Agenda, decisions and minutes

4.         Garages rear of 27-34 Oxgate Court, Coles Green Road, London NW2

Councillor Cummins declared that he had been involved with the applicant, Genesis Housing Group.  He therefore indicated that he would withdraw from the meeting room during consideration of the application.

10        Storage land next to 75, St Pauls avenue, London NW2

Councillor Cummins declared that he had been involved with the applicant, Genesis Housing Group.  He therefore indicated that he would withdraw from the meeting room during consideration of the application.

RESOLVED:-

that the minutes of the previous meeting held on 14 March 2012 be approved as an accurate record of the meeting.

To delegate authority to the Head of Area Planning to approve the application subject to consideration of any new substantive objections received.

(a)       Grant planning permission, subject to conditions, informatives and an appropriate form of Agreement in order to secure the measures set out in the Section 106 Details section of this report, or

(b)       If within a reasonable period the applicant fails to enter into an appropriate agreement in order to meet the policies of the Unitary Development Plan, Core Strategy and Section 106 Planning Obligations Supplementary Planning Document, to delegate authority to the Head of Area Planning, or other duly authorised person, to refuse planning permission.

With reference to the tabled supplementary report, Rachel McConnell, Area Planning Manager responded to a number of issues raised by local residents and Councillor Hopkins, ward member.  In respect of concerns about highway safety and visibility of access, she informed the Committee that since a turning head would be provided within the site and all vehicles would be able to exit the site in forward gear, officers were satisfied that the development would not result a material change to highway and pedestrian safety.  She continued that the provision of one parking space for each house and two visitors’ spaces would be sufficient to meet the expected demand for parking generated by the development.

Rachel McConnell advised members that whilst there was a problem with anti-social behaviour, it was not related to the site and that there was no evidence that the residential development would lead to an increase in such behaviour.  She continued that following consultations with the Metropolitan Police Crime Prevention Design Adviser, the applicants had made minor amendments to the scheme including revised bin store position for which condition 2 had been amended and boundaries with Crest Road for which a further condition was proposed to secure the provision of further details.  She updated members that the applicant had confirmed that the rear and side wall would be retained and that further details on low level lighting would be secured by condition.  Members heard that the revised Sustainability Checklist score of 48% was marginally below the usual 50% sought for schemes of this nature, however, officers were satisfied that it represented an improvement sought by policy 5.2 of the London Plan 2011.

Mr Neil Walsh, an objector, expressed concerns about pedestrian safety, access to and from the estate and traffic congestion.  He added that the situation would be exacerbated with two bus stops closely nearby to the estate, a situation which led to a fatality some three years ago.

In accordance with the Planning Code of Practice, Councillor Hopkins, ward member stated that she had been approached by objectors and residents.  Councillor Hopkins stated that although she supported the principle of the development for affordable housing on the site, she  ...  view the full minutes text for item 4.

Grant planning permission subject to conditions and informatives.

Steve Weeks, Head of Area Planning informed members that subsequent to the request by the three ward members for a site visit, the applicant had withdrawn the application.

Grant planning permission subject to conditions, informatives and the completion of a satisfactory Section 106 or other legal agreement and delegate authority to the Head of Area Planning to agree the exact terms thereof on advice from the Director of Legal Services and Procurement.

Steve Weeks, Head of Area Planning informed members that the three ward members had formally requested a site visit.  He therefore amended the recommendation adding that all interested parties would be notified in due course about the arrangement for the site visit which would take place on Saturday 19 May 2012.

Grant listed building consent subject to conditions.

Steve Weeks, Head of Area Planning informed members that the three ward members had formally requested a site visit.  He therefore amended the recommendation adding that all interested parties would be notified in due course about the arrangement for the site visit which would take place on Saturday 19 May 2012.

Grant planning permission subject to conditions, informatives and the completion of a satisfactory Section 106 or other legal agreement and delegate authority to the Head of Area Planning to agree the exact terms thereof on advice from the Director of Legal and Procurement.

