Minutes:
NOTED
1. Introduction by the Planning officer, highlighting the Note to Members and provision of the additional highway information as requested.
2. The Head of Development Services’ confirmation that Members had previously resolved not to accept the officers’ recommendation and had requested identification of potential reasons for refusal.
3. The Chairman’s clarification of the Members eligible to consider and vote on this application, having been present to hear the deputation and response at the meeting of 20 October 2009.
4. Brief general discussion regarding merits of the scheme and previous reasons for refusal, and officers’ advice regarding grounds for refusal that Members may wish to pursue that were robust.
5. The Chairman’s proposal that planning permission be refused for the reasons listed, supported by a majority of the committee.
AGREED that planning permission be refused for the following reasons:
1. Character and Appearance
The proposed development by reason of its siting, size, scale, design, massing and proximity to site boundaries would result in the introduction of an overly dominant and visually intrusive form of development that would be detrimental to the character and appearance of the surrounding area and the visual amenities enjoyed by neighbouring properties, as well as representing an overdevelopment of the site contrary to policies (I)GD1, (I)GD2 and (II)GD3 of the Unitary Development Plan and Policy 4B.8 of the London Plan (2008), as well as the objectives of PPS1 and PPS3.
2. Amenity Space
The proposed amenity space is of insufficient size and inadequate quality to provide for the needs of future occupiers, in particular for the proposed family sized accommodation. This would result in an unsatisfactory and unsustainable form of residential development, contrary to Policies (I)GD1 and (II)H9 of the Unitary Development Plan, as well as the objectives of PPS1 and PPS3.
3. Overlooking
The proposed first floor balconies, second floor windows and balconies to elevation AA, facing Glebe Court, would unduly prejudice through overlooking and loss of privacy the amenities enjoyed by neighbouring properties, particularly Glebe Court itself and the amenity space of Glebe Court and no.'s 501 to 505 Green Lanes, contrary to Policies (I)GD1, (I)GD2 and (II)H8 of the Unitary Development Plan, as well as the objectives of PPS1 and PPS3.
4. Future Amenities of Residents
The proposed development would result in an unacceptable outlook and levels of light for the future residents of units CG.2, BG.1 and BG.2 and their respective amenity space, in respect of the proximity to the requisite public footpath retaining wall, and units BG.2, BG.3, BG.4, AG.1, AG.3, AG.4 and AG.6 and their respective amenity space, in respect of the proximity to the railway embankment significantly compounded by the presence of a row of large established trees and overhanging balconies. This would result in an unsatisfactory and unsustainable form of residential development, contrary to contrary to Policies (I)GD1 and (I)GD2 of the Unitary Development Plan and Policy 3A.6 of the London Plan (2008), as well as the objectives of PPS1 and PPS3.
5. Loss of Protected Trees
The loss of T2 (Oak), T3 (Ash), T4 (Ash) and T5 (Weeping Ash), without adequate replacements, would be detrimental to the character and appearance of the area and the street scene, in particular views from the adjacent public footpath, resulting in a loss of amenity to the surrounding residential properties contrary to policies (II)C38 and (II)C39 of the Unitary Development Plan.
6. Access and Traffic Generation
The traffic generated and additional turning movements arising from the proposed development would give rise to additional congestion and conflicting vehicle movements prejudicial to the free flow and safety of traffic on Green Lanes contrary to Policy (II)GD6 and (II)GD8 of the Unitary Development Plan.