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 external alterations including installation of new double doors onto the rear roof terrace at mezzanine floor level and rooflights to ground floor extension and creation of new front door steps.

 

Post-Submission Revisions: Slight amendments to the submitted drawings were received on 7 November 2008.  These drawings illustrate minor alterations to the proposed front elevation and proposed floor plans which amended internal floor levels (the addition of 3 internal steps).

 

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

 

5.1  The Planning Officer introduced the report, as set out in the agenda.  He referred to the addendum which detailed the amended plans and also advised the Sub-Committee that the drawing numbers shown on page 65 of the agenda should be replaced with the following amended drawing numbers:

 

§  191eve/1/01 Rev B

§  191eve/1/02 Rev A

§  191eve/2/01 Rev C

§  191eve/2/02 Rev B

§  191eve/2/03 Rev A

 

5.2  Bob Wilson spoke in objection to the scheme, his comments are summarised as follows:

 

§  16 residents had signed a petition objecting to the scheme.

§  Referred to page 70 of the agenda, as he was still not satisfied with the responses given to their representations.

§  The plans were still not accurate.

§  Believe that the applicant will still use the roof space for a balcony.

§  There was originally a garage in the basement, which is now replaced with 4 windows, which is out of keeping with the character of the surrounding properties with the majority having 3 windows.

§  The existing long extension to the rear of the property had been erected without planning permission and caused a problem with overlooking, due to it being used as a roof terrace.

§  Issue of stacking, as the kitchen was in between a bedroom above and below. 

§  Impaired mobility, as a result of additional stairs being added, due to the ground floor being raised.  The property originally had level access.

 

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

 

§  The resident at 193 Evering Road is not in objection to the scheme and feels that the materials proposed are in keeping with neighbouring properties.  The only objection made was that they believed there should be one less bedroom on the ground floor.

§  The only inaccuracies in the drawings related to the bay window which had now been rectified.

§  The single storey rear extension and roof terrace have been in situ for over 10 years, therefore the works are within permitted development.  The roof terrace had also been reduced in order to reduce the amount of overlooking to the neighbouring property.

§  It is not possible to make the property fully accessible on ground floor, due to the difference in ground level between the front and back of the property.

§  The 4 windows in the basement design originated from the Council’s Design Team.

 

5.4  The Chair wished to clarify that if a structure was in situ for more than 10 years it effectively had planning permission and the Planning Officer confirmed that this was the case.

 

5.4  In response to a question from the Chair regarding whether the dormer was visible from the side of the property, the Planning Officer confirmed that it was located at the rear of the property.

 

(Councillor Tesler abstained from the vote).

 

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

 

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.  NSC – Screening

A 1.8 metre high obscured screen shall be erected and permanently maintained for the first 2.5 metres at first floor level along the rear boundary with 189 Evering Road.

REASON: To safeguard against overlooking of adjoining sites and premises.

 

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] as well as policy 3A.1 [Increasing London’s Supply of Housing], 3A.2: [Borough Housing Targets], 3A.3 [Maximising the potential of sites], 3A.5 [Housing Choice], 3A.6 [Quality of new housing provision], 4B.1 [Design Principles for a Compact City] of the London Plan 2008.

 

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.