Agenda item

Demolition of existing sheltered accommodation and redevelopment to provide a part 4, part 5-storey care home (40 units) consisting of 13 units for learning disabilities and 27 units for elderly with communal facilities, 2 car parking spaces, 1 ambulance bay and cycle spaces.

 

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

 

14.2  Members wished to clarify the number of car parking spaces being provided and the Planning Officer confirmed that there was a total of six places (including 2 accessible spaces) will be provided on site.

 

14.3  There being no questions from Members, the Chair moved to the vote.

 

Unanimously RESOLVED that:

 

 

1.  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.  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.

 

Design & Appearance

 

3.  Materials to be approved (entire site)

  Details, including samples, of materials to be used on the external surfaces of the building, boundary walls and ground surfaces 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.  Facing bricks to be approved

  Full details of the facing brick(s) to be used for the external surfaces of the building(s) 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.

 

5.  Ground surface treatment

  Full details of all ground surface treatment to the site 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 visual amenity of the area.

 

6.  Boundary walls to be approved

  Full details, including materials, of all boundary walls, screening, gates and enclosures 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.

 

7.  Elevations Modifications to be approved

  Notwithstanding the plans submitted, detailed drawings showing the following modification(s) to the scheme shall be submitted to and approved by the Local Planning Authority, in writing, before any work is commenced on site:

 

·  Revised coloured and detailed (1:200) drawings of all external elevations.

·  Typical cross-sections (1:20-1:50) of all principle elevations.

 

  The development shall be completed only in accordance with the modifications thus approved.

 

  REASON: The elevational design, details and proposed materials are considered unsatisfactory in the form shown on the drawings submitted to date and these aspects of the scheme should be modified to ensure an acceptable form of development.

 

8.  Internal Layout Modifications to be approved

  Notwithstanding the plans submitted, detailed drawings showing the following modification(s) to the scheme shall be submitted to and approved by the Local Planning Authority, in writing, before any work is commenced on site:

 

·  Detailed drawings (plan and sections) of all internal and external amenity /community spaces including the ’internalised street’ at (1:50 -1:100).

·  A Management and Use statement of all external and internal spaces setting out details of how they are to be used and managed.

·  All floor plans amended to allow natural light and views into the circulation corridor.

·  Amended third floor plan to re-locate the communal room and roof terraces to consolidate these areas.

 

  The development shall be completed only in accordance with the modifications thus approved.

 

  REASON: The layout and detail design of the amenity and circulation spaces are considered unsatisfactory in the form shown on the drawings submitted to date and these aspects of the scheme should be modified to ensure an acceptable form of development.

 

9.  Landscaping scheme to be approved

  A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site, for the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed. All landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years. Such maintenance is to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed. 

 

  REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

10.  Provision of landscaping as approved

  The landscaping hereby approved as part of the development shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years. Such maintenance is to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed.

 

  REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

11.  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.

 

12.  No roof plant

  No roof plant (including all external enclosures, machinery and other installations, except for photovoltaic and solar hot water heating panels), other than that shown on the plans hereby approved, 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.

 

13.  Tree Survey/Retention Plan

  A detailed Tree Survey/Retention Plan (plan and schedule) indicating precise location, species, height and condition of each tree accurately plotted and showing which trees are to be retained and which are proposed for felling shall be approved by the Local Planning Authority before any work commences on site.

 

  REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

Transport

 

14.  Parking for persons with disabilities

  Before the use hereby permitted first commences the 2 disabled car parking spaces shall be provide for use by the vehicles of persons with disabilities as located on drawing number 12192_02_04.

 

  REASON: In order to ensure that a reasonable minimum of parking spaces are located for persons with disabilities prior to occupation.

 

15.  Provision for cycles

  Secure, covered parking shall be provided for 8 bicycles in the form of Sheffield stands (or an alternative approved in writing by the Local Planning Authority), as shown on the plans hereby approved, before use of the development hereby permitted commences.

