Agenda item

Erection of a residential building comprising 15 flats with associated parking, cycle storage, motorcycle parking, disabled parking and bin storage following demolition of existing residential block and pair of semi-detached houses.

Recommendation: Approve + Sec 106

RESOLVED: That the application be approved subject to the addendum and the following amendments:

1.    Contamination condition to be updated to state ‘within 3 months;’

2.    Condition 21 – Fire Strategy – the word ‘revised’ to be removed from the Condition wording as the Fire Strategy has yet to be submitted;

3.    Condition 14 – Dust – to be amended to a compliance condition; and

4.      Late Stage review to be completed in consultation with the Chairman and Andrew Tebutt.

Erection of a residential building comprising 13 flats with associated parking, cycle storage, motorcycle parking, disabled parking and bin storage following demolition of existing residential block and pair of semi-detached houses.

Officers introduced the application and highlighted the additional information in the addendum. An amendment to the item description as set out at the start of the agenda pack was highlighted to refer to 13 rather than 15 flats.  An amendment to the wording in the addendum was also noted – the revised wording to read ‘No development shall take place within three months…’ rather than ‘No further development….’ Finally, it was noted that Condition 14 in relation to Dust (page 126 of the pack) should be a compliance condition and Condition 21 – fire strategy (page 128 of the pack) should not refer to ‘revision’ as the strategy had yet to be submitted.

Members heard that the current application was almost identical to a previously approved proposal to build a block of 15 flats – the only changes were to the internal layout and fenestration; parking and landscaping had remained unchanged.

It was confirmed that the previous scheme had included two discount market units whereas the current scheme offered no affordable housing. Whilst this was disappointing, it was recognised that it was difficult to find Registered Social Landlords willing to take on such a small number of units in a small scheme. However, it was noted that the current scheme would provide a generous in lieu Affordable Housing contribution which could be used to build affordable housing elsewhere in the Borough. The application was recommended for approval.

In response to their questions, Members heard that a financial viability appraisal had been submitted to a third-party independent expert who had concluded that, based on the benchmark land value, a £70,000 surplus could be secured. Officers had subsequently used the GLA formula to secure a higher sum of £320,000 as detailed in the report. This contribution included a Late Stage Review Mechanism whereby it would be reviewed again at a later stage and the sum could possibly increase if market conditions improved.

Members noted that 15 car parking spaces were planned for which exceeded the number of units to be built. However, it was confirmed that the Highways Engineer had raised no objections and it represented a very marginal increase to what was required. It was confirmed that, as set out in Condition 16, parking would be restricted to serve residents of the block only. Members were informed that the provision of car parking spaces for electrical vehicles remained the same as in the original application.

Members regretted the lack of affordable housing but welcomed the significant financial contribution which had been secured to build affordable housing elsewhere.

The Head of Legal Services informed the Committee that the lack of affordable housing did not constitute grounds for refusal. It was noted that a review mechanism was in place to ensure the maximum contribution was secured. It was agreed that said review would be carried out in consultation with the Chairman. 

The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed.

RESOLVED: That the application be approved subject to the addendum and the following amendments:

1.    Contamination condition to be updated to state ‘within 3 months;’

2.    Condition 21 – Fire Strategy – the word ‘revised’ to be removed from the Condition wording as the Fire Strategy had yet to be submitted;

3.    Condition 14 – Dust – to be amended to a compliance condition; and

4.      Late Stage review to be completed in consultation with the Chairman and Andrew Tebutt.