Agenda item

Proposal: Construction of a new family dwelling.

 

Recommendation: GRANT

 

Report to follow

 

 

 

The Committee considered an application for the construction of a new family dwelling (with retention of existing front façade).

 

The Planning Officer gave a presentation highlighting the key aspects of the report.

 

Mr Geoff Hunt addressed the Committee in objection to the application.  He spoke on behalf of the Woodlands Conservation Area Action Group who considered the application to be out of keeping with the character of the area.  He referred to the photograph of the property in the report as misleading, as it had been taken from a point in the street where the elevation could not be seen.  The west elevation flank wall was too large and out of scale with neighbouring houses.  Mr Hunt added that he had been assured that in the absence of conservation status, the area should be protected under Planning Policy DM1.  He urged the Committee to refuse the application.

 

Mr Farrol Goldblatt addressed the Committee in objection to the application.  He lived in the neighbouring property, and explained that he felt that the south and rear elevation would have an impact on amenity for immediate neighbours and properties at the rear.  The rear elevation ignored design principles for a suburban house and the mixture of large glazed areas at the rear was incompatible with the style of the property and local area, and contrary to Planning Policy DM1.  The 2018 application had 28% glazing, this had increase to 49% in the June 2019 application, and further increased to 66% in the current application.  Neighbours had not been consulted on this, and he urged the Committee to refuse the application.

 

Councillor Julia Ogiehor addressed the Committee in objection to the application.  Her main focus was to protect the unique streetscape which made Muswell Hill special.  The application still presented a number of issues and concerns for local residents, and Councillor Ogiehor considered that these were valid concerns.  The west elevation was too dominant, and should match the east elevation of no.74.  The glazing of the rear elevation had increased with every application and she agreed with residents that the application should be refused.

 

Jason Evans, Applicant, addressed the Committee.  He had worked closely with the Planning service throughout the application process and had sought to compromise on the design in order to address the concerns raised at the last application.  The rear and side elevations had not changed since the last application, and these were not raised as concerns previously. 

 

Officers responded to questions from the Committee:

-           The reasons for refusal of the previous application were as written on page five of the report.

-           The details of bricks and pointing had been conditioned, and would have to be submitted to and approved by the Council.

-           The design had more glazing than other properties in the locality, but it was not considered to be unacceptable in relation to a reduction in amenity for neighbouring properties.

-           The triangular window at the top of the rear elevation was covered by ‘hit and miss’ brickwork.

 

The applicant and architect responded to questions from the Committee:

-           The façade on the front of the property would be returned to the original brickwork.

-           The side elevation would not be as visible as implied, as it would be obscured by large tree foliage.

 

Members requested a condition that approval of brick type be carried out in conjunction with conservation and design officers.  Dean Hermitage added that there was a condition which required samples to be submitted for approval. 

 

Members requested a condition to require a rebuild if the façade collapsed during the works.  Dean Hermitage advised that there was a condition which sought a method statement to ensure the retention of the front façade and added that if the façade was to collapse it would require a new application in order to rebuild.

 

The Chair moved that the application be granted and following a vote with ten in favour and one abstention it was

 

RESOLVED

 

i.          That the Committee GRANT planning permission and that the Head of Development Management is authorised to issue the planning permission and impose conditions and informatives.

 

ii.         That delegated authority be granted to the Head of Development Management or the Assistant Director Planning to make any alterations, additions or deletions to the recommended heads of terms and/or recommended conditions as set out in this report and to further delegate this power provided this authority shall be exercised in consultation with the Chairman (or in their absence the Vice-Chairman) of the Sub-Committee.

 

iii.        That, following completion of the agreement(s) referred to in resolution (i) within the time period provided for in resolution (ii) above, planning permission be granted in accordance with the Planning Application subject to the attachment of the conditions.

 

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 accordance with the following approved plans and specifications:

 

Design and Access Statement June 2019 by MacArchitect,1703.A-00-001-13, 1703.A-03-112-01–13, 1703.A-03-112-02 – 13, 1703.A-03-122-01 – 13, 1703.A-03-122-03 – 13, 1703.A-03-122-04 – 13, 1703.A-03-122-05 – 13, Desk Study, ground Investigation & Basement Impact Assessment Report P1009J1121 18 July 2017, 1703.A-03-112-03 – 14 rev. C, 1703.A-03-114-01 – 14 rev. C, 1703.A-03-114-02 – 14 rev. C, 1703.A-03-114-03 – 14 rev. C, 1703.A-03-122-02 – 14 rev. C, 1703.A-03-132-01 – 14 rev. C, 1703.A-03-132-02 – 14 rev. C, 1703.A-03-132-03 – 14 rev. C, 1703.A-03-132-04 – 14 rev. C, 1703.A-03-132-05 – 14 rev. C, 1703.A-03-133-01 – 14 rev. C,  1703.A-03-133-02 – 14 rev. C, 1703.A-03-133-03 – 14 rev. C, 1703.A-03-133-04 – 14 rev. C, 1703.A-03-133-05 – 14 Rev. C, 1703A-03-133-0614 rev. C, 1703.A-03-133-07 – 14 rev. C, 1703.A-03-133-08 – 14 rev. C

 

Reason: In order to avoid doubt and in the interests of good planning.

