  It was considered that the proposed building would enhance and add character to the area and add to the variety of styles and types of houses within the neighbourhood. 

A resident of View Close spoke objecting to the proposal stating that View Close was an estate of ten houses and the proposal to demolish one of the houses would destroy the unity of the area as it was the gateway to the estate.  Each of the houses was built on a concrete raft and the proposal for 14 View Road was to remove the raft.  The demolition of the raft would affect the water table in the area and cause damage to the conservation area and environment.   The objector requested the Committee to reject the application in its present form.

The applicant spoke and advised the Committee that the proposal was to build one house.  It was the case that 14 View Road was not part of the ten houses which formed part of the estate of View Close and therefore did not need to remain part of this group of houses.  The house currently had little historical or architectural interest.  The proposed house would provide low emissions, ground floor source of heating and would be a development to fit in with the area.

Members discussed features of the proposal and questioned the use of the light well and basement.  They were informed that the light well was the entrance to the property and would be used to store bicycles.  It was intended to use the basement as a storage area. 

The Chair moved a motion to agree the recommendation.  On a vote there being seven for and one abstention.  The application was granted subject to conditions.Cllr Hare requested that his abstention be noted.

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1357

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

Location:                      14 View Road N6

Proposal:                      Demolition of existing house and erection of replacement 2 storey three bedroom dwelling house with rooms at basement level.

Recommendation:         Grant Subject to Conditions

Decision:                      Grant Subject to Conditions

Drawing Numbers:        511(SK)022 (B), 001A, 002B,C 003C, 004D, E, 005D, 006C, 007C, 008C & 009B.

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 for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning 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 Planniing 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. Details of a scheme depicting  those areas to be treated by means of hard landscaping shall be submitted to, approved  in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated , a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority.

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.

5. The existing trees on the site shall not  be lopped, felled or otherwise affected in any way (including raising and lowering soil levels under the crown spread of the trees) and no excavation shall be cut under the crown spread of the trees without the prior written permission of the Local Planning Authority.

Reason: In order to safeguard the trees in the interest of visual amenity of the area.

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 machiinery 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. 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.

8. 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.

9. That before any work is started, a pre - commencement site meeting is specitied and arranged and attended nu all parties (Architect, Consultant Arboriculturalist, Planner Officer, Local Authority Arboriculturalist and Contractors to confirm the protective measures to be installed for trees.

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

10. 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 H 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.

INFORMATIVE: The new development will require naming/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 addtress.

REASONS FOR APPROVAL

The proposed demolition of existing house and erection  of replacement 2 storey three bed dwelling house with rooms at basement level would not harm the character and appearance of Highgate conservation area or the amenity of the adjoining properties since it is a replacement building.  The proposal is therefore considered to be in compliance with the provision of Policies G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', HSG3 'Protecting Existing Housing', CSV1 'Development in Conservation Areas', CSV5 'Alterations and Extensions in Conservation Areas' and CSV7 'Demolition in Conservation Areas' of the Haringey Unitary Development Plan.

Section 106: No