Agenda item
431 Roman Road, London E3 5LX (PA/17/01527)
Proposal:
Conversion of kitchen, bathrooms, and storage space for restaurant on the first floor (Use Class A3) to two self-contained residential flats (Use Class C3) consisting of 2x 1person studios measuring 37sqm and 39sqm. Associated internal and external changes to ground and first floors.
Officer Recommendation to the Committee:
That the Committee resolve to REFUSE planning permission for the reasons set out in the Committee report.
Minutes:
Jerry Bell (Applications Team Leader) introduced the application for the conversion of kitchen, bathrooms, and storage space for restaurant on the first floor (Use Class A3) to two self-contained residential flats (Use Class C3) consisting of 2x 1 person studios measuring 37sqm and 39sqm with associated internal and external changes to ground and first floors.
The Chair invited the registered speaker to address the meeting.
Faruk Ahmed addressed the meeting in support of the application. He considered that the proposal would provide much needed housing in the borough and contribute towards it’s housing target. The applicant had provided amended plans to address the concerns with the application. The proposal would be of a high quality design and the future occupants would have a good standard of amenity. The proposals would be in line with other properties in the street that had residential units at the upper floors. It would also enhance the appearance of the existing building benefiting the Conservation Area and would include cycle parking and waste storage. In response to questions about waste collection and ventilation, he confirmed that the applicant had provided plans to demonstrate how such features would operate. He considered that there would be sufficient space within the development for the waste storage area and the properties would have adequate ventilation. In response to questions about the design of the apartments and their single aspect nature, he reported that the plans had been amended to address the concerns. He explained that there would be two windows in the front of the development.
Julian Buckle (Planning Services) presented the report describing the site and the surrounding area and also the planning history. The Committee were advised that a similar application was refused permission earlier in the year. However a separate proposal was granted permission in 2017 for a revised shop front with all of the services on the ground floor. Consultation had been carried out and no objections had been received. One petition was received in support of the application.
The Committee were advised of the key features of the application including the proposed external changes relating to the residential entrance, the window arrangements and the external amenity space. The Committee were advised that in land use terms, the proposal could be considered acceptable as it would provide housing and would not affect the viability of the restaurant use.
Nevertheless, it was considered that the proposed design of the scheme was unacceptable in terms of the overall quality of residential accommodation created. The proposed units would have insufficient daylight and overly enclosed private amenity space and experience privacy issues and overlooking. The proposal would also adversely impact on the adjacent site at No 433 and cause an unacceptable increase in the level of overlooking.
The waste storage arrangements within a communal corridor and the cycle parking facilities were also considered to be unacceptable
Given the above issues, officers were recommending that the application was refused planning permission.
The Committee were also advised that that the draft London Plan was currently out for public consultation. The Committee were advised to place limited weight on this draft plan at this stage of the process.
In response to the presentation, the Committee asked questions about the quality of the accommodation, given that flat 1 would be dual aspect and south facing. It was reported that one of the windows to this flat would have obscure glazing and this would act as a constraint on access to daylight. Moreover, there were concerns about the overall design of this flat and the associated amenity issues. Flat 2 would be east facing and be single aspect so would suffer from a lack of access to daylight.
In response to questions about the privacy screen, it was noted that Officers had explored with the applicant the possibility of increasing the height of the screen. However it was found that this would create further problems by creating a sense of enclosure amongst other things. In response to further questions, Officers confirmed that it was required that any new development provide amenity space.
In response to further questions, the Committee discussed the outcome of the consultation, the size and coverage of the Driffield Road Conservation Area and the changes to the application.
On a vote of 2 in favour and 4 against the Officer recommendation to refuse the application the Committee did not agree the officer recommendation.
On a vote of 4 in favour and 2 against the Committee RESOLVED
That planning permission be GRANTED at 431 Roman Road, London E3 5LX for the conversion of kitchen, bathrooms, and storage space for restaurant on the first floor (Use Class A3) to two self-contained residential flats (Use Class C3) consisting of 2x 1person studios measuring 37sqm and 39sqm with associated internal and external changes to ground and first floors (PA/17/01527) subject to conditions.
Supporting documents: