Agenda item

Erection of a four storey building to accommodate 1 x two bedroom house, 1 x three bedroom house, 1 x one bedroom flat and a 1 two bedroom flat, together with roof terraces at first, second and third floors, associated landscaping and provision for refuse storage and bicycle parking.

 

Amendments: Privacy screening to terraces and additional bicycle storage provided.

 

(Councillor Desmond arrived during the discussion of this item and so did not take part in the vote).

 

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

 

6.2  Paul Treloar spoke in objection to the scheme and his comments are summarised as follows:

 

§  Lived in his property for over 10 years.

§  Since the small business had departed the site had become derelict.  He was keen to see the area developed but was concerned with the development proposed.

§  A number of applications had already been refused on the site, due to height, scale and bulk of the development.

§  The proposed development is too oppressive and overbearing and there will be overlooking to neighbouring properties.

§  The property is too high, at 4 storeys.

§  He and other residents had not had any contact with the contractors.

 

6.3  David Mikhail spoke in support of the scheme and his comments are summarised as follows:

 

§  The site was currently a problem and the proposed development would significantly improve this area of Church Walk.

§  They had taken into consideration feedback from previous refusals and incorporated these into the new proposal.

§  The property was only 4 storeys at one corner of the building.

§  The ground level has been stepped down by 2m, which has improved the level of daylight/sunlight to neighbouring properties.

§  Highly ecological site – highly insulated, rain water harvesting, green roof where available and the whole building was recyclable.

§  Intention to build something of quality.

 

6.4  The Chair referred to the application submitted in 2001 which originally had 2 storeys and wished to know why four storeys was now deemed appropriate.  The Planning Officer stated that the 2 storey section of the building was located nearest Clissold Road and that the 4 storey section was located furthest away from the nearest properties.  He added that the existing 3m high wall had now been reduced to 2m, which will also have a positive impact on the daylight/sunlight for neighbouring properties.

 

6.5  In response to a question regarding daylight/sunlight, it was confirmed that a daylight/sunlight report had been submitted which specifically considered the potential impact upon the ground floor Flat 2, No.8 Clissold Road and Flat 3, 6-12 Clissold Road.  This report confirmed that the level of daylight/sunlight was well within BRE guidelines.

 

6.6  Councillor Smith queried whether the development was too small to request a Section 106 contribution for items such as CCTV and better lighting, as there were concerns with anti-social behaviour in the area.  The Interim Head of Regulatory Services stated that this development was on the margin and it would be unusual to request a S106 contribution on a small scale development.

 

6.7  The Chair referred to the streetlamps and whether these could be placed on the proposed building, in order to help de-clutter the area.  The applicant welcomed this proposal, in principle.  The Chair requested that this be added as an additional Informative.  This was AGREED.

 

(Councillor Smith voted against the recommendation).

 

(Councillor Desmond did not take part in the vote, as he arrived during the discussion of the item).

 

RESOLVED that:-

 

 

1.  SCBN1 –Commencement within three 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 Section 91(1) 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.  SCM2 - Materials to be approved

Full details, including samples, of the materials to be used on the external surfaces of the building, including glazing, 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.  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.

 

5.  SCl3 – No Roof Plant

No roof plant (including all external enclosures, machinery and other installations) shall be placed upon or attached to the roof or other external surfaces of the building.

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.  Non-standard – Roof Material

Notwithstanding the details shown on the plans, full details, including samples, of the roof material to be used on the external surface of the building shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site. The proposed roof shall be constructed using pre-weathered material or be of an agreed patination that has been demonstrated to create minimal glare to adjacent properties. The development shall not be carried out otherwise than in accordance with the details thus approved.

REASON: To protect the living conditions to the occupants of neighbouring properties.

 

7.  SCG10 – Soil Contamination Survey/Treatment

No development shall take place until details and results of a soil contamination survey of the site and details of remedial measures proposed to treat/eradicate any contamination found have been submitted by the applicant and approved by the Local Planning Authority in writing.  The survey shall be carried out by a suitably qualified person or body to be agreed by the Council.  The development shall not take place otherwise than in accordance with the details so approved.

REASON: To ensure that the condition of the site is suitable for the development proposed and to ensure a reasonable quality of natural environment, in order to safeguard future occupiers and users of the site.

 

8.  SCT3 – Protection of trees during site works

No development will take place on site until full details of tree protection have been submitted to, and approved in writing by, the Council and until such approved protection has been erected on site.
Tree protection will be in accordance with BS5837:2005 (Trees in relation to construction - Recommendations) and will protect the root protection area calculated as described in Table 2 of that British Standard.

The protective fencing will be 2.4m high and conform to Figure 2 of BS5837:2005 i.e. a scaffold framework comprising a vertical and horizontal framework, well braced to resist impacts, with vertical tubes spaced at a maximum interval of 3m.  On to this weldmesh panels should be securely fixed with wire or scaffold clamps.

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

 

  INFORMATIVES

 

  The following Informatives should be added:

 

SI.1  Building Control

SI.3   Sanitary, Ventilation and Drainage Arrangements

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

SI.7   Hours of Building Works

SI.27   Regulatory Reform (Fire Safety) Order 2005

SI.19  Health and Safety at Work Act

NSI.1  All materials submitted pursuant to the discharge of conditions 3 and 4 of this granting of full planning permission ('materials to be approved') should be supplied and delivered at the same time in a container clearly marked with the address of the application site, reference to the application number 2008/1586, and accompanied by coloured copies of relevant elevational drawings, to which each material sample should be clearly referenced and labelled accordingly. Full specifications detailing each material's manufacturer and colour (as per manufacturer's description/name thereof) should also be submitted at the same time.

 

NSl.2  An existing vehicular crossover is proposed to be deleted as part of this application and the developer/landowner will be responsible for all costs relating to the closure of existing vehicular and pedestrian accesses to the site, the construction of new accesses and the reinstatement and repair of public footways where they adjoin the site boundaries.

 

The Highways and Engineering Team, Environment Services Division, 263 Mare Street,  London, E8 3HT, Telephone 0208 356 5000, should be consulted regarding any works to, on or under the public highway, including vaults and thresholds, vehicle crossing, access, parking and sight lines.  Any vehicle crossing works are to be carried out by the London Borough of Hackney.

 

  REASONS FOR APPROVAL

 

The following policies saved 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; EQ1 - Development Requirements; EQ43 - Development of Contaminated Land; EQ48 - Designing out Crime; and HO3 - Other Sites for Housing.

 

The following policies in the London Plan (2008) are relevant to the approved development/use 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; 4B.1 - Design principles for a compact city; 4B.4 - Enhancing the quality of the public realm.