Agenda item

Report of the Head of Planning - circulated separately.

 

Members are reminded that, in accordance with the Planning Protocol, where Councillors disagree with the advice of the Chief Planning Officer, it will be the Members' responsibility to clearly set out the reasons for refusal where the Officer recommendation is for grant.  The planning reasons for rejecting the Officer's advice must be clearly stated, whatever the recommendation and recorded in the minutes.  The Officer must be given the opportunity to explain the implications of the contrary decision.

In accordance with the Local Government (Access to Information) Act 1985, an Addendum was admitted late to the agenda as it contained information relating to various items on the agenda.

 

PLANNING APPLICATIONS

 

The Head of Planning submitted reports in relation to the following applications for determination.

 

RESOLVED:  That authority be given to the Head of Planning to issue the decision notices in respect of the applications considered, as set out below.

 

(1)  51 COLLEGE ROAD, HARROW (APPLICATION 1/01)

 

Reference: P/1620/08/RS – (Dandara Limited). Revised Application For Redevelopment To Provide 410 Flats in 3 Blocks Ranging Between 3 & 19 Storeys In Height; 87 Car Parking Spaces In Basement, 3 Parking Spaces At Ground Floor Level; 442 Cycle Spaces, 7 Motorcycle Spaces; 1120 Square Metres Of A1, A2, A3, A4 & B1 Floor Space At Ground Floor Level; Creation of Public Square And Pedestrian Footbridge.

 

The Committee received representations from two objectors, Irene Wears and John Orchard, and the Applicant’s representative, Andrew Wagstaff, which were noted.

 

The officer advised the Committee that full consideration of this strategic development required that they consider:

 

·                     the policy context and consideration of the principle of the development;

 

·                     consideration of the context – sensitivities and key physical considerations and potential impacts;

 

·                     suitability of the development proposed by the applicants (including consideration of comments received through consultations/ notifications /petitions); and

 

·                     the response and impacts of the development in the context of the above and consideration of any mitigation proposed having regard to all information submitted.

 

In order to undertake this exercise, the officer advised the Committee that they needed:

 

·                     a thorough understanding of the planning policy context;

 

·                     a clear understanding of the details of the proposed development;

 

·                     a clear understanding of the context (local and wider) that the development was proposed to take place within; and

 

·                     to be able to use their understanding to consider the weight to be applied to all relevant material considerations in order to reach a decision.

 

Insofar as securing a full understanding of the context for the development, the officer had benefited considerably from a site visit encompassing a range of locations which had enhanced his understanding.

 

As a result of the advice from the officer, Members discussed a site visit, to include the vantage points, in order to understand the site, location and its relationship to the wider landscape.  It was proposed, seconded and agreed that the application be deferred for a Member site visit. It was agreed that accompanying officers would advise on the location of the development and its appearance from a variety of viewpoints.

 

DECISION:  DEFERRED for a Member Site Visit.

 

The Committee wished it to be recorded that the voting was as follows:

 

Councillors Husain Akhtar, Marilyn Ashton, Don Billson, Thaya Idaikkadar, Julia Merison and Joyce Nickolay as having supported a site visit and deferral,

 

Councillor Mrinal Choudhury as having abstained and Councillor Keith Ferry having voted against]

 

(2)  WHITMORE HIGH SCHOOL, PORLOCK AVENUE, HARROW (APPLICATION 1/02)

 

Reference: P/3539/08/RH – (Harrow Council). Approval Of Reserved Matters (Appearance, Scale & Landscaping) Pursuant To Permission P/0892/08/Cou.

 

In response to questions, the officers advised as follows:

 

·                     a further report would be submitted to the Committee on further reserved matters;

 

·                     there would be traditional screening along the roadside;

 

·                     Millook House would have a rendered panel from the ground;

 

·                     the Applicant was Harrow Council and not the officer as stated.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans, as amended by the addendum, subject to the informative reported.

 

The Committee wished it to be recorded that the decision to grant was unanimous.

 

(3)  SERVICE STATION, 50-54 NORTHOLT ROAD (APPLICATION 2/01)

 

Reference: P/0284/09/RH – (Mr Nicholas Durrant). Two Additional Fifth Floor Flats To Existing Building.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans, as amended by the Addendum, subject to the conditions and informatives reported.

 

The Committee wished it to be recorded that the decision to grant was unanimous.

