Agenda item

  Erection of a two-storey, 2 bedroom single dwelling house.

 

POST SUBMISSION REVISIONS: Alterations to the front façade to include a separation gap, omission of screening on top of the proposed front boundary wall, and reposition of the refuse store behind the front boundary. 

 

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

 

7.2  Councillor Karen Alcock spoke in objection to the scheme, on behalf of residents.  Her comments are summarised as follows:-

 

§  The report failed to respond to the concerns of residents regarding privacy.

§  A similar scheme for a private dwelling in her ward had previously been refused.

§  Previously been in objection to the scheme, submitted in 2005.

§  Believed it was the wrong type of development for the site.

 

7.3  Dirk Lampe also spoke in objection to the scheme, his comments are summarised as follows:-

 

§  Presented a petition to the Planning Officer and circulated a number of photos for Members’ information.

§  The proposed building is 7m away from the terrace and the guidance states that there should be a separation on 21m.

§  Boundary walls are only 3m high, so there was an issue of overlooking.

§  No strategic need for this type of housing.

§  The development would take a large majority of neighbours gardens.

§  The development was out of keeping with the surrounding area  and there was an issue of overdevelopment.

§  The issue of overlooking was made worse by the removal of the basement level since the 2005 application.

§  The rooms were now smaller than originally proposed and there was a loss of daylight to neighbouring properties.

 

7.4  The Chair wished to clarify whether the level of overlooking for this proposal was the same as for the previous application.  The Planning Officer stated that there was a distance of 9.5m between the development and the neighbouring property and that there was no significant problem with overlooking.  He explained that the development had the same footprint and so the previous daylight/sunlight report still stands.

 

7.5  He added that the boundary wall could be conditioned to ensure that it is made more substantial (solid).  This was AGREED.

 

 

Unanimously RESOLVED that:-

 

 

  Boundary Wall …..

 

1.  Commencement within 3 years (SCBN1)

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.  Landscaping Scheme to be approved (SCT1)

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 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.

 

3.  Restriction of Permitted Development Rights (SCG6)

Notwithstanding the provisions of the Town and Country Planning General Development Order 1988 (or any Order revoking and re-enacting that Order), planning permission shall be required in respect of development falling within Classes A - B to the second schedule to that Order.

 

REASON: To control any future development which may affect nearby residential amenity.

 

4.  No Extraneous Pipe Work (SCM9)

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.  Use of Flat Roof

The flat roof at second floor level shall not be used as a balcony or similar amenity area without the grant of further specific permission from the Local Planning Authority.

 

REASON: To prevent overlooking to adjoining properties.

 

6.  Non Standard Condition

Before any works on site commence, a ‘Code for Sustainable Homes’ report shall be submitted to and approved by the Local Planning Authority and thereafter implemented wholly in accordance with the approval and before the property is first occupied.

 

REASON: In the interests of maximising the environmental performance of the building.

 

7.  Non Standard Condition

Before any works on site commence, full details of a scheme for a rainwater harvesting system shall be submitted to and approved by the local planning authority and thereafter implemented wholly in accordance with the approved scheme and before the property is first occupied.

 

REASON: In the interests of maximising the environmental performance of the building.

 

INFORMATIVES

 

  The following Informative should be added:

 

Reasons for Approval: 

 

The following policies contained in the Hackney Unitary Development Plan 1995 and 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: Policy EQ1 (Development Requirements) and HO3 (Other Sites for Housing); Policy 3A.1 (Increasing London’s supply of Housing), Policy 4B.1 (Design Principles for a Compact City).’

 

  SI.1  Building Control

  SI.2  Works 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