Agenda item

Conversion of existing residential premises to create 8 self contained units comprising (7x1 bedroom flats and 1x4 bedroom flat) together with excavation and the erection of a rear extension at lower ground floor below lower ground floor and ground floor levels with lower ground floor balcony: erection of rear and side dormer windows and the provision of cycle stand and bin stores to the front.

 

5.1  The Planning Officer introduced the report, as set out in the agenda, and explained that it had come committee due to the number of objections received.

 

5.2  Franco Caramazza spoke in objection to the scheme, his comments are summarised as follows:

 

§  Loss of daylight/sunlight and the lower ground floor level will have hardly any daylight, which is the main area of concern.

§  The proposed extension is overbearing.

§  Issue of overlooking from the proposed balcony into number 76 Amhurst Road. 

§  Loss of amenity/garden space.

§  The extension covered the full width of the rear of the property.

§  Issue of town cramming – number of flats being provided in the building.

 

5.3  Andy Meader (Pegasus Planning Group) spoke in support of the scheme, his comments are summarised as follows:

 

§  The previous scheme had been refused in 2007 due to no family unit being provided and also some issues with the rear extension.  These issues had now been resolved in the revised scheme.

§  A minor amendment to the design of the proposed dormer roof extension to the side elevation had now been submitted.

§  The ground floor extension was only 2.9m deep and therefore was in accordance with building regulations.

§  The lower ground floor level was not visible from the neighbouring property.

§  The balcony referred to by the objector was not intended to be used as a balcony.

 

5.4  Councillor Smith queried the materials to be used on the roof and asked whether they were providing a green roof.  The agent stated that the materials were to be approved, however, they were happy to consider providing a green roof.  The Chair asked that this be added as an additional condition.  This was AGREED.

 

5.5  The Chair asked whether the extension to the full width of the rear of the property was in accordance with daylight/sunlight regulations. 

 

5.6  The Planning Officer explained that the extension was one storey in height and displayed this on the plans.  With regard to daylight/sunlight, he stated that the extension was over 30m away from the nearest property and therefore satisfied the requirement for daylight/sunlight.

 

RESOLVED that:-

 

(Councillors Buitekant and Tesler abstained from the vote).

 

 

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 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.

 

3.  SCM6 – Materials to be approved

Details, including samples, of all materials to be used on the external surfaces of the buildings, boundary walls and ground surfaces of this development shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on implementing this planning permission. 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.  SCI3 – 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.  SCR4 – Wheelchair-accessible homes

The housing units proposed to be located on the ground floor must be designed to wheelchair standards and be in accordance with details to be submitted to and approved by the Local Planning Authority.

 

REASON: In the interests of providing satisfactory and convenient housing accommodation for persons with disabilities.

 

7.  SCH10 – Secure bicycle parking

Lockable space shall be made available within the site for the secure parking of 9 bicycles, as shown on the plans hereby approved, before the first occupation of the development.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

8.  NST – No Use of Flat Roofs as Terraces

The flat roofs at first and ground floor levels as shown on the approved plans shall not be converted into balconies or roof terraces or other amenity areas and shall not be used for any purposes other than for maintenance.

 

REASON: To safeguard the amenities of neighbouring occupiers

 

Green Roof …………………….

 

REASONS FOR APPROVAL

 

The following policies 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) of the Hackney Unitary Development Plan 1995; and policies 3A.1 (Increasing London’s Supply of Housing), 3A.2 (Borough Housing Targets), 3A.4 (Housing Choice), 3A.6 (Definition of Affordable Housing), 3A.7 (Affordable Housing Targets), 4B.1 (Design Principles for a Compact City), 4B.4 (Sustainable Design and Construction) and 4B.7 (Respect Local Context and Communities) of the London Plan 2008.

 

 

INFORMATIVES

 

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   Fire Precautions Act 1971

SI.28   Refuse Storage and Disposal Arrangements

  SI.32   Consultations with TWU

SI.33   Landscaping

SI.36   Soil Contamination Survey