Agenda, decisions and minutes

To receive apologies from Members of the Committee.

Apologies for absence were received from Councillors Issy Cook, Calum O’Bryne Mulligan and Dave Sullivan.

Councillors David Gardner and Jo van den Broek were in attendance as appointed deputies.

The Chair to announce any items of urgent business circulated separately from the main agenda.

There were no items of urgent business.

Members to declare any personal and financial interests in items on the agenda. Attention is drawn to the Council’s Constitution; the Council’s Code of Conduct and associated advice.

Councillor Pat Greenwell advised she would recluse herself, due to pre-determination, in respect of Item 7– Land to rear of 182-184 Avery Hills Road – Ref: 24/1100/F as one of the Members who called the item in for consideration.

Resolved-

That the list of Councillors’ memberships as Council appointed representatives on outside bodies, joint committees and school governing bodies is noted.

Members are requested to confirm as an accurate record the Minutes of the Local Planning Committee meeting of 24 September 2024, 1 October 2024 and 22 October 2024.

No motion or discussion may take place upon the Minutes except as to their accuracy, and any question on this point will be determined by a majority of the Members of the body attending who were present when the matter in question was decided. Once confirmed, with or without amendment, the person presiding will sign the Minutes

It was noted and agreed that the following amendments were required to the Minutes of 22 October 2024 – that Councillor Baker was not in attendance and the Councillor Jo van den Boerk should be listed as in attendance.

Resolved –

That the Minutes of the meeting of the Local Planning Committee held on 24 September 2024 and 1 October 2024 and amended 22 October 2024 be agreed and signed as a true and accurate record.

Ward:  Plumstead Common

The Local Planning Committee is requested to grant full Planning Permission for the change of use of single family dwellinghouse (Use Class C3) to five-bedroom small HMO with a maximum capacity of six persons (Use Class C4) and construction of two single-storey rear extensions, cycle and refuse storage and associated external alterations.

Resolved that full planning permission be GRANTED for the change of use of single family dwellinghouse (Use Class C3) to five-bedroom small HMO with a maximum capacity of six persons (Use Class C4) and construction of two single-storey rear extensions, cycle and refuse storage and associated external alterations (amended description).

Consent subject to the conditions, Appendix 2 to the main report and its addendums, to be detailed in the notice of determination.

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the main report and its addendums, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.

This application was previously presented to the meeting of 22 October 2024; the Committee had accepted the objectors presentations and deferred in order to allow the applicant or their agent to attend before determining the application.  The Committee re-convened consideration of the application at this point.

At the request of the Chair the Planning Officer re-presented the illustrative presentation covering the proposed layout of the development.

The applicants agent apologised that they were unable to attend the previous hearing and were in attendance to answer questions the Members had in relation to the application.  He confirmed the hallway was between 90cm to one metre, which was common in similar sized HMO’s.

He advised the kitchen was sufficient for the doubling of kitchen equipment and would be ventilated by way of a large window.  Residents would use the kitchen and eat in their own rooms, which were furnished with table chair and small fridge, noting it would be unusual for several residents to be cooking and brining through cycles to park in the rear bays.  It was common to have to take bikes through the house to rear garden storage and it was their experience that the residents preferred large rooms than a communal area and would work around each other to make living in the space work.

In respect of parking, the applicants agent felt that this was unlikely to be an issue and it was unlikely that the residents of HMO’s would also own a vehicle.

In response to Members questions the applicant’s agent confirmed that all rooms would have proper sound proofing.

The Area Planning manager (East) clarified that kitchen was rectangular and met the minimum size requirements for a 6 person HMO and that ventilation was not a planning consideration and, as with the kitchen set up, would be an issue for HMO Licensing.  Further, minimum room sizes were set by policy but not how they were used however, if one bedroom were removed, to be used as a communal area, the size of the remaining bedrooms could be reduced.  Also, there was no minimum garden space requirement for HMOS.

The Area Planning manager (East) advised that the bins must be stored in the front area of the house and access to rear garden cycle storage, via the kitchen, was not dissimilar to other consented HMO’s.  Whilst it may not be desirable for bikes to past two bedrooms and through a kitchen this was acceptable and it would be for the applicant to set out how this would function, as part of the Management Plan

In considering the applicant it was expressed that all spaces were tightly to the minimum requirements, as if to get the maximum occupancy possible and felt the HMO would function better with 5 people and conversion of 1 bedroom to a living room.

Whilst HMO’s provided a form of required housing discomfort was expressed at the conversion of a 3 bed family home to a 6 person HMO and was concerned at  ...  view the full minutes text for item 5.

Ward:  Middle Park and Horn Park

The Local Planning Committee is requested to grant full planning permission for the erection of two storey dwelling house (C3 Use) (1 x 2 bed) with rear roof dormer, creation of two new crossovers from Gregory Place to create two hard stand parking spaces and associated waste and cycle storage. (reconsultation of amended plans).

Resolved that full planning permission be granted for the erection of two storey dwelling house (C3 Use) (1 x 2 bed) with rear roof dormer, creation of two new crossovers from Gregory Place to create two hard stand parking spaces and associated waste and cycle storage. (re-consultation of amended plans).

