planning committee - 25th march 2008 · application number: lbe/07/0016 ward: edmonton green date...

PLANNING COMMITTEE - 25th March 2008

© Crown copyright. All rights reserved.London Borough of Enfield.License No LA086363, 2003

Scale 1/1250 Date 7/3/2008

LBE/07/0016

Centre = 535176 E 192686 N

Application Number: LBE/07/0016 Ward: Edmonton Green Date of Registration: 28th January 2008 Contact: Andy Higham 020 8379 3848 Location: First Avenue, London, N18 3PA Proposal: Change of use of land to form a refuse vehicle parking depot incorporating new hard standing, single storey and 2-storey office accommodation and associated facilities, new means of enclosure, diesel fuel facilities and wash down areas involving stopping up and gating of part of First Avenue. Applicant Name & Address: Roy Gregory, London Borough of Enfield P.O. Box 51, Civic Centre Silver Street Enfield EN1 3XB Agent Name & Address: Paul Darker, Buro Four Project Services 133, Newhall Street Birmingham B3 1SF Recommendation: That planning permission be APPROVED, subject to the following conditions:

1. C09 Details of Hard Surfacing

2. C10 Details of Levels

3. C11 Details of Enclosure

4. C12 Details of Parking/Turning Facilities

5. C13 Details of Loading/Unloading/Turning Facilities

6. C14 Details of Access and Junction

7. C16 Private Vehicles Only - Parking Areas

8. C19 Details of Refuse Storage

9. C21 Construction Servicing Area

10. C22 Details of Const. Vehicle Wheel Cleaning

11. C41 Details of External Lighting

12. Before first use of the site hereby approved, details of a management plan including the washing down of vehicles shall be submitted to and approved by the Local Planning

Authority. The development shall be implemented in accordance with the approved detail before the building is occupied or use commences. Reason: To ensure the use of the site does not prejudice the amenities of occupiers of nearby premises due to odour and dust pollution.

13. The premises shall only be in use for the purposes hereby approved between the hours of 05:30 and 18:00 Monday to Friday and between 06:00 and 13:00 on Saturdays and Sundays and at no other time, unless agreed in writing with the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of nearby residential properties.

14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any amending Order, the premises shall only be used as a refuse vehicle parking depot and associated facilities and for no other purpose. Reason: To safeguard the amenities of the occupiers of nearby residential properties and the free flow of traffic and highway safety.

15. Prior to the commencement of development details of access including internal one-way working system with ingress from the northwest and egress to the southeast and associated signage throughout the site for all vehicle types shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented and permanently retained. REASON: To safeguard the free flow and safety of traffic.

16. Prior to the commencement of development details of the redundant points of access and reinstatement of the verge to make good the footway shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented and permanently retained. REASON: To provide safe and accessible linkages for pedestrians and cyclists and to preserve the interests of highway amenity.

17. Prior to the commencement of development details of the siting, number and design of the cycle parking spaces have been submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be installed and permanently retained for cycle parking. REASON: To ensure the provision of cycle parking in line with the Council's adopted standards

18. The premises hereby approved shall not commence until such time as a Travel Plan incorporating the components set out is Appendix C of the ODPM/DfT publication 'Using the planning process to secure travel plans' has been submitted to and approved in writing by the Local Planning Authority. The approved Travel Plan shall thereafter be implemented and adhered to. REASON: In the interests of sustainability and to ensure that traffic generated from the site is minimised.

19. Before the development is commenced a Noise Impact Assessment has been submitted to and approved in writing by the Local Planning Authority including measures to ensure noise emanating from vehicles movements does not adversely affect the residential amenities of the dwellings in Daniel Close and Rays Avenue. The development shall be implemented in accordance with the approved details before use commences. Reason: To ensure the use of the premises does not prejudice the amenities of occupiers of nearby premises due to noise pollution.

20. C51A Time Limited Permission

Site and Surroundings The site is located within the Monague Industrial Estate and includes land to the northeast and southwest of First Avenue, as well as a section of the road itself. The southwest element comprises a rectangular area previously in use as a car breakers yard and currently lying vacant. The northeast element comprises a public car park and two small industrial units. The industrial units adjoining the site comprise a metal recycling yard, a cement works, a steelworks and a coach depot. The area is characterised by predominantly heavy industry including a number of waste and recycling bases businesses. However, to the east and southeast of the site are residential dwellings, in particular terraced traditional properties in Daniel Close and Rays Avenue, respectively. There are existing accesses along both First Avenue and Stacey Avenue leading out of the industrial estate onto Montague Road. The site and adjoining land are allocated as part of the Primary Industrial Area. Proposal The application proposes to amalgamate the pieces of land, including part of First Avenue itself, into one larger site. This will require the stopping up and gating of First Avenue. The site will be used as a refuse vehicle parking deport accommodating 35 refuse vehicles and 2 light vans. The scheme includes temporary buildings comprising: 154 square metres of two-storey office units, 124 square metres of single storey changing and sanitary facility, 124 square metres of single storey canteen/assembly area and 25 square metres of storage units. In addition, diesel refuelling, wash down facilities and a compound for storing engine oils and lubricants will be provided. The scheme will relocate existing facilities from Advent Way and will operate between 05:30 and 18:00 Monday to Friday and between 06:00 and 13:00 on Saturdays; with occasional catch-up work on Sundays. The refuse vehicle will leave the premises between approximately 05:30 and 06:00 and return by approximately 14:30. The site will have two access points to the northwest and southeast of the site both onto First Avenue. Flood lighting and CCTV surveillance, linked to LBE’s Public Safety Centre, will also be provided. Relevant Planning Decisions Land Southwest of First Avenue TP/95/0711 Installation of 4 spot lights to front and rear of site together with the installation of

C.C.T.V. (Part Retrospective), granted February 1996. TP/92/0049 Change of use from industrial to car breakers (retrospective), granted April 1992.

TP/92/0024 Change of use from tyre storage to salvage of motor accessories in connection

with the use at No. 20 First Avenue, London, N18, granted June 1992. Land Northeast of First Avenue LBE/04/0015 Redevelopment of site for industrial B1 / B2 use (OUTLINE), withdrawn August

2004. LBE/94/0007 Change of use of site from metal scrapyard to surfaces car park involving the

formation of a vehicular access to Stacey Avenue and installation of a 2 metre height barrier, granted July 1994.

Consultation Public 113 consultation letters issued to neighbouring properties (consultation period expired 26/02/08). 2 responses received objecting to the application stating concerns regarding the following matters: - Odour from rubbish resulting in poor air quality - Illegal dumping of rubbish - Proposal will only exacerbate issues with rubbish and odour on the estate - Other, non-waste, industries should be sought for the estate - Noise and disturbance to the residents of Daniel Close, particularly from the proposed

5:30AM start time - One-way operation will result in increased disturbance - Potential for structural damage to properties in Daniel Close - Increased levels of on street parking in Daniel Close - Need for residents only parking to Daniel Close External National Grid has no objection to the application, assessing the risk as negligible. Cable and Wireless has no objection to the application. Natural England has no comment to make regarding the application. BT Openreach does not object to the application subject to a Wayleave maintaining rights of access to their existing equipment. The Environment Agency objects to the application as they require additional details regarding the proposed siting of buildings and structures in order to determine what level of flood risk is posed. Any other responses will be reported at the meeting. Internal Environmental Health and Regulation has no objection to the application. At the time of writing no response has been received from:

Director Property Services Head of Economic Development Any responses from Property or the Sustainable Communities Team will be reported at the meeting. Relevant Policies London Plan (2008) 3B.1 Developing London’s economy 3B.4 Industrial Locations 3C.23 Parking Strategy 4A.12 Flooding 4A.13 Flood risk management 4A.19 Improving air quality 4A.20 Reducing noise and enhancing soundscapes 4A.21 Waste strategic policy and targets 4A.22 Spatial policies for waste management 4A.23 Criteria for the selection of sites for waste management and disposal Annex 4 Parking standards Unitary Development Plan (I)GD1 Regard to Surroundings / Integrated into Local Community (I)GD2 Quality of Life and Visual Amenity (II)GD3 Character / Design (II)GD6 Traffic Generation (II)GD8 Site Access and Servicing (II)GD12 Development in Areas at Risk from Flooding (II)GD13 Increased Risk of Flooding downstream (II)T13 Creation or improvement of accesses (I)EN6 Minimise the environmental impact of all developments (II)EN29 To ensure the recycling of as much waste material as possible. (II)EN30 Land, air, noise and water pollution (I)E1 Enfield as a Location for Business (I)E2 Enhance, bring into use and retain employment uses (I)E4 Most efficient use of employment land (II)E2 Concentrate B1 – B8 uses within Primary Industrial Areas (II)E15 Noise generated by industrial and warehousing development Local Development Framework - Core Strategy Preferred Options The Planning and Compulsory Purchase Act 2004 requires the Council to replace the Unitary Development Plan with a Local Development Framework. At the heart of this portfolio of related documents will be the Core Strategy which will set out the long term spatial vision and strategic objectives for the Borough. In response to consultation in respect of Issues and Options which identified key areas, the Council is now consulting on the Preferred Options for the Core Strategy. As a policy document, the Core Strategy is at an early stage in its process to adoption and thus, presently, can only be afforded limited weight as a material consideration. As the process continues the weight to be attributed to the Core Strategy will grow and the relevant policies are reported to demonstrate the degree to which development proposals are consistent with the emerging policy direction for the Borough.

