Agenda item

(A)  Full Planning Permission:  Conversion of former Light Industrial premises, demolition of outhouses and erection of part two storey rear extension, part single storey rear extension and part two storey side extension, together with balconies alterations to front elevation to provide 8 units (3 x 1 bed, 4 x 2 bed and 1 x 3 bed).

(B)  Conservation Area Consent:  Demolition of outhouses and ad-hoc extensions.

 

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

 

7.2  Claire Milhench and Ian Rudolph spoke in objection to the scheme, their comments are summarised as follows:

 

§  Felt that the scheme was worse than the previously rejected proposal, as a sun terrace had now been added.

§  The sun terrace will create overlooking into the lounge of the neighbouring property and also a security issue.

§  Feel that the objections raised had not been addressed in the report.

§  Issue of noise nuisance.

§  No dimensions given on the plans and they made reference to photos circulated at the meeting.

§  Issue with insufficient headroom in one of the proposed bedrooms.

§  The site boundaries are incorrect.

§  The proposed building would be located less than 10m away from 25 Fassett Square.

 

7.3  David Gibson and Ingmar Wilken spoke in support of the scheme, their comments are summarised as follows:

 

§  This was not just a re-submission of the previous scheme, as the architects were not involved in the previous design.

§  The officer report sets out the responses to the objections received.

§  The sun terrace faces towards the railway and not into the neighbouring property.

§  Do not feel that the proposed scheme would create additional noise.

§  The site had been assessed by a surveyor who confirmed that all the measurements confirmed with guidance.

 

7.4  Discussion took place regarding room sizes and whether there was sufficient head room in some of the bedrooms.  The Planning Officer confirmed that the overall height of the building had been increased to 5.7 metres to allow for sufficient head room in each of the dwellings.

 

7.5  Reference was made to the distance between the proposed development and the neighbouring property, as identified by the objector.  The Planning Officer explained that the proposal accords with the policies in the Hackney Unitary Development Plan and the London Plan.  

 

7.6  In response to a query from the Chair regarding materials, the architect stated that the roof would be made of zinc, with white render and brick work on the north elevation and timber sunscreen to the south elevation.  The materials were conditioned, to be approved.  

 

RESOLVED that:-

 

(Councillor Sharer voted against the recommendation).

 

 

1.  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.

 

2.  SCB1N   Commencement within 3 years

SRB1

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

 

3.  SCM2  Materials to be Approved

  SRM2

Full details, with 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 is commenced. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

4.  SCM7  Details to be approved (General)

  SRM7

Detailed drawings/full particulars of the proposed development showing the matters set out below must be submitted to and approved by the Local Planning Authority, in writing, before any work is commenced. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

Detailed drawings of all windows and doors

  Details of front porch and bay features to a scale of 1:20

 

 

5.  SCM9  No extraneous pipe work

  SRM9

No soil stacks, soil vent pipes, flues, ductwork or any other pipe work shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

6.  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.

 

7.  NS01    Non-Standard

Screening shall be erected to the second floor rear extension to a height of 1.8 m and details 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 protect the amenities of adjoining occupiers.

 

8.  SCR8   Obscured Glazing 

  SRR8

The windows in the south elevation wall of the outbuilding shall be permanently glazed in obscured glass. 

 

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

 

9.  NS01    Non-Standard

A survey and assessment in accordance with Planning Policy Guidance “Planning and noise (PPG24) along with proposed mitigation measures should submitted an approved by the Local Planning Authority prior to commencement of works on the site.

 

REASON: To protect the amenity of future occupiers against adverse acoustic disturbance.

 

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],

EQ12 [Protection of Conservation Areas], EQ13 [Demolition in Conservation Areas], EQ14 [Alterations and Extensions of Buildings in Conservation Areas], EQ48 [Designing out Crime], Policy 3A.1 [Increasing London’s supply of housing], Policy 3A.2

[Borough housing targets], Policy 3A.3 [Maximising the potential of sites], Policy 4B.1 [Design principles for a compact city]

 

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.

 

SI.2  Works affecting Public Highway

 

The Highways and Engineering Team, Environment Services Division, Dorothy Hodgkin House, 12 Reading Lane, London, E8 1HJ, 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.

 

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

 

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.