Agenda item

Conversion of a single dwelling house to create 4 self-contained flats (comprising 1 x 4 bed flat and 3 x 2 bed flats) together with alterations to the front lightwell and front basement windows, alterations to the rear elevation including replacement of existing doors at raised ground floor and first floor mezzanine level with sash windows.

7.1  The Planning Officer introduced the report as set out in the agenda.

7.2  Alan Binnie, spoke in objection to the scheme, his comments are summarised as follows:

• Speaking on behalf of petitioners.
• Factual inaccuracies within the report, including the name of the applicant is not the same as on the original submission; revised plans still show side steps which is incorrect.
• Three conflicting plans shown on the Council’s website.
• The room size and layout is too dense for the site.
• The report stated that the building was in a poor state of disrepair, however, the building was in a extremely good state and had not been unoccupied for long periods of time.
• Always had ground level access and no side steps had ever existed.
• There was an issue with the building not having disabled access.

7.3  Jay Patel, Architect, spoke in support of the scheme, his comments are summarised as follows:

• They had undertaken pre-application discussions with residents association representatives.
• They had previously visited the site with the Planning Officer.
• Staff from the Building Control Team visited the site on three separate occasions and confirmed that the plans met with building regulations.
• The roof terrace had been removed and this was just to be a flat roof.  Jay Patel stated that the applicant was happy for this to be conditioned.
• The name of the applicant was the same as originally submitted.

7.4  Following a query from Councillor Buitekant regarding there being no toilet in flat 2, it was confirmed that this had been missed off the plan.

7.5  The Chair made reference to the side entrance to the property and it was explained that there was a standard 6cm threshold and this could be accessed by a disabled person.  The architect added that a ramp could be installed.

7.6  Reference was made to the indication from the Architect that the flat roof be conditioned.  This was AGREED.

RESOLVED that:

1.  SCB1N – Commencement within 3 years

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

REASON: In order to comply with the provisions of the Town and Country Planning Act 1990 as amended.

2.  SCB0 –Development only in accordance with submitted 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.

3.  SCR2 – Dustbin Enclosures

Details of dustbin and recycling enclosures showing the design, and external appearance, shall be submitted to and approved by the Local Planning Authority, in writing, before the use/development commences.  The development shall not be carried out otherwise than in accordance with the details thus approved.

REASON: In order to provide for adequate bin and recycling enclosures in the interest of the appearance of the site and area.

4.  ??? – Roof Terrace

The flat roof of the property shall not be used as a terrace, balcony, or sitting out area.

REASON: To ensure the use of the development does not harm the amenity of neighbouring occupiers.

INFORMATIVES:

  SI  Reason for approval:

The following policies contained in the Hackney Unitary Development Plan 1995 are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission:  EQ1 [Development Requirements], HO3 [Other Sites for Housing] and H012 , [Conversions],  H016 [Housing for people with disabilities],  Policy 3A.2: [Borough Housing Targets], Policy 3A.4: [Housing choice], and Policy 4B.1: [Designing Principles for a compact City] of the London Plan were also considered.

SI.1  Building Control

Your attention is drawn to the provisions of the Building Act 1984 and other Building Control legislation, which must be complied with to the satisfaction of The Planning and Transportation Service, Dorothy Hodgkin House, 12 Reading Lane, London, E8 1HJ. Telephone No: 020 8356 5000. Before any building work (including improvements to means of escape and changes of use) is commenced on site, detailed plans, together with the appropriate application form must be submitted for approval and early consultation is advised.

S3  Hours of Building works

Your attention is drawn to the provisions of Section 60 of the Control of Pollution Act 1974 which imposes requirements as to the way in which building works are implemented including the hours during which the work may be carried out. This Act is administered by the Councils Pollution Control Service, 205 Morning Lane, London, E9 6JX (Telephone: 020 7356 5000) and you are advised to consult that Division at an early stage.

SI.3   Sanitary, Ventilation, and Drainage Arrangements

Before any drainage works are commenced on site, detailed plans, giving notice of intention to build/permission to drain/construct/reconstruct or alter pipes and drains must be submitted for approval under the Building Regulations 1991 to the Planning and Transportation Service, Dorothy Hodgkin House, 12 Reading Lane, London, E8 1HJ, Telephone No: 020 8356 5000. Please note that it will be necessary to consult the Thames Water Utilities Ltd., Waste Water Connections, Kew Business Centre, Brentford, Middlesex, TW8 0EE. Telephone No: 020 7713 3865, Fax No: 020 7713 3875.

1)  All information appertaining to the existing public sewerage system.

2)  Requests for sewer connections. All works will be carried out by the London Borough of Hackney at the applicant expense. All new developments will be required to have new sewer connections.

3)  Building over sewers.

4)  System of drainage to be provided on site.

5)  Adoption of sewers.

Advisory Note:

It should be noted that most sewers throughout the Borough flow full or surcharge during periods of heavy storm and conditions may be imposed restricting discharge to the system. The prime condition is that any large development shall not cause an increase in the rate of flow to the public sewerage system. This requirement is normally met in the case of new developments by separation on site and storage of surface water flows in tanks or oversized pipes on sites. Where sites adjoin a suitable watercourse or storm relief sewer into which surface water can be discharged by gravity then the policy is for sites to be separated and have their surface water discharged to the watercourse or storm relief sewer. In the case of developments/ rehabilitation/ conversions etc., involving the use of basements these are likely to be particularly vulnerable to the effects of surcharge and applicants must therefore demonstrate that adequate drainage arrangements exist at all times.