SO3 Protect and enhance Enfield's environmental quality; SO5 Waste minimisation. recycling, management and treatment SO21 Sustainable Transport CP1 Sustainable and Efficient Land Use CP2 Sustainable Design and Construction CP3 Flooding CP5 Air, Water, Noise and Light Pollution and Contaminated Land CP7 Delivering Sustainable Waste Management CP8 Making Provision for Waste CP17 Scale and Location of Employment Activities CP18 Promoting Economic Prosperity and Developing Skills and Employment

Opportunities CP29 Promoting sustainable transport and improving access for people with restricted

mobility CP31 Walking and Cycling Other Material Considerations PPS1 Delivering Sustainable Communities PPG4 Industrial, commercial development and small firms PPS10 Sustainable Waste Management PPG13 Transport PPS23 Pollution control PPG24 Noise PPS25 Flood Risk Analysis Principle The application proposes the redevelopment of sites within the existing Primary Industrial Area. The use of the site will be for the parking of refuse vehicles and associated facilities. It is considered the proposed use is conducive with industrial context of the site and its allocation as a Primary Industrial Area. A large proportion of the site was previously used as a car breakers yard with another section currently in industrial use. The use of the site for the parking of refuse vehicles is likely to be a far less intensive, noisy and industrial operation; particularly when compared with the previous, but still permitted use, as a car breakers yard. The character of the use is aligned with a B8 Storage use, which would be consisted with policy (II)E2 that seeks to concentrate B1, B2 and B8 uses within Primary Industrial Areas. As such, it is not considered that the proposal will adversely affect the character or appearance of the area and, therefore, the principle of development is, subject to the detail criteria below, considered acceptable. Impact on Neighbouring Properties The properties immediately surrounding in site are heavy industrial uses and as such it is not considered the proposal will result in an adverse impact on these properties. The nearest residential properties are located on Daniel Close, Rays Avenue and Rays Road to the west and southwest of the site, respectively. No. 14 Daniel Close is approximately 20 metres from the western boundary of the site. Concerns have been raised regarding noise and disturbance to this and the adjacent residential dwellings, in particular during the early morning exit of vehicles from the northwest site access. These vehicle movements will take place at approximately 05:30 to 0600, during the sensitive nighttime hours identified by PPG24. The refuse vehicles will pass within close proximity to this property and, given the more stringent standards to be applied at this early hour, have the potential to be intrusively noisy. However, following discussion with the applicant it has been agreed that the proposed route of operation

through the site be switched such that vehicles will exit via the southeast access, which is located closer to the centre of the industrial estate, and return via the northeast, located near to the end of Daniel Close. Whilst there will still be vehicle movements, now returning to the deport, utilising this access they will take place in the mid-afternoon and thus have far less potential to cause an unacceptable level of disturbance. In addition, it must also be noted that there is an existing coach depot to the west of the site that will, along with the surrounding industrial uses, produce a higher than average level of ambient noise such that the proposal would not be out of character with the existing operations. The amended one-way operation through the site can be secured by condition. The rear of no. 14 Daniel Close, the side of no. 16 Rays Avenue and the fronts of no.’s 17 to 31 (odd) Rays Avenue are approximately 40 metres, 35 metres and between 40 and 32 metres, respectively, from the proposed refuse parking spaces. Whilst the applicant has stated that the vehicles will reverse into these spaces in the mid-afternoon to prevent reversing at 05:30-06:00 in the morning, the starting of the vehicles engines, closing of doors and pulling away have the potential to cause noise and disturbance to the above mentioned properties. No. 14 Daniel Close and the adjacent properties will partially be well screened by the existing building on the adjacent site, no. 3 Becket Road and the existing boundary treatment will provide some acoustic attenuation to all properties. However, improvements to this boundary treatment will be required to ensure it is of sufficient height and mass to adequately screen the properties from the noise. These improvements will be secured by condition. Concerns have been raised regarding the potential odour from the refuse vehicles. However, the vehicles will be returning to the site only after having deposited the waste elsewhere. The potential for odour comes only then from the vehicles themselves. Wash-down facilities are included within the proposal and a condition requiring a management plan is proposed to ensure the nearby properties are not unacceptably adversely impacted upon by odour. The scheme includes a proposal for external flood lighting, given the proximity to nearby residential properties the detailed specification will need to ensure there is not an unacceptable level of ‘leakage’ of light. A condition requiring details to be submitted is proposed. Parking and Access The submitted application included a Transport Statement that provides a detailed assessment the traffic and parking implications of the proposal. The one-way working through First Avenue has been discussed above, including the requirement to reverse the operation such that vehicles ingress from the northwest and egress from the southeast. The one-way working will safely disperse traffic through the site and to adjacent roadways and is considered acceptable. Vehicle movements to and from the site would be via private motor vehicle and lorry movements. Given the hours of operation of this scheme the majority of these movements would be before peak periods in the morning and then before peak evening times. Therefore it is considered that these movements could be accommodated to the adjacent and surrounding highways without prejudice to the general operations of the industrial estate and surrounding roadways. Capacity assessments to the junction of Princes Road and Montagu Road showed these working within acceptable levels. The existing car parking facility would be removed and spaces displaced to the surrounding area. The existing facility operates at around 67% capacity of which a number of these spaces would belong the existing site uses, which to be removed as part of this scheme. The remaining spaces would be located to an adjacent facility located 50m north of the site, which operates at 80%

capacity, and to the low to moderately parked roadway. The scheme would itself contain its parking requirements by utilising empty lorry spaces to park private vehicles, which is similarly working at another site. To reduce private car borne traffic to the site a workplace travel plan that encourages more sustainable transport options for staff is sought and secured by condition. Given its location on the periphery of the industrial estate and the presence of adequate alterative routes, it is not considered the stopping up of this part of First Avenue would result in undue problems with the free flow of traffic. As such, the access, parking and highway elements of the proposal are considered, subject to conditions, acceptable. Other matters The site is located within Flood Zone 2 and although the Environment Agency initially objected due to insufficient information, the requisite additional information has been submitted and verbal confirmation of the withdrawal of this objection has been received. The formal written withdrawal of this objection will be reported at the meeting. Concerns have been raised regarding providing another waste use within the industrial estate and the need for a diversification away from such uses. Whilst a proposal for an alternative use of the site may bring greater regeneration benefits, it must be noted that a well-operated Council refuse depot has the potential to prevent dumping of rubbish and improve the surrounding industrial area. In addition, each application must be assess on its own merits and the future potential for a ‘better use’ of the site would not warrant the refusal of planning permission. Concerns have been raised regarding potential structural damage to the properties in Daniel Close. However, Daniel Close itself remains stopped up for vehicular traffic and the proposal will utilise existing highways to gain access. As such, it is not considered that this proposal would result in an increase in potential damage to nearby properties that would warrant the refusal of planning permission. Conclusion In the light of the above assessment, it is considered that the proposed be approved for the following reasons:

1. The proposed use of the site as a refuse vehicle parking depot with associated facilities would retain land within a Primary Industrial Area within employment use and support appropriate waste management within the region, having regard to policies (I)E1, (I)E2, (I)E4, and (II)E2 of the Unitary Development Plan, as well as policies 3B.1, 3B.4, 4A.21, 4A.22 and 4A.23 of the London Plan (2008) and the objectives of PPS1, PPG4 and PPS10.

2. The proposed use of the site as a refuse vehicle parking depot with associated facilities

would not detract from the character or visual amenities of the surrounding area or unduly affect the amenities, in particular in respect of noise and disturbance or odour, of adjoining or nearby residential properties having regard to Policies (I)GD1, (I)GD2, (II)GD3, (I)EN6, (II)EN30 and (II)E15 of the Unitary Development Plan, as well as policies 4A.19 and 4A.20 of the London Plan (2008) and the objectives of PPS1, PPS3, PPG4, PPS10 and PPG24.


including the provision of 35 refuse vehicles spaces, 2 light goods vehicle spaces and one disable space and the loss of an existing car park would not give rise to unacceptable on

street parking, congestion or highway safety issues, having regard to Policies (II)GD6, (II)GD8 and (II)T13 as well as Policy 3C.23 of the London Plan and PPG13.


would not result in an unacceptable risk of flooding or create an unacceptable risk of flooding elsewhere, having regard to Unitary Development Plan policies (II)GD12 and (II)GD13, as well as policies 4A.12 and 4A.13 of the London Plan 2008 and the objectives of PPS25.


Scale 1/1250 Date 7/3/2008

TP/85/1476/VAR2

Centre = 534030 E 192344 N

Application Number: TP/85/1476/VAR2 Ward: Upper Edmonton Date of Registration: 24th October 2007 Contact: Andy Higham 020 8379 3848 Location: Sterling Way, Edmonton, N18 2XZ Proposal: Variation of conditions 13, 15, 16 and 17 of approval under TP/85/1476 to allow extension of opening and delivery hours, and car park and lighting hours as follows: 0700-2300 hours Monday to Saturday and 1000-1600 hrs or 1100-1700hrs on Sunday together with lighting and opening / closing of car park 30 minutes before and after. Applicant Name & Address: Barry R Goodson, Lidi (UK) 8, Ardra Road London N9 0BD Agent Name & Address:

1. C38 Restricted Hours - Opening

2. C37 Restricted Hours - Deliveries

3. The details of a scheme of signage to encourage drivers of delivery vehicles to turn off engines and compressor units shall be submitted to and approved by the local planning authority. The approved signs shall be installed prior to the commencement of the hours hereby approved and thereafter retained. Reason: in the interests of reducing noise emissions and minimising any impact on the amenities of neighbouring residential properties.

4. That prior to the commencement of the extended opening hours hereby approved, rubber mats (or other suitably agreed alternative) shall be fitted to the levelling bridging gate linking the loading platform and trailer. Reason: in the interests of reducing noise emissions and minimising any impact on the amenities of neighbouring residential properties.

5. C50 Limited Period Permission

Recommendation That planning permission be GRANTED subject to the following conditions: Site and Surroundings The Lidl store occupies the former Regal Cinema site, located on the corner of Sterling Way and Fore Street within the Angel Edmonton town centre. To the rear with access from both Sterling Way and College Gardens is the associated car park

The site is bounded by residential properties on College Close to the west and College Gardens to the south: the rear elevations of which overlook the car park. To the east are the rear elevations of retail premises, which form part of the town centre with, residential over. There are also mixed commercial properties with residential accommodation over along part of the northern boundary. Proposal Permission is sought to vary Conditions 13, 15, 16 and 17 of the permission ref TP/85/1476, to enable the existing Lidl store to opening hours between 07:00 – 23:00 Monday to Saturday and 6 hours on Sunday (either 10:am to 16:00 or 11:00 to 17:00. Use of the car park and the operation of the existing lighting would be extended in similar manner but extending 30 minutes beyond closing time i.e. 23:30 Monday to Saturday and either 16:30- / 17:30, on Sunday. Deliveries times would correspond with the stores opening hours. There are no external alterations included as part of this application. Relevant Planning Decisions The site has an extensive planning history and the following are of relevance to the current application a) TP/85/1476 - redevelopment of the premises at the Regal Cinema site involving erection of retail store, with ancillary storage, staff facilities and plant room with a total floor area of 3,067 sq. meters together with provision of parking spaces was approved subject to a number of conditions including

13. Noise emanating due to the operation of any substantially continuous noise source in connection with this application shall not cause any increase in the hourly background noise levels as specified below:

51dB(A) between 0700 – 1900 hours 48dB(A) between 1900-2200 hours

42dB(A) between 2200-0700 hours, measured at the western boundary of the premises. Reason: To ensure that the proposed development does not prejudice the amenity of occupiers in the vicinity due to noise emission.

15. That unless otherwise agreed in writing by the Local Planning Authority, the car park shall be closed and any lighting extinguished by 8.30pm, except 6.30pm Saturday and 9.30pm one night per week, and not re-opened before 7.30am on the following day.

Reason: In the interests of residential amenity.

16. The weekday selected for late evening opening shall be notified to the Local Planning Authority in writing before this use is commenced and shall not be altered, thereafter, without the agreement of the Local Planning Authority. Reason: To ensure that late evening activities are controlled in such a manner as to maintain a reasonable standard of amenity for the occupiers of adjacent residential properties.

17. No service vehicles may arrive, depart, be loaded or unloaded within the general site except between the hours of 0700 – 2000 on all days, including Sundays and Bank Holidays. Reason: In the interests of residential amenity

b) TP/88/1114 - Variation of Condition 15 of planning permission TP/85/1476 to allow use and illumination of car park until 8.30 p.m. on Saturdays. Approved conditionally including:

1. Noise emanating due to the operation of any substantially continuous noise source in connection with this application shall not cause any increase in the hourly background noise levels as specified below:- 52db(A) between 0700 – 1900 hours, 48db(A) between 1900-2200 hours, 42 db(A) between 2200-0700 hours, measured at the western boundary of the premises. Reason: To ensure that the proposed development does not prejudice the amenity of occupiers of properties in the vicinity due to noise emission.

2. All plant, machinery and equipment including refrigeration and air conditioning systems

shall be installed and operated so as to prevent the transmission of noise and vibration into any neighbouring premises. Reason: To ensure that the proposed development does not prejudice the amenity of occupiers of properties in the vicinity due to noise emission.

3. That unless otherwise agreed in writing by the Local Planning Authority the car park shall be closed and any lighting extinguished by 8.30pm except one specified night per week when the hour shall be 9.30pm and not re-opened before 7.30am on the following day. Reason: In the interests of residential amenity.

4. The weekday selected for late evening opening until 9pm (with car park to be closed by 9.30 pm), shall be notified to the Local Planning Authority in writing before this use is commenced and shall not be altered thereafter without the agreement of the Local Planning Authority. Reason: To ensure that late evening activities are controlled in such a manner as to maintain a reasonable standard of amenity for the occupiers of adjacent residential properties.

5. No service vehicles may arrive, depart, be loaded or unloaded within the general site except between the hours of 0700-2000 on all days, including Sundays and Bank Holidays. Reason: In the interests of residential amenity

c) TP/85/1476/VAR1 - Variation of conditions 13, 15, 16 and 17 of approval under TP/85/1476 to allow extension of opening and delivery hours, and car park and lighting hours as follows: 24 hours Monday to Saturday, 11am - 5pm Sunday was refused August 2007 for the following reason:

The proposed extension of the opening hours to 24 hours Monday to Saturday and 11:00hrs to 17:00hrs on Sundays will cause noise, general disturbance and light pollution detrimental to the residential amenities of nearby residential properties contrary to Policies (II)EN30, (I)GD1 and (I)GD2 of the Unitary Development Plan..

Consultation Public Consultation letters have been issued to 112 neighbouring properties. One letter of objection has been received which raises the following points:

- residents have suffered through the non compliance by Lidl of their conditions for a long time;

- the Council has never adequately enforced these conditions - failure to adhere to these conditions will affect our quality of life and good health - original conditions were imposed in order to safeguard residential amenity - effect of compressors and engines left running - use of car park will generate vehicle noise including closing of doors, revving engines,

loud music etc - opening car park will lead to increased criminal activity and anti social behaviour - lighting encourages these anti social activities - opening the store till 23:00 would mean residents potentially suffering noise for 16

continuous hours -

Internal Environmental Health raises no objection External None necessary Relevant Policies London Plan (2008) 3B.11 Improving Employment Opportunity 3C.1 Integrating Transport and Development 3D.1 Supporting Town Centres 3D.2 Town Centre Development 3D.3 Maintaining and Improving Retail facilities 4B.8 Respect Local Context and Communities Unitary Development Plan II) EN30 Take into account pollution, including noise pollution (I) GD1 Appropriate regard to surroundings (I) GD2 Improve environment, quality of live and visual amenity (II) GD1 Appropriate location (II) GD6 Traffic generation (II) S2 Consolidate, enhance and improve the retailing and commercial facilities at Upper

Edmonton Local Development Framework - Core Strategy Preferred Options The Planning and Compulsory Purchase Act 2004 requires the Council to replace the Unitary Development Plan with a Local Development Framework. At the heart of this portfolio of related documents will be the Core Strategy which will set out the long term spatial vision and strategic objectives for the Borough. In response to consultation in respect of Issues and Options which identified key areas, the Council is now consulting on the Preferred Options for the Core Strategy. As a policy document, the Core Strategy is at an early stage in its process to adoption and thus, presently, can only be afforded limited weight as a material consideration. As the process continues the weight to be

attributed to the Core Strategy will grow and the relevant policies are reported to demonstrate the degree to which development proposals are consistent with the emerging policy direction for the Borough. SO7 Distinctive, balanced, and healthier communities SO11 Safer and stronger communities SO16 Preserve the local distinctiveness SO17 Safeguard established communities and the quality of the local environment CP1 Sustainable and Efficient Land Use CP5 Air, Water, Noise and Light Pollution and Contaminated Land CP14 Safer and stronger communities CP29 Promoting sustainable transport and improving access for people with restricted

mobility Other Material Considerations PPS1 Delivering Sustainable Development PPS6 Planning for Town Centres PPG24 Planning and Noise Analysis Background In addition to an extensive planning history, there have also been several enforcement investigations relating to the use of the car park. These primarily relate to anti social behaviour in the car park outside of opening hours which have been able to occur due to inadequate gates installed at the entrances of the car park. These issues have now been addressed through the introduction of more robust gates to prevent unauthorised use outside of current opening hours. It should also be noted that the existing permissions do not specify opening hours for the store. The store’s opening is effectively controlled through the imposition of conditions restricting the use of the car park. Moreover, there is no current restriction on the use of the car park and therefore the store, on a Sunday. Impact on Neighbouring Residential Properties The main concern and focus for the imposition of previous conditions restricting the use of the car park, is that the extended opening hours, car park use, lighting, and delivery hours could have an adverse effect on the amenities of nearby residential properties. The principal effects of the proposal are considered to be noise and disturbance from vehicle movements, customers, shopping trolleys, unloading of goods and all other noise that would be reasonably expected to arise from the operation of a supermarket. Also of concern is light spill and glare due to the extended lighting hours. In terms of residential amenity it should also be noted that there is an extensive complaints history of the site and that many of the complaints have related to use of the supermarket car park during night hours. Some of the complaints relate directly to supermarket activity including the turning and maneuvering of lorries, the unloading of goods and the operation of compressors. Other complaints have been received which relate to noise from the general public entering the car park outside supermarket operation hours. In either case it is considered that the complaints history highlights the vulnerability of local residents to any form of noise at the site during night

time hours. It is considered that the amount of noise would be worse if this application were to be approved. The current restrictions were imposed under TP/88/1114 (see history) which approved the variation of the original car park use / store opening hours. As a precaution, conditions of this permission sought to limit the operations of the car park and noise emission when measured at the western boundary of the site with properties on College Close / College Gardens The town centre location of the store means that there is a degree of activity and higher than average background ambient noise level. Notwithstanding this, it must also be acknowledged that the store lies adjacent to a quieter residential area wherein, noise and activity generated by the store is likely to be more noticeable. In order to gain an understanding of the potential impact of the extended use of the existing store, an acoustic assessment was requested. Based on monitoring undertaken at the premises in October 2007, this assessment has investigated the noise levels associated with the deliveries and use of the car park and placed them in the context of the background evening noise levels (when the car park is currently not in use). The assessment concludes that although audible, the noise associated with the use of the car park and that associated with deliveries would not reach levels to cause demonstrable harm. This assessment and the conclusion contained therein have been reviewed by colleagues in Environmental Health and accepted. However, acknowledging that the against the non use of the car park, any activity will general additional audible noise, mitigation measures have been identified:

a) the erection of signage reminding delivery drivers to turn off engines when waiting b) the use of rubber mats fitted to the leveling bridging plate (between loading platform and

trailer) In addition, recognising that the effect on the amenities of neighbouring and nearby residential properties has been a sensitive issue of past years, it is also recommend that if members are minded to accept the variation of the existing conditions, the permission, is limited to a period of 1 year to enable the effect of the use to be monitored and reviewed. The increased use of the car park will require the car park to be illuminated also and it is proposed that this illumination would cover a period of 30 minutes beyond the closing of the store. Clearly, any illumination of the car park has the potential to affect in terms of light overspill, those residential properties immediately adjacent to the boundaries of the site. There are 19 lampposts with single light sources positioned on the perimeter of the site. There are a further 19 lampposts within the car park area and 14 of these have double light sources. The posts are approximately 5m high and where they are sited in proximity to the boundary, the lights are angled to direct illumination into the site. A plan showing the light envelope demonstrates that the level of illumination would reduce to acceptable levels at the boundaries of the site and would not cause significant overspill into the adjacent residential properties. Although the illumination would have the effect of sphere of brightness where there would have been darkness, it is considered in this urban context that the increased use of the car park illumination would not cause any adverse affect on the general residential amenities of these properties. In the light of the above considerations, it is felt that although planning permission was refused for 24-hour opening of the store (ref TP/1476/VAR1), the use of the car park and store opening till

23:30 / 23:00 represents a signification reduction in the impact on the amenities of neighboring residential properties previously identified as a concern. Impact on Character of Surrounding Area The site is situated in a mixed commercial / residential area within a designated town centre and consequently here is a degree of ambient background noise and activity. Nevertheless the site does adjoin the boundaries of residential areas to the south and west which enjoys a quieter character and amenity. The reduced opening hours of this application would have a significantly reduced effect on the potential character of the store and given the urban context for this site, it is considered that the proposed hours would not materially harm the overall character and amenities of the locality. Impact on Traffic Generation There are no implications arising from the extended use of the store and car park on the levels of traffic generated on the adjacent roads Conclusion In the light of the above circumstances, it is considered a temporary approval of the extended use of the storey and car park would be appropriate and accordingly approval is recommended on this basis for the following reasons: 1 The proposed variation of Conditions 13, 15, 16 and 17, would not give rise to conditions through an increase in noise and general disturbance, together with an increase in nuisance from the increased use of the lighting, considered to be detrimental to the amenities of neighbouring and nearby residential properties or the character and appearance of the surrounding residential area having regard to Policies (I)GD1, (I)GD2, ((II)GD3, (II)EN30 of the Unitary development Plan as well as Policy 4B.8 of the London Plan. 2 The proposed use of the store hereby approved would not give rise to conditions prejudicial to the free flow and safety of vehicles using the adjoining highways having regard to Polices (II)GD6 of the Unitary Development Plan


Scale 1/1250 Date 7/3/2008

TP/07/2475

Centre = 531174 E 195812 N

Application Number: TP/07/2475 Ward: Grange Date of Registration: 13th December 2007 Contact: David Snell 020 8379 3838 Location: 69, UPLANDS WAY, LONDON, N21 1DU Proposal: Single storey side and rear extrension with pitched roof over, rear dormer window and alterations to the roof to increase ridge height. Applicant Name & Address: Andy Savva 69, UPLANDS WAY LONDON N21 1DU Agent Name & Address: M D Designs The Gables 9, Jepps Close Goffs Oak Herts EN7 6UT Note for Members The application is reported to Planning Committee at the request of Councillor Neville. Recommendation: That planning permission be GRANTED, subject to the following conditions:

1. C08 Materials to Match

2. C25 No additional Fenestration

3. C26 Restriction of Use of Extension Roofs


Site and surroundings Detached bungalow on the northern side of Uplands Way. There is off-street parking for 3 spaces located within a hard surfaced forecourt and an attached single garage. The land slopes from south to north and west to east. The surrounding area is characterised by a mix of detached bungalows and 2-storey detached and semi-detached dwellings. The adjoining property to the east No. 67 is a 2-storey detached dwelling house and to the west is No. 71 a detached bungalow. Enfield Golf Course is at the rear. Amplification of Proposal

Permission is sought for a side and rear extension with pitched roof over, rear dormer window and alterations to the roof to increase ridge height. The rear dormer window will be 4.1m wide, 1.85m high and 2.6m deep from the top of the ridge of the roof. It is sited 0.65m from the eaves and 1.65m from the proposed ridge height. This is associated with the loft conversion of the roof space to provide 3 additional bedrooms and a toilet. The alterations to the roof involve the extension of the pitched roof over the proposed ground floor side and rear extension and extending over the garage. The height of the existing roof is to increase such that the ridge height of the dwelling will be raised by 1.45 metres. The proposed ground floor side and rear extension to the western side of the property has an approximate depth of 3m and width of 6.5m to provide for enlarged bedrooms which results in the extension aligning with the current rear wall. A further infill is proposed along the eastern boundary, with a depth of 4.5m and width of 1.45m to provide an extended kitchen. Relevant planning history TP/07/2011 – Single storey side and rear extension with alterations to roof – Granted with conditions – 10 December 2007

The proposed ground floor side and rear extensions are identical to those approved under this previous application.