 

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

 

16.  S278 Highway Works

  No construction shall commence until such time as the applicant has entered into a legal agreement with the Council and Transport for London pursuant to S278 Highways Act 1980 substantially in the format appended at Second Schedule to cover all costs related to consequential highway junction and pavement works.

 

  REASON: To ensure highway works are completed to an adequate standard.

 

17.  Marking parking areas

  Before the use hereby permitted first commences, appropriate markings shall be used to delineate all car parking spaces and service areas within the site/development as shown on the permitted plans, and such marking is to be retained permanently.

 

  REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway.

 

18.  Parking

  No part of the development hereby approved shall be occupied until accommodation for car parking, turning and loading/unloading has been provided in accordance with the approved plans, and such accommodation shall be retained permanently for use by the occupiers and/or users of, and/or persons calling at, the premises only, and shall not be used for any other purposes.

 

  REASON: To ensure that the proposed development does not prejudice the free flow of traffic or public safety along the neighbouring highway(s) and to ensure the permanent retention of the accommodation for parking/loading and unloading purposes.

 

19.  Travel Plan

  Before the use hereby permitted first commences, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority.  The Travel Plan shall include existing and future travel patterns, transportation methods of residents, and the provision for annual review, and shall be implemented prior to the commencement of the use of the development.

 

  REASON: To ensure that the proposed development does not prejudice the free flow of traffic or the conditions of general safety along the neighbouring highway. 

 

20.  Parking Management

  Before the use hereby permitted first commences, a parking management plan shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences.  This plan should include:

 

·  The use of the disabled parking bays.

·  One bay allocated for mobility impaired residents.

·  How the parking will be managed.

 

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

 

  REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway.

 

21.  Parking

  Parking of vehicles shall only be carried out on the areas identified for parking on the plans hereby approved, and not on any other area of the site.

 

  REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the visual amenity of the scheme.

 

Land Contamination

 

22.  Contamination

  Prior to the commencement of the development hereby approved, the following components of a scheme to deal with the risks associated with contamination of the site shall be submitted to and approved in writing by the Local Planning Authority:

 

  1) A preliminary risk assessment which has identified:

·  All previous uses

·  Potential contaminants associated with those uses

·  A conceptual model of the site indicating sources, pathways and receptors

·  Potentially unacceptable risks arising from contamination at the site

 

  2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

  3) The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

  4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

  Any changes to these components require the express written consent of the Local Planning Authority.  The scheme shall be implemented as approved.

 

  REASON: To assess the risk to controlled waters receptors, primarily the groundwater Source Protection Zone 2 located below the site.

 

23.  Unsuspected Contamination

  If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

 

  REASON: There is the potential for contamination in the Made Ground which should be dealt with accordingly if identified.  This is to protect controlled waters receptors.

 

24.  Contamination (Piling)

  Piling or any other foundation designs using penetrative methods shall not be permitted other than without the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater.  The development shall be carried out in accordance with the approved details.

 

  REASON: Piling foundations associated with the development could provide a potential pathway for contaminants to reach groundwater Source Protection Zone 2 located below the site.

 

General Conditions

 

 

 

25.  Construction Method Statement

  Full details of a work method statement for demolition and construction, including control measures to minimise noise and dust emissions, hours of work, wheel washing facilities, and details for the disposal of materials from the site shall be submitted to, and approved by, the Local Planning Authority prior to commencement of any construction/clearance work on the site.  The development, including disposal of materials from the site, shall in all respects be carried out in accordance with the approved details.

 

  REASON: To safeguard the amenities of neighbouring properties and the area generally during construction.

 

26.  Dust Control

  No development shall commence on site until a scheme to minimise the threat of dust pollution during site clearance and construction works (including any works of demolition of existing buildings or breaking out or crushing of concrete) have been submitted to and approved in writing by the local planning authority.  The approved scheme shall include a watering regime in the event of dry weather, dust screens, etc., as appropriate, and shall be implemented in its entirety once development has commenced.

 

  REASON: In order that the local planning authority may be satisfied that the demolition process is carried out in a manner which will minimise possible dust pollution to neighbouring properties.

