Agenda item

Erection of a single storey extension, two x 3 storey extensions and one x 5 storey extension to create 4 x 1 bedroom units of sheltered accommodation and 15 private dwellings (four x 1 bed, seven x 2 bed, four x 3 bed) and associated internal and external works.

 

d.1    The Planning Officer introduced the report as set out in the report.

 

d.2    Concern was raised about the density of the proposed development but it was explained that the number of units was within guidance.

 

Councillor Smith abstained from the vote.

 

RESOLVED that:

 

 

  1.  SCB0 – Development in accordance with plans

  The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

  REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

  2.  SCB1 – Commencement within three years

The development hereby permitted must be begun not later than three years after the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

  3.  SCM6 – Materials to be approved (entire site)

  Details, including samples, of materials to be used on the external surfaces of the building, boundary walls and ground surfaces shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

  REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

  4.  SCM7 – Details to be approved

Detailed drawings/full particulars of the proposed development showing the matters set out below must be submitted to and approved by the Local Planning Authority, in writing, before any work is commenced. The development shall not be carried out otherwise than in accordance with the details thus approved.

·  Glass and timber balustrade details.

·  Timber shutter details.

·  Railing details.

·  Horizontal timber slats door details.

·  Vertical timber slats door details.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

5.  SCM9 – No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

    6.  SCT1 – Landscaping scheme to be approved

A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site, for the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed. All landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years. Such maintenance is to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed. 

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

7.  SCT2 – Provision of landscaping as approved

The landscaping hereby approved as part of the development shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years. Such maintenance is to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed.

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

8.  SCT3 – Protection of trees on-site during site works

No demolition, site clearance or building operations shall commence until chestnut paling fencing of a height not less than 1.2 metres shall have been erected around each tree or tree group to be retained on the site, at a radius from the trunk of not less than 4.5 metres.  Such fencing is to be maintained during the course of development to the satisfaction of the Local Planning Authority.

 

REASON: In order to protect the existing trees during building operation and site works.

 

    9.  SCT4 – Tree Survey/Retention Plan

A detailed Tree Survey/Retention Plan (plan and schedule) indicating precise location, species, height and condition of each tree accurately plotted and showing which trees are to be retained and which are proposed for felling shall be approved by the Local Planning Authority before any work commences on site.

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

  10.  SCH5 – Provision of parking, turning and unloading space

No part of the development hereby approved shall be occupied until accommodation for car parking, turning and loading/unloading has been provided in accordance with the approved plans, and such accommodation shall be retained permanently for use by the occupiers and/or users of, and/or persons calling at, the premises only, and shall not be used for any other purposes.

 

REASON: To ensure that the proposed development does not prejudice the free flow of traffic or public safety along the neighbouring highway(s) and to ensure the permanent retention of the accommodation for parking/ loading and unloading purposes.

 

  11.  SCH6 – Provision of parking

The whole of the car parking accommodation hereby approved shall be provided before the occupation of any of the approved residential units takes place, and shall be retained permanently for the accommodation of vehicles associated with the occupation of these residential units.

 

REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway.

 

12.  SCH8 – Parking for persons with disabilities

  Before the use hereby permitted first commences the 2 disabled car parking spaces shall be provide for use by the vehicles of persons with disabilities.

 

  REASON: In order to ensure that a reasonable minimum of parking spaces are located for persons with disabilities prior to occupation.

 

  13.  SCH9 – Marking parking areas

Before the use hereby permitted first commences, appropriate markings shall be used to delineate all car parking spaces and service areas within the site/development as shown on the permitted plans, and such marking is to be retained permanently.

 

REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway.

 

  14.  SCH10 – Provision for cycles

Secure, covered parking shall be provided for 19 bicycles, as shown on the plans hereby approved, before use of the development hereby permitted commences.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interests of discouraging car use, relieving congestion in surrounding streets and improving highway conditions in general.

 

 

15.  SCR2 – Details of refuse storage enclosure

Details of dustbin enclosures (including mandatory recycling facilities), showing the design, external appearance and location thereof, shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences. The development shall not be carried out otherwise than in accordance with the details thus approved. 

 

REASON: To ensure there is adequate provision for dustbin and recycling facilities for the development in the interests of the appearance and amenity of the area.

 

  16.  NSC – Ecological roofs

Full details of a bio-diverse, substrate based (75mm minimum depth) extensive brown/green roof shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To enhance the character and ecology of the development, to provide undisturbed refuges for wildlife, to promote sustainable urban drainage, and to enhance the performance and efficiency of the proposed building.

 

  17.  NSC – Secured by Design

The development shall achieve a Certificate for Compliance to Secure by Design or alternatively achieve Secure by Design standards to the satisfaction of the Metropolitan Police, details of which, to include consultation with the police during the construction period, shall be provided in writing to the Local Planning Authority within one month of the completion date.

 

REASON:  To provide a safer environment for future residents and visitors to the site and reduce the fear of crime.

 

  18.  NSC – Noise

The development shall not be occupied until a scheme for protecting the proposed dwellings from noise from Seven Sisters Road has been submitted to and approved in writing by the local planning authority.  All works which form part of the scheme shall be completed before any of the permitted dwellings are occupied.

 

REASON: To safeguard the amenities of the occupiers of the proposed dwellings.

 

19.  Details of a buffer zone 5 metres wide alongside the New River shall be submitted to and approved in writing by the Local Planning Authority, in consultation with the Environment Agency, before the development commences.  The buffer zone shall be established in accordance with the approved details, and these details shall include the landscaping arrangements of the buffer zone.

 

  The buffer zone is to be maintained from the top of bank which is defined as the point at which the bank meets the level of the surrounding land.  The buffer zone should be free from all built development.  Domestic gardens and formal landscaping should not be incorporated into the buffer zone.  The buffer zone should be planted with locally native species of UK genetic provenance.

 

  REASON: To maintain the character of the watercourse and provide undisturbed refuges for wildlife using the river corridor.

 

20.  Details of any external artificial lighting within 5 metres of the bank top (bank top is defined as the point at which the bank meets adjoining land levels) shall be submitted to and approved in writing by the Local Planning Authority, in consultation with the Environment Agency, and shall be directed away from the New River and shall be focused with cowlings.

 

  REASON: This condition is necessary in order to minimise light spill from the new development into the river and adjacent habitat.  Artificial lighting disrupts the natural diurnal rhythms of a range of wildlife using and inhabiting the docks and its associated habitat.

 

INFORMATIVES (ref. 2007/3000)

 

  The following Informatives should be added:

 

SI.1   Building Control

  SI.2   Work Affecting Public Highway

  SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

    SI.7   Hours of Building Works

  SI.24   Naming and Numbering

   SI.25   Disabled Person’s Provisions

   SI.27   Regulatory Reform (Fire Safety) Order 2005

SI.28   Refuse Storage and Disposal Arrangements

  SI.33   Landscaping

NSI  With regard to surface water drainage, it is the responsibility of the developer to make proper provision for drainage.  Contact Thames Water, Ph. 0845 850 2777, for further information.

  A S177 licence application under the Highways Act 1980 must be submitted to TfL for the part of the proposed building (canopy) which would over-sail the TLRN public highway footway of Seven Sisters Road.

  In accordance with TfL cycle parking standards, the applicant is advised to investigate providing cycle parking for the sheltered accommodation.