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the report, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.

The Planning Officer gave an illustrative presentation of the application, advising that Condition 2 required modification in response to an error in the application diagram, which was of a non-detrimental impact.

In reply to inquiries from Members, the Planning Officer and Senior Principal Planning Officer clarified the design deliberately intended to resemble an extension of the existing terrace. The two flank wall windows 113 to be blocked were to non-habitable rooms and would be addressed through a party wall agreement. Two off-street parking spaces would be established, one for 113 and another for the new residence, both featuring permeable surfaces and soakaway systems.

That the recommended separation distance of 18 meters between habitable rooms was acknowledged; however, a separation distance of 12.54 meters to the flank wall of 115 Gregory Crescent was deemed acceptable, as the sole window on that flank wall was to a stairwell. It was observed the proposal markedly differed from a prior application for a House in Multiple Occupation (HMO) on the site, and it could not be developed as an HMO. While it was not feasible to impose restrictions on the future use of the property, any conversion to an HMO would require planning permission.

The Local Planning Committee received a presentation from the applicant's agent, who reiterated the history of the proposal, the layout, and the design objectives, they also confirmed the applicant and site owner was also the owner of 113 Gregory Crescent. The Construction Management Plan would include outline measures for dust control, noise management, and other relevant factors. Further, the previous owner had submitted the HMO application, the current proposal was exclusively for a family residence.

In response to Members the applicant’s agent advised the site was mainly hard standing and the proposal would see an increase in biodiversity.

In determining the application, it was noted that the site was tight and would produce a narrow house but would see improved biodiversity, with permeable paving and soak away and an acceptable parking level.

The Chair put the recommended proposal to grant planning consent to the vote with –

6 Members in favour

0 Members against

0 Members abstaining

Resolved unanimously –

That full planning permission be granted for the erection of two storey dwelling house (C3 Use) (1 x 2 bed) with rear roof dormer, creation of two new crossovers from Gregory Place to create two hard stand parking spaces and associated waste and cycle storage. (re-consultation of amended plans).

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the report, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.

Ward: Eltham Town & Avery Hill

The Local Planning Committee is requested to grant full planning permission for the erection of three dwellings with associated access, landscaping and refuse on land to the rear of nos. 182 - 184 Avery Hill Road.

Reolved that full planning permission be granted for erection of three dwellings with associated access, landscaping and refuse on land to the rear of nos. 182 - 184 Avery Hill Road.

Consent subject to -

·      the Conditions set out in Appendix 2 of the report.

·      Amendment to Condition 11 to include requirement for SUDS drainage system.

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the report, agreed amendment and the minutes of this Local Planning Committee meeting, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the final decision notice. 

Councillor Pat Greenwell reclused herself in respect of this item, as one of the Members who called the item in for consideration.  Further, the chair noted that photographs taken at a pre-meeting site visit had been circulated to all members of the planning committee. 

Members accepted an illustrative presentation of the application, which recommended approval, from the Area Planning Manager (East) who advised that paragraph 6.4, consultation response required amending as the three on-site car parking spaces had been removed and it was considered could be accommodated in the surrounding streets as addressed in the report.

In response to inquiries from Members, the Area Planning Manager (East) clarified that the London Plan parking guideline was 1.5 spaces for three houses. However, due to concerns raised by the Highways expert regarding the long single vehicle access route with extremely limited visibility and safety issues at the site entrance for both vehicles and pedestrians, on-site parking had been removed. Bollards would be installed to prevent vehicle access to the site, except for emergency vehicles. The parking survey revealed sufficient capacity, with public parking spaces available near the site entrance, and there is no obligation to provide on-site disability parking.

He advised that the Construction Management plan and method statement would consideration the limited access and constrained nature of the site, highlighting that approval had been obtained for similarly sized developments without adverse impact to local residents Further, due to the size of the development there was no requirement to provide wheelchair adapted properties and this could not be conditioned, however, they would still need to comply with accessible and adaptable standards.

The Area Planning Manager (East) confirmed that all trees located on the site, including those along the boundaries, would be preserved. Condition 11 required submission of a landscaping strategy, including details regarding additional trees and soft landscaping. That wouldalso bein thecommunal areasto thefront withthe privategardens to the rear.

The Planning Committee accepted an address from Councillor Pat Greenwell, speaking as a Ward Councillor in objection to the proposal. She noted that previous applications for residential properties on this site had all been refused, noting that an application for two detached bungalows were also refused at appeal.  She felt the proposed two semi-detached buildings would be an overdevelopment and create overlooking with loss of light and privacy to existing residents.

She felt the lack of onsite parking would create pressure on the already congested Avery Hill Road which could not accommodate the additional parking.  Further, when the undergrowth was cut back that area was prone to flooding as there was nowhere for the water to be soaked up, noting that Holland Park Gardens had flooding issues since being developed.  Further, that the site was formally part of the rear gardens to 184 and 182 and felt consent would set an unacceptable precedent for similar proposals on residential gardens.

In response to Members questions, Councillor Greenwell insisted that Avery Hill Road would not easily or  ...  view the full minutes text for item 7.