 

27.  Details of refuse storage enclosure

  Details of dustbin enclosures (including mandatory recycling facilities), showing the design, external appearance and location thereof, shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences. The development shall not be carried out otherwise than in accordance with the details thus approved. 

 

  REASON: To ensure there is adequate provision for dustbin and recycling facilities for the development in the interests of the appearance and amenity of the area.

 

28.  Ecological roofs

  Full details of a bio-diverse, substrate based (75mm minimum depth) extensive brown/green roof shall be submitted to and approved by the Local Planning Authority, in writing, before construction commences. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

  REASON: To enhance the character and ecology of the development, to provide undisturbed refuges for wildlife, to promote sustainable urban drainage, and to enhance the performance and efficiency of the proposed building.

29.  Secured by Design

  The development shall achieve a Certificate for Compliance to Secure by Design or alternatively achieve Secure by Design standards to the satisfaction of the Metropolitan Police, details of which, to include consultation with the police during the construction period, shall be provided in writing to the Local Planning Authority within one month of the completion date.

 

  REASON:  To provide a safer environment for future residents and visitors to the site and reduce the fear of crime.

 

30.  Renewable Energy

  The development hereby permitted shall not commence until details of a scheme for generating 20% of the predicted energy requirement of the development from on-site renewable resources has been submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented before the development is first occupied and shall thereafter be retained so that it provides the required level of generation.

 

  REASON: To ensure the development meets the basic requirements of London Plan.

 

31.  Sustainability

  Full details of renewable energy provisions, including evidence of at least compliance with Level 3 of the Code for Sustainable Homes (with best endeavours to achieve Level 4) and BREEAM’s ‘Very Good’ rating for Multi-Residential proposals with best endeavours to achieve an ‘Excellent’ rating, 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 ensure that the development achieves the level of renewable energy provision on site as proposed.

 

32.  Level Access

  A level access shall be provided to all ground floor units hereby approved before the use is first commenced.

 

  REASON: In order to ensure that people with disabilities are able to gain proper access to the development.

 

33.  Provision of access and facilities

  All provisions and facilities to be made for people with disabilities as shown on the plans and details hereby approved shall be implemented in full to the satisfaction of the Local Planning Authority before the use is first commenced.

 

  REASON: In order to ensure that access and facilities for people with disabilities are provided in order to ensure that they may make full use of the development.

 

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; EQ48 – Designing out Crime; HO3 – Other sites for Housing; HO4 – Improvement of Older Housing; HO17 – Residential Accommodation for Care; TR19 – Planning Standards.

 

  The following policies in the London Plan (Consolidated with Alterations since 2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 – Sustainability Criteria; 3A.1 – Increasing London’s Supply of Housing; 3A.3 – Maximising the Potential of Sites; 3A.5 – Housing Choice; 3A.6 – Quality of New Housing Provision; 3A.13 – Special Needs and Specialist Housing; 3A.17 – Addressing the Needs of London’s Diverse Population; 3C.1 – Integrating Transport and Development; 3C.2 – Matching Development to Transport Capacity; 3C.3 – Sustainable Transport in London; 3C.23 – Parking Strategy; 4A.1 – Tackling Climate Change; 4A.3 – Sustainable Design and Construction; 4A.7 – Renewable Energy; 4A.22 – Spatial Policies for Waste Management; 4B.1 – Design Principles for a Compact City; 4B.3 – Enhancing the Quality of the Public Realm; 4B.5 – Creating an Inclusive Environment; 4B.6 – Safety, Security and Fire Prevention and Protection; 4B.8 – Respect Local Context and Communities.

 

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.34   Landscaping

  NSI  With regard to surface water drainage, it is the responsibility of the developer to make proper provision for drainage.  Contact Thames Water, Ph. 0845 850 2777, for further information.

  NSI  In relation to condition 7, the following revisions should be taken into account:

  NSI  In relation to condition 8, the following revisions should be taken into account:

  NSI  In relation to Condition 21, the Environment Agency have advised that parts 1 and 2 appear to have been satisfied.