 

(4)  THE SACRED HEART LANGUAGE COLLEGE, 186 HIGH STREET, WEALDSTONE (APPLICATION 2/02)

 

Reference: P/0173/09/LM – (Harrow Council). Construction of New Two Storey Building To Provide Sixth Form Centre; Three New Parking Spaces; Landscaping; Removal Of Existing Single Storey Classroom Building; New 2.1m High Fence

 

DECISION:  DEFERRED for a Member Site Visit.

 

(5)  THE LEAPING FROG, CARMELITE ROAD, HARROW (APPLICATION 2/03)

 

Reference: P/0639/09/GL – (Seaview Homes Ltd.). Construction of Nine Two Storey Dwellinghouses In Two Terraces with New Access Road And Boundary Fence; Demolition of Public House.

 

During the discussion on this item Members raised the issue of the access road and refuse collection which officers responded to as follows:

 

·                     the proposal was for the servicing vehicle to reverse in and exit in forward gear;

 

·                     the swept path form had been considered by the Transport Team;

 

·                     as the access road would be unadopted, it would not be possible to enforce parking restrictions;

 

·                     the officers had been unable to secure a view on the length of the lorry from the Waste Management Team subsequent to the briefing with Members;

 

·                     the options open to the Committee included deferment for clarification of the radius or the inclusion of a condition to require the access to be capable of accommodating a reversing vehicle although there could be implications for the frontage of properties.

 

It was noted that a deferment would result in the Applicant being unable to meet the deadline for grant funding.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans subject to the conditions and informatives reported and the insertion of an extra condition to read:

 

The development hereby permitted shall not commence until details of a scheme for the accommodation of refuse collection vehicles at the junction of the proposed access road with Carmelite Road, together with a revised layout for Plot 03 as shown on Drawing No. P11 Rev E, for parking and landscaping, has been submitted to and approved in writing by the local planning authority.  The development shall not be occupied until the works have been completed in accordance with the approved details and shall thereafter be permanently retained.

 

REASON: To ensure adequate standards of refuse collection and in the interest of residential amenity and pedestrian and highway safety.

 

The Committee wished it to be recorded that the decision to grant was unanimous.

 

(6)  402 KENTON ROAD, HARROW (APPLICATION 2/04)

 

Reference:  P/4068/08/ML1 – (Mr Karsan Bhudia). Change of Use From Financial And Professional Services To Hot Food Takeaway (Class A2 To A5) With Extract Flue At Rear.

 

The addition of an informative to encourage the Applicant to satisfy DDA (Disability and Discrimination Act) requirements had been included in the addendum.

 

The Chairman informed the Committee that consideration was being given to the inclusion of a policy in the Local Development Framework regarding the number of takeaways in an area.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans subject to the conditions and informatives reported, as amended on the addendum.

 

The Committee wished it to be recorded that the decision to grant was unanimous.

 

(7)  439 ALEXANDRA AVENUE, HARROW COUNCIL (APPLICATION 2/05)

 

Reference:  P/0174/09/SB5 – (Mr Josh Arora). Lower Ground Floor Rear Extension, New Extract Flue At Rear, 6 x Air Conditioning Units On Roof Of Single Storey Projection With Screen Around Roof Edge.

 

In response to a question, Members were advised that no responses to the consultation had been received subsequent to the finalisation of the officer report.  It was noted that the addendum included a revised condition 4.  Officers were requested to ensure that the second sentence of the revised condition referred to ‘dBA’ and not ‘LPA’.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans subject to the conditions and informatives reported, as amended on the Addendum.

 

The Committee wished it to be recorded that the decision to grant was unanimous.

 

(8)  157-159 VILLAGE WAY, PINNER (APPLICATION 2/06)

 

Reference:  P/0014/09/SB5 – (RNB Properties). Retention Of Single And Two Storey Building With Accommodation In Roof And Conversion Into Three Terraced Dwellinghouses; Proposed Vehicle Access To Village Way; Retention Of Detached Double Garage At The Rear With Proposed Access To Cannon Lane.

 

DECISION:  DEFERRED for a Member Site Visit.

 

(9)  4 AYLWARDS RISE, STANMORE (APPLICATION 2/07)

 

Reference:  P/3603/08/ML1 – (Dr Abhay Shah). Retention Of 4 Airconditioning Units On Rear Elevation, With Acoustic Panel Screen.

 

The Vice-Chairman took the chair for the consideration of the application.

 

A Member stated that the technical aspects addressed and exceeded the recommendations of the Appeal Inspector.

 

DECISION:  GRANTED permission for the development described in the application and submitted plans subject to the conditions reported.

 

The Committee wished it to be recorded that the decision to grant the application was unanimous by those of the Committee able to vote.