Consultation Public Four neighbouring properties were consulted. The occupiers of both adjoining properties No. 67 and No. 71 Uplands Way have objected to the proposal for the following reasons:been received.

Loss of light and privacy Bulk and scale of development Increase in ridge height Impact on character with the street scene and surrounding area Concerns with the materials for the proposed roof Concerns of encroachment of guttering on adjoining property Internal None. External None. Relevant Policy London Plan Policy 3C.23 Parking strategy

Unitary Development Plan

(I)GD1 appropriate regard to surroundings

(I)GD2 improve the quality of the environment

(II)GD3 design

(II)GD6 traffic generation

(II)H12 residential extensions

(II)H15 roof extensions

Analysis The proposed rear dormer is of an appropriate size and location within the proposed roof plane. The dormer reflects the style, size and rhythm of the dwelling house. Both adjoining properties have rear dormer windows and the proposal would not appear dominant when viewed from the surrounding area and it is in keeping with the character of the property. The proposed rear dormer directly faces northwest into the rear garden and Enfield Golf Course and it will not impact on the privacy of adjoining occupiers. As the dormer is set within the proposed roof plane and appropriately setback from the flank walls it will not cause a loss of light to the adjoining properties. Single storey side and rear first floor extension The proposed western ground floor extension provides the enlargement of the existing bedrooms and extends approximately 3m in depth from the original main wall. The extension does not exceed the 45 degree line taken from the mid-point of the nearest ground floor window of the adjacent property No. 71 Uplands Way. Therefore, this element has regard to Policy (II)H12 of the Unitary Development Plan. There is an additional small window for a bathroom on the side elevation facing No. 71 Uplands Way but this will not impact the amenities of the neighbouring property. The proposed extension on the east facing elevation is to provides for an extended kitchen. There are no windows proposed on this side elevation. The adjacent property is No. 67 a 2-storey detached dwelling house and the proposed infill on the boundary faces their carport. An extended pitched roof is also proposed over the eastern infill. The adjacent property No. 67 has 3 flank windows on the first floor facing the subject site however, none of these windows is the sole source of light to a habitable room and are partly obscured therefore its is considered that the extended roof line will not impact on the amenities of the neighbouring property. Alterations to roof/impact on street scene The proposal involves an increase the ridge height of 1.45 metres. Due to the downward slope of the land to the east the proposed ridge height would only be marginally higher than the neighbouring bungalow No. 71 and No.67 is a two storey property. The increase in the ridge height would not adversely affect the character and appearance of the existing dwelling and the surrounding area. Car parking

There is sufficient existing car parking to cater for the needs of the extended dwelling. Conclusion

1. The proposal does not detract from the character and appearance of the surrounding area having regard to Policies (I) GD1, (I) GD2, (II) GD3, (II) H12 and (II)H15 of the Unitary Development Plan.

2. The proposal does not detract from the amenities of adjoining occupiers having to Policies

(I)GD1 and (II)H12 of the Unitary Development Plan.

3. The proposal does not prejudice the provision of on site parking nor would it lead to the requirement for additional parking having regard to Policies (II)GD6 and Policy 3C.22 of the London Plan.


Scale 1/1250 Date 7/3/2008

TP/08/0010

Centre = 535249 E 195997 N

Application Number: TP/08/0010 Ward: Ponders End Date of Registration: 31st January 2008 Contact: David Snell 020 8379 3838 Location: 229-245, HIGH STREET, ENFIELD, MIDDLESEX, EN3 4DX Proposal: Demolition of existing buildings and erection of a part 3, part 4-storey building comprising 3 retail units to ground floor with 12 self-contained flats above (2 x 1-bed, 10 x 2-bed) with front and rear balconies, roof terraces, and vehicular access from High Street to associated car parking at rear. Applicant Name & Address: Candeo Properties Ltd 32, Willoughby Road Hornsey London N8 0JG Agent Name & Address: Anthony Grimwade, Gelder And Kitchen LLP 113, Victoria Street St Albans Herts AL1 3TJ Recommendation: That Planning Permission be GRANTED subject to the following conditions:

1. C07 Details of Materials





6. C14 Details of Access and Junction

7. C17 Details of Landscaping




11. The vehicular access shall be constructed in accordance with the detail shown on London Borough of Enfield drawing no. LBE/TE/11012/01 before the development is occupied and shall thereafter be maintained.

Reason: To ensure that the development is served by a safe and robust access onto the classified road and that it does not prejudice pedestrian and highway safety.

12. The commercial units on the ground floor of the development hereby approved shall only be used for use Class A1 - retail of the Town and Use Classes (Amendment) Order 2005 and they shall not be used for any other purpose without the prior approval in writing of the Local Planning Authority. Reason: To safeguard the character and retail viability of the shopping centre.

13. C51A Time Limited Permission Site and surroundings Former site of Ponders End Post Office accommodating 202 sq. metres of retail floor space. The site is located at the core of Ponders End Local Centre and area of mixed retail, commercial, community and residential uses. Residential accommodation has historically been provided above ground floor shops. Proposal Demolition of existing buildings and erection of a part 3, part 4 storey building comprising 3 retail units on the ground floor with 12 flats over (2 x 1 bed, 10 x 2, bed) with front and rear balconies and roof terraces. Vehicular access would be from High Street (as existing) to a car parking area accommodating 15 spaces at the rear. Relevant planning history A number of schemes have been out forward on this site: TP/05/0913 and TP/05/2224 proposing a 4 storey block containing 3 retail units with 15 flats over were refused on the grounds of an excessive number of flats, excessive density, lack of amenity space and intrusive impact and an appeal on the former application was subsequently dismissed. The current application follows from TP/07/1052 proposing a part single, part 3 storey block comprising 3 retail units with 10 flats over ,which was refused on grounds relating to the design and external appearance of the proposed building and access and parking layout issues. Consultation Public 17 neighbouring properties were consulted. One response has been received from the occupier of a take-away food outlet raising the following issues:

• Traffic and access • Noise and disturbance • Impact on property values

The Enfield Society object to the loss of the paved area, trees and benches to the frontage of the existing building. This provides an important public amenity and a break in the street line. The loss would adversely effect the character of the area and the street scene. `

Internal None. External The London Fire & Emergency Planning Authority is satisfied with the proposal. Policy London Plan (2008) Policy 2A.8 Town Centres Policy 2A.9 Supporting sustainable communities Policy 2A.1 Increasing housing supply Policy 3A.9 Affordable housing Policy 3B.1 Economy Policy 3C.1 Transport Policy 3C.23 Parking strategy Policy 3D.1 Supporting town centres Policy 3D.2 Town centre development Policy 3D.3 Maintaining and improving retail facilities Policy 4A.3 Sustainable design and construction Policy 4B.2 Architectural design Policy 4B.8 Respect the context of local communities Unitary Development Plan Policy (II)1 Increase housing stock Policy (I)GD1 Appropriate regard to surroundings Policy (I)GD2 New developments to improve the environment Policy (II)GD1 New developments to be appropriately located Policy (II)GD3 Aesthetic and functional design Policy (II)GD6 Traffic generation Policy (II)GD8 Site access and servicing Policy (II)H9 Amenity space Policy (I)S1 Shopping centres Policy (I)S3 Safeguarding the vitality of shopping centres Policy (II)T13 Access onto the public highway Policy (II)T17 Needs of pedestrians Local Development Framework Core Strategy – Preferred Options The Planning and Compulsory Purchase Act 2004 requires the Council to replace the Unitary Development Plan with a Local Development Framework. At the heart of this portfolio of related documents will be the Core Strategy which will set out the long term spatial vision and strategic objectives for the Borough. In response to consultation in respect of Issues and Options which identified key areas, the Council is now consulting on the Preferred Options for the Core Strategy. As a policy document, the Core Strategy is at an early stage in its process to adoption and thus, presently, can only be afforded limited weight as a material consideration. As the process continues the weight to be attributed to the Core Strategy will grow and the relevant policies are reported to demonstrate the