Andy Bates, Area Planning Manager referred to an e-mail received from Councillor Arnold, a ward member in which she expressed her support for the development but added the S106 financial contribution should be carefully targeted to address the additional school places that would be generated by the development.  In addition, a letter of support had also been received after the supplementary report had been prepared from a South Kilburn resident. With reference to the supplementary report, Andy Bates informed the Committee that whilst there would be loss of employment floor space, the proposal would result in a more efficient use of floor space with an amendment made in the Heads of Terms to ensure that existing tenants would be included in any future plans.  He added that the Heads of Terms would also be revised to reflect the discussions on affordable housing and highways works.

The Chair invited the officer to comment on impact on Stuart Road residents and comments made by Westminster Council on the application.  Andy Bates stated that the scheme was amended following comments by Westminster Council and that any impact on Stuart Road residents would be within acceptable limits.  In reiterating the recommendation for approval he drew members’ attention to revisions to conditions 3 and 6 as set out in the tabled supplementary report, on the advice of the Director of Legal and Procurement.

Refuse planning permission.

Andy Bates, Area Planning Manager advised the Committee that the density of the proposed development exceeded recommended limits.  He drew members’ attention to amendments to reasons 2 and 4 as set out in the tabled supplementary report.

Mr Roger Arkell the applicant stated that the designs of the proposed development had been extensively consulted on and revised accordingly to comply with the council’s objectives including affordable housing and shared ownership.  He continued that the proposal would provide four disabled parking spaces and to maintain privacy, there would be no communal roof terrace.  Mr Arkell noted that the Council’s Highways officers had not expressed concerns about the scheme and added that he would be prepared to enter into a Section 106 legal agreement.

During members’ question time, Councillor RS Patel asked the applicant to comment on the officer’s view that the scheme would constitute an over-development of the site.  The Chair also asked the applicant to comment on outlook and privacy for the development.  Mr Arkell stated that by complying with amenity space requirements, the scheme would not constitute an over-development and that no harm would result from the development.   He continued that by reducing the height from 3 to 2 storey and with a set back and orientation towards the reservoir, the development would not give rise to issues of privacy and outlook.

Grant planning permission subject to conditions, informatives and the completion of a satisfactory Section 106 or other legal agreement and delegate authority to the Head of Area Planning and Development to agree the exact terms thereof on advice from the Director of Legal Services and Procurement.

Andy Bates, Area Planning Manager clarified that all references to the “southeast corner” should read “southwest corner”.  He drew members’ attention to revised and additional conditions as set out in the tabled supplementary report and clarified that the application only related to the introduction of parking spaces into the south east corner of the site, and all other aspects were as for the approval from last April.

Ms Ann Marie-Glynn in objecting to the proposal stated that any congestion in the garage forecourt would impact on to Park Avenue North, causing traffic to block the entire Park Avenue North entrance, with a greater risk of accident.  She added that as the application failed to show the other seven parking spaces granted by the Court Order, it conflicted with the Court Order.  In her view the layout was unsatisfactory and would infringe on her rights and requested that the garages should be urged to use the forecourt in the way they had for the past 20 years

Mr Ben Thomas the applicant’s agent stated that his client had worked closely with the Council to arrive at a scheme that would generate affordable housing with added benefits to the area and in particular, its street scene.  He informed the Committee that all residents consulted about the application responded except the objector whose objections raised civil issues rather than relevant planning issues.  In respect of the layout, he stated that it was not uncommon to incorporate parking spaces in such applications.

Andy Bates advised the Committee that the proposal had been revised and carefully considered and, with associated conditions as amended and the additional financial contribution to off-site landscaping, would result in a different but nevertheless, on balance, an acceptable arrangement. 

Grant planning consent for the reserved matters relating to part of Plot W10 subject to conditions and informatives.

RESOLVED:

that the planning and enforcement appeals for the period 1 February to 31 March 2012  be noted.

The date of the next meeting will be announced after the Annual meeting of the Council on 16 May 2012.

None raised at the meeting.

The meeting ended at 8:10pm

COUNCILLOR KETAN SHETH

Chair