 

3.         No development shall take place until the following details of the buildings hereby permitted have been submitted to and approved in writing by the local planning authority, including:

 

a) Sample panels of proposed brickwork to be used showing the colour, texture,

bond, and pointing;

b) All windows and entrance door detailing including materials, profile, reveal

depth;

c) Roofing materials

 

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 consistent with Policy 7.6 of the London Plan 2016, Policy SP11 of the Haringey Local Plan 2017 and Policy DM1 of The Development Management DPD 2017.”

 

4.         Prior to the occupation of the development hereby permitted details of boundary treatment along the frontage of the site, measures to screen refuse and recycling bins and landscaping to the frontage of the site shall be submitted to, approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved detail.

 

Reason: In the interest of public safety and security and to protect the visual amenity of the locality consistent with Policies 3.5, 7.4, 7.5 and 7.6 of the London Plan 2016 and Policy SP11 of the Haringey Local Plan 2017 and Policy DM1 of The Development Management DPD 2017.

 

5.         Prior to first occupation of the development, the second floor window in the west elevation serving the bedroom 5 (as shown on plan no. 1703.A-03-132-04 - 14 C) shall be obscure glazed and non-opening unless over 1.7 metres in height when measured from the floor level of the room in which it is located. The first floor rear window serving the bathroom (as shown on plan no. 1703.A-03-132-03 - 14 C) shall be fitted with obscured glazing and thereafter permanently retained in that condition thereafter.

 

Reason: To avoid overlooking into the adjoining properties and to comply with Policy SP11 of the Haringey Local Plan 2013 and Policy DM1 of The Development Management DPD 2017.

 

6.         The development hereby approved shall not commence until such time as a suitably qualified chartered engineer with membership of the appropriate professional body has been appointed to inspect, approve and monitor the critical elements of both permanent and temporary basement construction works throughout their duration to ensure compliance with the design which has been checked and approved by a building control body. Details of the appointment and the appointee's responsibilities shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Any subsequent change or reappointment shall be confirmed forthwith and retained for the duration of the construction works.

 

Reason: To safeguard the appearance and structural stability of neighbouring buildings and the character of the immediate area.

 

7.         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (and any order revoking and re-enacting the order) no extensions or outbuildings shall be built and no new window or door openings inserted into any elevation of the buildings (other than that development expressly authorised by this planning permission) etc. shall be carried out without the grant of planning permission having first been obtained from the Local Planning Authority. 

 

Reason: To safeguard the visual amenities of the area and to prevent overdevelopment of the site by controlling proposed extensions and alterations consistent with Policy 7.4 of the London Plan 2016 and Policy DM1 of The Development Management DPD 2017.

 

8.      No development shall take place, including any works of demolition, until a Construction Management and Logistics Plan, to include details of:

 

a)           a programme of works with specific information on the timing of deliveries to the site to minimise disruption to traffic and pedestrians on Woodland Gardens,

b)           storage of plant and materials used in constructing the development;

c)           provision of boundary hoardings behind any visibility zones;

d)           wheel washing facilities.

 

have been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented and retained during the demolition and construction period. Thereafter, the approved construction plan shall be fully implemented and adhered to during the construction phase of the development.

 

9.     Prior to any work commencing on site, a Method Statement shall be submitted to and approved in writing by the Local Planning Authority providing details of the proposed methods to be set in place to ensure retention of the front façade. The development shall thereafter be carried out in accordance with such approved details.

 

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area, consistent with Policy 7.6 of the London Plan 2016, Policy SP11 of the Haringey Local Plan 2017 and Policy DM1 of The Development Management DPD 2017.

 

INFORMATIVES

 

INFORMATIVE:  In dealing with this application, Haringey Council has implemented the requirements of the National Planning Policy Framework and of the Town and Country Planning (Development Management Procedure) (England) (Amendment No.2) Order 2012 to foster the delivery of sustainable development in a positive and proactive manner.

 

INFORMATIVE:  CIL

Based on the information given on the plans, the Mayoral CIL charge will be £9, 660 (161 sqm x £60 x 1) and the Haringey CIL charge will be £52, 989.93 (161 sqm x £265 x 1.242). This will be collected by Haringey after/should the scheme is/be implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.

 

INFORMATIVE: 

 

Hours of Construction Work: The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:-

- 8.00am - 6.00pm   Monday to Friday

- 8.00am - 1.00pm   Saturday

- and not at all on Sundays and Bank Holidays.

 

INFORMATIVE:  Party Wall Act: The applicant's attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

INFORMATIVE: Land Ownership

The applicant is advised that this planning permission does not convey the right to enter onto or build on land not within his ownership.

 

INFORMATIVE: Any necessary works to construct the crossover will be carried out by the Highways Department at the applicant's expense once all the necessary internal site works have been completed. The applicant should telephone 020 8489 1000 to obtain a cost estimate and to arrange for the works to be carried out.

 

*Clerks note: the wording for any additional conditions and informatives approved by the Committee will be formulated by the Planning Service and included on the decision notice.