Agenda item

Redevelopment of site including erection of a 4 storey block with set back 4^th floor comprising 4 x one bed and 5 x two bed self contained flats on the upper floors, communal roof garden at 3rd floor level and B1 commercial use at ground floor with ancillary parking and cycle storage. Creation of new crossover to Tewkesbury Road, N15.  RECOMMENDATION: Grant Permission subject to conditions and subject to Section106 Legal Agreement.

 

 

Officers presented the report and informed the Committee that the site comprised a vacant corner plot formerly a builders storage yard on the junction of Overbury Road and Tewkesbury Road.  The back of the property fronted onto Seven Sisters Road and had been marketed without success.  The development of the site included 9 dwellings, commercial use on the ground floor with ancillary parking and cycle storage.

 

Members raised several concerns regarding the proposed development:

 

• The S106 contribution was felt to be inadequate.
• The trees surrounding the site should not be damaged during the development and should be monitored.
• The use of the commercial units on the ground floor.  B1 use is for light industry should this be under a block of flats.
• There is only provision for five car parking spaces two being allocated for use with the ground floor units.
• Insufficient cycle racks provided.
• The type of shutters to be used should be open style.

 

Members discussed in detail their concerns and requested that further conditions be imposed on the development as follow:

 

1.      That the cycle rack provision be increased in line with number of residential units.

2.      The shutters provided should be latticed open style.

3.      That commercial unit be classed as B1A only.

4.      That the trees are protected.

 

Members also requested that an informative be supplied that no parking permits be provided in the CPZ.

 

The Committee decided to grant the application subject to conditions and S106 legal agreement.

 

INFORMATION RELATING TO APPLICATION REF: HGY/2006/1265

FOR PLANNING APPLICATIONS SUB COMMITTEE DATED 27/11/2006

 

Location:                      21 - 29 Tewkesbury Road N15

 

Proposal:                      Redevelopment of site including erection of a 4 storey block with set back 4th floor comprising 4 x one bed and 5 x two bed self contained flats on the upper floors, communal roof garden at 3rd floor level and B1 commercial use at ground floor with ancillary parking and cycle storage. Creation of new crossover to Tewkesbury Road, N15.

 

Recommendation:         Grant subject to conditions and Section 106 Legal Agreement.

 

Decision:                      Grant subject to conditions and Section 106 Legal Agreement.

 

Drawing Numbers:        Ex-01, 02, 03; PR-01A, 02A, 03B, 04A, 05A, 06A, 010A,    011A, 012A & 013A.

 

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. 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.

 

5. 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.

 

6. That not more than 9 separate residential units shall be constructed on the site.

Reason: In order to avoid overdevelopment of the site.

 

7. The building proposed by the development hereby authorised shall comply with BS 8220 (1986) Part 1 'Security Of Residential Buildings' and comply with the aims and objectives of the police requirement of 'Secured By Design' & 'Designing Out Crime' principles.

Reason: In order to ensure that the proposed development achieves the required crime prevention elements as detailed by Circular 5/94 'Planning Out Crime'.

 

8. No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

 

9. 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.

 

10. That cycle racks shall be provided sufficient for 1 bike space per flat details of which shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works and permanently retained to the satisfaction of the Council thereafter.

Reason: In order to ensure appropriate provision for bicycle storage within the scheme.

 

11. That the shutters to the front elevation shall be 'open style' details of which are to be submitted to and approved by the Local Planning Authority prior to the commencement of the works and implemented and permanently retained as such thereafter to the satisfaction of the Council.

Reason: In order to ensure a satisfactory appearance to the property.

 

12. That the use of the ground floor commercial area shall be for B1(a) office use only and for no other use without the prior consent in writing of the Local Planning Authority.

Reason: In order to ensure an acceptable commercial use within the residential accommodation above.

 

13. That details of the foundations particularly in relation to the effect of the proposed building on the trees on the adjoining properties to the north east of the proposed development shall be submitted to and approved by the Local Planning Authority prior to the commencement of the works.

Reason: In order to protect the root systems of the adjoining trees and ensure that they are not damaged by the proposed new building.

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

 

INFORMATIVE: Details of the foundation work on the boundaries and any border treatment should be agreed with the adjoining occupiers before such works commence.

 

INFORMATIVE: That all works on or associated with the public highway be carried out by The Transportation Group at the full expense of the developer.  Before the Council undertakes any works or incurs any financial liability the developer will be required to make a deposit equal to the full estimated cost of the works.

 

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 address.

 

INFORMATIVE: The Planning Applications Sub Committee felt that the materials should be carefully chosen to be of high quality particularly in relation to the brick to be used in the construction of the new building.

 

INFORMATIVE: The Planning Applications Sub Committee stated that the occupiers of the building would not be eligible for parking permits in relation to the nearby controlled parking zone.  This matter would also be contained in the Section 106 Agreement concerning this scheme.

 

REASONS FOR APPROVALThe proposal complies with policies UD2 Sustainable Design and Construction, UD3 General Principles, UD4 'Good Design', UD5 Mixed Use Development, HSG9 Density Standards, EMP5 Promoting Employment Uses, M10 Parking for Development of Haringey Unitary Development and appropriate Supplementary Guidance.        

 

Section 106:     Yes