Agenda item

Demolition of existing sheltered accommodation block and the erection of a part 3/part 5 storey building to facilitate four x 2 bed flats and 16 x 4 bed town houses with associated landscaping.

 

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

 

e.2    Catherine Vase, spoke in support of the scheme, her comments are summarised as follows:

 

§  A petition with 60 signatures had been submitted.

§  The consultation process was inadequate.

§  Loss of grass areas.

§  Concern over the increased level of parking.

§  Loss of light, privacy and views over London Fields.

§  Noise pollution.

§  New scheme would cause overcrowding and represents overdevelopment.

§  Site ownership had not been agreed and it was unclear who was responsible for the maintenance/landscaping and it was requested that a clause be added to cover this.

§  During the construction phase, asked that residents to given a contact number for any issues/concerns.

 

e.3    Councillor Price also spoke in objection to the scheme, on behalf of residents, his comments are summarised as follows:

 

§  Received a large number of concerns from residents of Bayton Court. 

§  What are the benefits for existing residents, only loss of amenities?  Important that residents are made aware of the benefits/loses.

§  Increased noise.

§  Loss of views for approximately 50 flats.

§  Loss of green space and quality of life.

§  Density of the scheme.

§  Suggested continued partnership with the developers.

 

e.4  The applicants responded to the concerns raised, their comments are summarised as follows:

 

§  Good quality soft furnishes, lighting and materials being used.

§  A number of measures were being used to reduce the noise pollution generated including the use of shrubs and trees, timber cladding and a wide mixture of landscaping.

§  The footprint of the proposed development is smaller than the existing buildings.

§  Reciprocating the context of the existing buildings.

§  The applicants wish to work with the residents and adhere to the considerate construction scheme.

 

e.5    Councillor Desmond raised the issue of maintenance and landscaping and the Interim Head of Regulatory Services stated that there was a ten year maintenance programme included in the conditions.

 

e.6    Councillor Hanson asked whether any of the Section 106 money could be allocated to any of the issues identified.  The Planning Officer stated that the S106 money was to be allocated to all of the Hanover in Hackney applications, however these were S106 Officers at the Council that would deal with such requests.

 

e.7    The Chair requested that the number of car parking spaces be halved and replaced with more green space.  The applicants indicated that they would look favourably at this proposal.  This was AGREED.

 

e.8    Councillor Webb requested that one of the car parking spaces be allocated for a car club scheme.  This was AGREED.

 

e.9    Councillor Price referred to the issue of site ownership and the Planning Officer stated that this was not a planning consideration.

 

Councillor Smith abstained from the vote.

 

RESOLVED that:

 

 

½ number of car parking spaces and increase amount of green space………………

 

Car club scheme ………….

 

  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.

 

·  Western red cedar rainscreen cladding.

·  Pre-patinated copper details.

·  Balustrade details.

·  Door and window details.

·  Fencing details.

·  Paving 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 3 disabled car parking spaces shall be provide for use by the vehicles of persons with disabilities as located on drawing number 187_00_103.

 

  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 at least 20 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 – Parking Management

Before the use hereby permitted first commences, a parking management plan shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences.  This plan should include:

 

·  Plans of the parking, access and manoeuvring layout.

·  How the parking will be managed.

 

The development shall not be carried out otherwise than in accordance with the details thus approved.

 

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.

 

  19.  NSC – Access Visibility

The proposed vehicular access shall accommodate adequate and protected pedestrian visibility splays along the back edge of the footway leading into the development.  A height of 600mm shall be adopted as the point above which unobstructed visibility shall be provided, and this will apply to the boundary treatment on either side of the crossover.

 

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.

 

INFORMATIVES (ref. 2007/3012)

 

    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.