degree to which development proposals are consistent with the emerging policy direction for the Borough. Core Policy 1 Sustainable and efficient land use Core Policy 2 Sustainable design and construction Core Policy 7 Sustainable waste management Core Policy 9 Improving housing stock Core Policy 11 Affordable housing Core Policy 12 Housing mix Core Policy 22 Townscape character Core Policy 24 Town centres Core Policy 29 Sustainable transport National and Regional Policy PPS 1 Delivering Sustainable Communities PPS 3 Housing Analysis The principle of the development The site is located within the Ponders End Local Centre and is considered a suitable location for shopping and service facilities, in accordance with Policy (I)S1 of the UDP. While the post office services have already been relocated, the proposal will retain and add further retail floor space to the Local Centre (total 327 sq. metres), thereby enhancing its vitality and viability in accordance with Policy (I) S3 of the UDP. In respect to economic regeneration, the location would be appropriate. The concerns regarding the 2007 application were concentrated on design, external appearance and highway matters and not on the principle of the development. In the context of the surroundings, the arrangement of retail and residential uses would reflect the existing character of the Local Centre, where residential accommodation has historically been provided above shops and other commercial premises. The proposed development would have appropriate regard to the nature of these surroundings, in land use terms, and would be appropriately located, in principle, thus meeting the requirements of Policies (I) GD1 and (II) GD1 of the UDP. In broad terms, the proposed redevelopment of a brown field site would be consistent with the aims of PPS1 Delivering Sustainable Communities, PPS3 Housing, The London Plan and with Policies (I) H1 and (II) H1, which seek to contribute to the strategic housing needs of Greater London and to increase the housing stock of the borough. The London Borough of Enfield also has a place shaping vision for Ponders End that recognises that key sites such as the subject site are important to this policy initiative. Density and amenity space The London Plan advocates 200 – 450 hrph for this location. The proposal has a density of 299 hrph which is considered to be appropriate in this location having good public transport access. Having regard to the London Plan and PPS 3 Housing. Furthermore, although the 1995 applications were refused on grounds of excessive density, the Planning Inspector concluded at

the appeal relating to application TP/05/0913 proposing 15 flats that there was no harm, in principle, of a high density development in this location. Standards for amenity space provision are set out in Policy (II) H9 of the UDP Appendix A1.7. Amenity space attached to flats should generally provide both a visual setting for the building and a facility for passive recreation. In normal circumstances, it should be of an area equal to 75% of the Gross Internal Area (GIA) of the building. The amenity space provided is approximately 204 square metres with the majority comprising balconies and roof terraces equating to approximately 25% GIA. Whilst this is relatively low it is not considered inappropriate in this commercial location having regard to PPG3 and The London Plan. In an appeal relating to a 3 and 4 storey block of 19 flats at the corner of Hertford Road and Cedar Avenue (TP/03/1004) in a similar commercial location the Inspector concluded that a low level of amenity space provision was not inappropriate in the location providing each flat had access to a balcony or roof terrace. A revised scheme proposing a block of 17 flats and one retail unit with all amenity space provided by balconies and roof terraces was subsequently approved. Design The design reason for refusal of the previous application has been addressed and it is considered that the proposed external appearance and contemporary design now proposed is a substantially improved design standard. The proposed building will make a positive contribute to the street scene incorporating articulation and visual interest. The immediately adjoining buildings are single and two storeys in height. However, the height of the building is reflective of other buildings on this street frontage sited beyond the immediately adjoining buildings Impact upon character of surrounding area The existing building on the site is set back from the building line of adjoining buildings. The new building would align with the adjoining buildings. This frontage space comprises a paved area with two trees encircled with benches. Whilst the space appears to be in the public realm it is owned by the applicant and forms part of the site. The observations of the Enfield Society regarding the loss of this amenity, that they refer to as public, is noted but it is considered that the area and the trees do not provide sufficient contribution to the wider street scene to justify refusal based on their loss given that this is not public space. The proposed building provides a well designed and acceptable frontage to the street scene and is consistent with the policy context which seeks to ensure an efficient use of land. Impact upon neighbouring properties The Council’s standard for separation distance between facing residential developments for 3-3 storeys is 30 metres a grater distance being required in the case of development greater in height . The distance to the development to the rear in Gartons Close is approximately 25 metres. However there are no habitable windows in respect of the closest buildings in Garton Close that directly face the site. Given these circumstances, the separation distance between the buildings is acceptable. The proposed building would occupy the entire width of the site and abut the boundaries with existing buildings on either side. To the north, it would adjoin a single storey retail building with a flank shop window, facing the seating area presently used by the public. This window would be obscured by the proposed development but there is a second shop window facing High Street, and on balance this is considered sufficient to maintain the viability of the neighbouring premises. To the south, the building would abut the 2 storey offices of Lee Housing Association. There are no existing windows directly on the flank, which has a blank boundary wall, behind which there is

a vehicle access at ground level and office accommodation over. To the rear and set in behind the access way, are flank windows at ground and first floor levels. However, their aspect would look over the proposed car parking area and would not be significantly affected in terms of daylight, sunlight or outlook. Highways The site is within a PTAL 3 area with good links to the High Street and Southbury Road services and local amenities. The site is well served by public transport and Ponders End station is within walking distance. The access and layout issues identified in the previous scheme (TP/07/1052) have been addressed and the scheme is acceptable in highway terms. The access has been redesigned to accord with the Council’s adopted detail and the parking layout providing 15 spaces with two disabled bays and cycle storage is acceptable. The siting of refuse storage is now within 10 metres of the highway. Sustainable Design and Construction The scheme achieves a good rating in the sustainability assessment. Conclusion In the light of the above it is recommended that planning permission be granted for the following reasons:

1. The proposed development represents an efficient and sustainable use of land consistent with the objectives of The London Plan and Planning Policy Statement 1.

2. The development would increase housing stock consistent with Policy (I)H1 of the Unitary

Development Plan and the objectives of The London Plan.

3. The development has appropriate regard to its surroundings and the design of the building will contribute to the street scene consistent with Policies (I)GD1, (I)GD2 and the objectives of the London Plan.

4. The development will maintain and contribute to the vitality of the shopping centre

consistent with Policies (I)S1 and (I)S3 of the Unitary Development Plan.

5. The development provides appropriate access, parking and highway arrangements consistent with Policies (II)GD6 and (II)GD8 of the Unitary Development Plan and the objectives of the London Plan.


Scale 1/2500 Date 7/3/2008

TP/08/0058

Centre = 528657 E 195929 N

Application Number: TP/08/0058 Ward: Cockfosters Date of Registration: 29th January 2008 Contact: David Snell 020 8379 3838 Location: SOUTHGATE SCHOOL, SUSSEX WAY, BARNET, EN4 0BL Proposal: Erection of 2 greenhouses and 1polytunnel to north of site. Applicant Name & Address: Anthony Wilde, Southgate School SOUTHGATE SCHOOL SUSSEX WAY BARNET EN4 0BL Agent Name & Address: Note to Members This application is reported to Committee, as it is a Council maintained school. Recommendation: That planning permission be GRANTED, subject to the following conditions:


Site and surroundings School campus within a residential area. Proposal Erection of 2 green houses measuring 8 x 6 feet with a maximum ridge height of 6 feet 8 inches and an eaves height of 4 feet 4 inches and 1 poly tunnel measuring 25 x 10 feet to the north of the site. Relevant Planning Decisions: None Consultation Public 21 day consultation period 7th February to 28th February 2008. Letters were sent to 60 neighbouring properties. No replies were received. External None

33

Internal None Relevant Policies London Plan (2008) Policy 3A.24 Education facilities Unitary Development Plan (I) CS1 Provision of community services (II) CS1 Provision of full range of facilities and services (II) CS2 Siting and design of buildings (II) CS3 Community facilities (I) GD1 Regard to surroundings (II) GD1 Appropriate location Local Development Framework- Core Strategy - Preferred Options The Planning and Compulsory Purchase Act 2004 requires the Council to replace the Unitary Development Plan with a Local Development Framework. At the heart of this portfolio of related documents will be the Core Strategy which will set out the long term spatial vision and strategic objectives for the Borough. In response to consultation in respect of Issues and Options which identified key areas, the Council is now consulting on the Preferred Options for the Core Strategy. As a policy document, the Core Strategy is at an early stage in its process to adoption and thus, presently, can only be afforded limited weight as a material consideration. As the process continues the weight to be attributed to the Core Strategy will grow and the relevant policies are reported to demonstrate the degree to which development proposals are consistent with the emerging policy direction for the Borough. Strategic objective 9 – To promote the provision of new social facilities including schools, health and social services, to meet the needs of the existing population and new residents in places that are accessible. Analysis The proposed green houses and poly tunnel are to be located on a previously unused area of land close to the northern boundary of the school and to the rear of properties on Walpole Avenue. The area of land is being introduced as a school garden. The properties closest to the site have gardens of approximately 15 metres in length with walls and fences abutting the school boundary. It is not considered that the proposed structures will have a significant visual impact outside of the school campus or impact on the amenities of neighbouring properties. Conclusion It is therefore recommended that planning permission be granted for the following reason.

