Agenda item

Demolition of a garage and the erection of a two storey, one bedroom dwelling house.

 

8.1  The Planning Officer introduced the report as set out in the agenda and explained that this had come to committee because of the number of objections received.

 

8.2  Mrs Rigden, spoke in objection to the scheme, her comments are summarised as follows:

 

• The proposed building would seriously affect the amount of light coming into her property.
• Increase in the number of cars parked in the area, due to the loss of garage and new house.
• Planning Officers did not visit her property to assess the potential loss of light.
• A number of photos were circulated at the meeting, illustrating her point that there was insufficient room for a car to be parked to the front of the property.

 

8.3  Matthew Goldman, Applicant, spoke in support of the scheme, his comments are summarised as follows:

 

• With reference to the daylight issue, the back of the property would have a sloped roof to try and reduce the amount of light lost.
• The garage was an unsafe structure and he believed the new property would improve the appearance of the site.
• The architect had liaised with the Planning Officer and the Conservation Officers to produce the design of the property.
• A method statement was produced to protect the trees.

 

8.4  Following a query regarding the amount of space at the front of the property for a car to park, it was confirmed that there was a total of 4m, which would accommodate a small car.

 

8.5  Kevin Moore asked whether the Kingsland Conservation Advisory Committee had been consulted as the proposed development was located within a conservation area.  The Planning Officer stated that they had been consulted and no response was received.

 

8.6  Councillor Desmond referred to the loss of daylight issue and wished to clarify whether a daylight/sunlight report had been produced.  The Planning Officer stated that a daylight/sunlight report had not been produced for this application due to the size of the extension, and the level of daylight/sunlight loss for the neighbouring property was deemed appropriate.

 

8.7  In response to a query regarding the materials to be used on the frontage of the property, the applicant confirmed that the lower level would be render with brick above.  The Chair asked whether the proposal included the provision of a green roof and the applicant indicated that this had already been discussed and he was happy for this to be provided.  The Chair requested that all endeavours for a green roof to be included be added to the list of conditions.  This was AGREED.

 

8.8  A request was also made for the parking space to be removed from the front of the property, to be replaced with a garden.  This was AGREED.

 

Unanimously 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.  SCM2 – Materials to be Approved

Full details, with samples, of the materials to be used on the external surfaces of the buildings, including glazing, shall be submitted to and approved by the Local Planning Authority in writing before any work on the site is commenced.  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.  NSC – Sedum Green Roof
Full details of a bio-diverse, substrate-based (75mm minimum depth) extensive 'brown/green’ roof shall be submitted and approved in writing by the Local Planning Authority before any building works commence. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To create or enhance the site's biodiversity and to contribute to a sustainable urban drainage system as required by the London Plan.

 

5.  SC – Non standard condition

A vegetation-covered roof (or 'green roof') system is to be established on the new extension's roof surfaces as shown in the approved plans. Details thereof shall be submitted to the Local Planning Authority and approved in writing before occupation of the development hereby approved first commences.

 

REASON: To enhance the character and ecology of the development.

 

6.  SC – Non standard condition

The proposed parking space to the front of the new dwelling facing onto Ardleigh Road is to be removed and replaced with soft landscaping. 

 

REASON: In order for the development to preserve and enhance the character of the surrounding conservation area in accordance with Policies EQ1 and EQ12 of the Hackney Unitary Development Plan 1995.   

 

 

 

1.  Contribution of £27,006.00 towards education based on calculation within the Supplementary Planning Document.

 

INFORMATIVES

 

The following Informatives should be added:

 

SI  Reasons 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), EQ41 (Development Close to existing sources of noise), HO3 (Other sites for housing) and TR19 (Parking Standards)

 

The following policies contained in the London Plan 2008 are relevant to the approved development and were considered by this Council in reaching the decision to grant planning permission: 3A.1 (Increasing London’s supply of housing), 3A.2 (Borough housing targets), 3A.3 (Maximising the potential of sites), 3A.5 (Housing Choice), 3C.23 (Parking strategy),  4A.3 (Sustainable design and construction), 4B.1 (Design principles for a compact city), 4B.3 (Maximising the potential of sites), and 4B.5 (Creating an inclusive environment).

 

SI.1   Building Control

  SI.2   Work Affecting Public Highway

  SI.3   Sanitary, Ventilation and Drainage Arrangement

    SI.7   Hours of Building Works

  SI.8  Soundproofing Between Flats

  SI.24   Naming and Numbering

   SI.25   Disabled Person’s Provisions

   SI.27   Fire Precautions Act 1971

SI.28   Refuse Storage and Disposal Arrangements

SI.29  Potential Archaeological Interest

SI.33   Landscaping