34

1. The proposed green houses and poly tunnel would have no significant visual impact having regard to Policies (I) GD1 and (II) GD1 of the Unitary Development Plan.

2. The proposed development improves facilities at Southgate School having regard to Policies

(I) CS1 and (II) CS2 of the Unitary Development Plan.

35


Scale 1/1250 Date 7/3/2008

TP/08/0109

Centre = 531131 E 192701 N

Application Number: TP/08/0109 Ward: Palmers Green Date of Registration: 16th January 2008 Contact: Andy Higham 020 8379 3848 Location: MEDIA HOUSE, 8, LODGE DRIVE, Land Rear of 65 & 67 The Grove, LONDON, N13 5LB Proposal: Demolition of existing buildings and erection of a 3-storey building comprising 473 sq.m commercial (B1) floorspace to ground floor with 14 self-contained residential units above (4 x 1-bed, 10 x 2-bed) with balconies and associated car parking. (Revised scheme) Applicant Name & Address: Compton Homes Ltd 28, THE CLOSE LONDON N14 6DN Agent Name & Address: Caroline Apcar, Apcar Smith Planning Kenetic House Theobald Street Borhamwood Herts WD6 4PJ Note for Members At the Planning Committee meeting on 28th February, it was resolved to defer consideration of the planning application pending a visit by members of the Committee to the site. This visit is scheduled for Saturday 13th March The opportunity has also been taken to update the report in the light of additional representations received from neighbouring residents Recommendation: That planning permission be GRANTED subject to the following Conditions:

1. The development shall not commence until details of the external finishing materials, including details of obscure glazed privacy screening for the balconies and roof garden, have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details. Reason: To ensure a satisfactory external appearance, and in order to protect neighbouring residential amenity.





6. C16 Private Vehicles Only - Parking Areas

7. C17 Details of Landscaping




11. C25 No additional Fenestration

12. C30 Restriction of Open Storage

13. C41 Details of External Lighting

14. C49 Restricted Use Class

15. No machinery shall be operated, no process shall be carried out and no deliveries taken at or dispatched from the site outside the hours of 0700 to 1800 on Mondays to Fridays, 0700 to 1300 on Saturdays or at any time on Sundays or Public Holidays. Reason: To safeguard the amenities of the occupiers of adjoining or nearby residential properties and in accordance with the hours imposed by the Inspector.

16. Details of the specification and appearance of any air conditioning plant required in connection with the development shall be submitted to and approved in writing by the Local Planning Authority. The plant shall be installed in accordance with the approved details before the relevant building is occupied. Reason: to ensure a satisfactory appearance and safeguard amenity.

17. No more than 50% of the residential units shall be occupied before the ground floor B1 space indicated on drawing no. PL11 is completed and ready for use. Reason: to ensure the satisfactory provision of B1 employment floorspace on the site in accordance with Policy E2 of the Unitary Development Plan.

18. The screened roof garden indicated on drawing no.'s PL - 10 and PL - 21 shall only be used by residents between the hours of 8am - 10pm seven days a week. Reason: In order to protect the amenities of adjoining residential occupiers.


Site and Surroundings The application site is situated within close proximity of Palmers Green Town Centre and lies to the rear of retail units which comprises the core retail frontage of Green Lanes. It is accessed off Lodge Drive which serves the rear of the retail premises as well as the Council car park which serves the Town Centre: this provides approximately 200 spaces.

To the north of the site are the rear gardens of Nos 10-20 Lodge Drive: two storey terrace properties whilst to the east are the rear gardens of Nos 65 – 75 The Grove: two storey properties. The site currently contains a two-storey office building sited towards the centre of the site which was previously in use as offices. In addition there is a single storey prefabricated building sited towards the north eastern boundary. Furthermore, the southern part of the site incorporates part of the rear gardens of no.’s 65 and 67 The Grove. Amplification of Proposal Permission is sought for the demolition of the existing buildings on site and the construction of a three storey block comprising 473 m2 of class B1 commercial space on the ground floor and a total of fourteen self – contained residential units above, consisting of 10 x 2 bedroom units and 4 x one bedroom units. A total of fourteen off street parking and cycle spaces are provided. This application is a revised submission of an earlier scheme, which was withdrawn due to concerns previously raised regarding siting, scale and relationship to adjoining residential properties Relevant Planning History TP/07/1535 - Demolition of existing buildings and erection of a 3-storey building comprising 494.3 sq.m commercial (B1) floor space to ground floor with 14 self-contained residential units above (4 x 1-bed, 10 x 2-bed) with balconies to north, east and west elevations and associated car parking – Withdrawn – November 2007. Consultations Public: Consultation letters have been sent to 109 neighbouring properties. A total of five letters of objection have been received, the main points of which are summarised below.

- The erection of residential units above commercial (B1) floor space will, if carried out in a respectful and sensitive manner, be an improvement to our neighbourhood.

- The B1 floor space must be commercial offices that do not impinge on the residential nature of Lodge Drive.

- Trees and foliage adjoining the site should be left or replanted. - The Council must take into consideration, the cumulative noise impact of McDonalds and

Marks and Spencer. - The application is out of scale and character with the prevailing pattern of development

and thus detrimental to the character and appearance of the area and the privacy of the surrounding residential properties

- Loss of light for residents of adjacent properties - Lead to overlooking and a loss of privacy to adjoining gardens including 10 Lodge Drive - Adversely affect the value of properties

External: The Crime Prevention Office at the Metropolitan Police raises no objection in principle but requests the imposition of a Directive

Any additional comments from the London Fire and Emergency Planning Authority will be reported at the meeting Internal: Sustainable Communities comment that they welcome the provision of commercial floor space on the ground floor although request that a condition requiring the retention of such space for employment generating uses is included. Environmental Health comment that he proposed use and opening times for the said B1 unit are currently unknown and thus it would therefore be prudent for the developer / occupant to take all reasonable steps to minimise any noise disturbance caused to the local residents from any process undertaken at the premises or any associated activities”. Education, Child Services and Leisure raise no objection Relevant Policy London Plan The following policies of the London Plan (GLA) – Spatial Development Strategy for Greater London (2004) may also be of relevance: 2A.1 Sustainability Criteria 2A.8 Town Centres 3A.1 Increasing Supply of Housing 3A.2 Boroughs Housing Targets 3A.3 Maximising the potential of sites 3A 4 Efficient Use of Housing Stock 3A.5 Housing Choice 3B.1 Developing London’s Economy 3C.1 Integrating Transport and Development 3C.22 Improving Conditions for Cycling 3C.23 Parking Strategy 3C.24 Parking in Town Centres 3D.1 Supporting Town Centres 4A.3 Sustainable Design and Construction 4B.8 Respect local context and communities Unitary Development Plan (I) GD1 New developments have regard to their surroundings (I) GD2 New development improves environment (II) GD1 New developments are appropriately located (II) GD3 Aesthetic and functional designs (II) GD6 Traffic generation (II) GD8 Site access and servicing (I) S1 Wide range of viable shopping in shopping centres (I) S3 Safeguard the vitality and viability of local shopping centres (II) S13 Loss of neighbourhood retail units (II) S14 Change of use to non-retail within local centres (II) H8 Privacy and over-looking (II) H9 Provision of amenity space

(II) T13 Creation or improvement of accesses (II) T17 Needs of pedestrians (II) T19 Needs of cyclists (I) C1 Sites of archaeological or historical interest (II) C26 Demolition in Conservation Areas (II) C29 Loss of uses important in a Conservation Area (II) C30 Development in Conservation Areas Local Development Framework - Core Strategy Preferred Options The Planning and Compulsory Purchase Act 2004 requires the Council to replace the Unitary Development Plan with a Local Development Framework. At the heart of this portfolio of related documents will be the Core Strategy which will set out the long-term spatial vision and strategic objectives for the Borough. In response to consultation in respect of Issues and Options which identified key areas, the Council is now consulting on the Preferred Options for the Core Strategy. As a policy document, the Core Strategy is at an early stage in its process to adoption and thus, presently, can only be afforded limited weight as a material consideration. As the process continues the weight to be attributed to the Core Strategy will increase and the relevant policies are reported to demonstrate the degree to which development proposals are consistent with the emerging policy direction for the Borough. SO6 High quality, sustainable constructed, new homes to meet the aspirations of local

people SO7 Distinctive, balanced, and healthier communities SO11 Safer and stronger communities SO16 Preserve the local distinctiveness SO17 Safeguard established communities and the quality of the local environment CP1 Sustainable and Efficient Land Use CP2 Sustainable Design and Construction CP5 Air, Water, Noise and Light Pollution and Contaminated Land CP10 Managing the supply and location of new housing CP12 Housing Mix CP14 Safer and stronger communities Other Policy Considerations PPS1 Delivering Sustainable Development PPS3 Housing PPG13 Transport Analysis Principle Although not formerly designated within an employment area, the premises were previously in office use: the occupier now having relocated to alternative premises within the town centre. The introduction of residential to this site, would not raise any fundamental policy objections regarding employment land. In fact, a mixed use development comprising employment and residential would be in keeping with the objectives of PPS1 and PPS3 as well as the London Plan especially given the proximity to the town and centre and a range of public transport options. Consequently, although the site adjoins residential properties, the character of the surrounding area is mixed and as a result, no objection is raised to the principle of mixed use development in this location.

Moreover, the provision of residential accommodation on this site would contribute to the supply and availability of housing in the Borough. Commercial Space (Use Class B1) A total of 473 m2 of commercial space is provided at ground floor for use by purposes falling within the B1 Use Class which commonly include office uses and light commercial enterprises deemed appropriate for residential locations. Given the proposed floor area, the existing B1 floor space would be re- provided at 100%, reflecting Policy (I) E2 of the Unitary Development Plan which seeks to retain employment generating uses within the borough. Furthermore, the proposed commercial space is of a size to encourage and promote smaller industrial units, and will be a more flexible, modern and practical commercial space. Whilst, light industrial uses are permissible within the B1 use class, due to the proximity of the residential properties to the north and east of the site, conditions are recommended to ensure that operations including the operation of any machinery will be restricted and that details of any air conditioning units or plant will be submitted for approval by the Local Planning Authority. Five parking spaces are proposed for the B1 floor space and reflect the standard set out in the London Plan of 1 spaces per 100 sq.m. Consequently, taking the proximity of the public car park into account, no objection is raised in terms of traffic generation or parking availability Residential Units Integration with Surrounding Area An indicator regarding the amount of development and its compatibility with the surrounding area, is that of density. Policy 4B.3 of the London Plan is the applicable policy and seeks to maximise the potential development of sites by reference to a density matrix. Against this matrix, the site is considered a suburban location within 10 minutes walking distance of a town centre (in this case, Palmers Green Town Centre) and thus, a density range 200-300 hrph could be appropriate. This conclusion is supported by a low medium PTAL rating of 3 which confirms the relative accessibility of the site to a range of public transport options. The proposed density of 242 hrph is within the specified range. Nevertheless, PPS1, PPS3 and the London Plan advocate the need to obtain appropriate and well designed development which is sympathetic to and respects the existing character of an area as well as flexibility in the application of development standards to maximise development opportunity The question of whether the proposed scheme represents an appropriate form of development and not an overdevelopment of the site, must therefore involve more than a numerical assessment and take into account the relationship of the development to its surroundings and the street scene as well as the impact on neighbouring residential properties, parking, access and sustainability, to establish acceptability. The proposed development would be three storey in height with a roof top amenity area. The residential properties immediately to the north and east are two storey with a traditional ridge roof whist to the west, the development would also be seen in the context the taller 3 / 4 storey development fronting Green Lanes around the junction of Lodge Drive with Green Lanes. As a result, although the angular form of the proposed development would greater mass than the two storey residential properties, overall, within the context of the surrounding are, the scale of the proposed development is not considered inappropriate

Relationship to neighbouring properties Part of the assessment regarding the integration of the proposed development into the character and appearance of the surrounding area, relies on their being an acceptable relationship to adjacent neighbouring properties Since the previous planning application, revisions have sought to improve the relationship to the neighbouring residential properties especially to the three storey form of the development, where there would be habitable windows on the first and second floors of the northern elevation. Nos 10-20 Lodge Drive are situated to the north. A minimum of 11 metres (increasing to 14 metres) is maintained to the boundary with the rear garden of these properties and a minimum overall separation of 24.4 metres ( increasing to 28 metres) is maintained. Whilst a minimum of 25 metres should be sought, the deficiency is minimal. It should be noted that there are no balconies on this elevation. To the east, are the residential properties which front The Grove. The distance of the proposed block has been increased in order that habitable room windows to first and second floor residential units on the northern elevation maintain a minimum distance of 11 metres to the boundary and an overall separation of 26 metres which is in line with the Council’s standard. There is one balcony on this elevation, which would have a 1.7m high privacy screen to avoid overlooking. During the submission of the previous application, concerns regarding the siting and impact of balconies inserted in the eastern elevation had been raised. There are balconies to all elevations. However, those to the north and east would be screened by 1.7 metre panels to prevent overlooking. In the south and west elevations facing the car park and the rear of the commercial premises including Marks and Spencer’s, the balconies would be unscreened but it is considered that the effect of overlooking from these balconies would not harm any issues of acknowledged interest sufficient to warrant refusal of this application. Similarly, the communal roof garden proposed is screened by obscured glass to a height of 1.7 metres which will reduce the impact of overlooking with regard to any of the surrounding residential properties. A condition will ensure that the garden is used solely between the hours of 8am and 10pm in order to minimise any noise and disturbance that could be associated with it’s use. The relationship between the block and to the adjoining Council car park to the south is considered to be acceptable. Amenity space provision Communal amenity space is provided to the rear and sides of the block at ground floor level, totalling some 580 m2, with a roof garden providing a further 165 m2 of communal space and an additional 55 m2 provided in the form of balconies. The type and level of amenity space provision is considered to be acceptable for this town centre location, Overall, the proposed block is considered to be acceptable in terms of siting scale, height and design and as such, would be appropriate for the site and relate satisfactorily with the surrounding areas.

Parking and access A total of fourteen off - street parking and cycle spaces are provided for the development which is considered to be a sufficient level The proposal utilises existing access via Lodge drive which currently serves Media House, the Council car park, as well as the rear service areas of retail and commercial premises fronting Green Lanes, including Marks and Spencer, who’s customer pick up and goods delivery area is directly opposite the existing access to Media House. The access will be able to accommodate the traffic generated by the commercial and residential use. Whilst, the London Fire and Emergency Planning Authority have raised an objection to the proposal as the plans “do not show compliance with part B5 of the Building Regulations”, this will be considered separately under the Building Regulations legislation. Conclusion In light of the above, the proposal is considered acceptable for the following reasons: The mixed use of the site for commercial and residential purposes would be in keeping with the composition and character of the surrounding area and contribute to the supply of housing within the Borough, in accordance with Policies (I)GD1, (I)GD2, (II)GD3 of the Unitary Development Plan. The proposed development would not unduly prejudice the amenities of the neighbouring residential properties through overlooking and a loss of privacy having regard to Polices (II)H8 of the Unitary Development Plan. The proposed vehicular access will not give rise to additional vehicle movements that are prejudicial to the free flow and safety of vehicles using the adjoining highways having regard to Policies (II)GD6 and (II)GD8 of the Unitary The level of parking provision shown is considered sufficient and unlikely to give rise to conditions prejudicial to the free flow and safety of traffic using the adjoining highways having regard to Policies (II)GD6, and (II)GD8 of the Unitary Development Plan as well as Policy 3C.22 of the London Plan.


Scale 1/2500 Date 7/3/2008

TP/08/0200

Centre = 534703 E 197114 N

Application Number: TP/08/0200 Ward: Southbury Date of Registration: 31st January 2008 Contact: David Snell 020 8379 3838 Location: SUFFOLKS PRIMARY SCHOOL, BRICK LANE, ENFIELD, EN1 3PU Proposal: Construction of a single storey, flat roofed store extension Applicant Name & Address: Suffolks Primary School SUFFOLKS PRIMARY SCHOOL BRICK LANE ENFIELD EN1 3PU Agent Name & Address: Architecture and Design Services Ltd Pardon Mill Harlow Essex CM20 2HP Note to Members This application is reported to Committee, as it is a Council maintained school. Recommendation: that planning permission be GRANTED, subject to the

planning committee - 25th march 2008 · application number: lbe/07/0016 ward: edmonton green date...

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