Proposal:

Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a)

Recommendation:

Grant planning permission with conditions and planning obligations

Update Report published

On a vote of 3 in favour and 2 against the Committee RESOLVED:

1.             That, subject to any direction by the Mayor of London, planning permission is GRANTED at Walker House, 6-8 Boundary Street for the following development

·       Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a). Amendments to residential entrance at junction of Boundary Street and Calvert Avenue (PA/20/01442/A1)

2.             Subject to:

The prior completion of a legal agreement as set out in the original report dated 3^rd February 2022

That the Corporate Director of Place is delegated power to impose the conditions and informatives as set out in the original report dated 3^rd February 2022

The following additional condition set out in the 3^rd February 2022 Update report:

·       the amendments to the residential entrance of Walker House are to be undertaken prior to occupation of the new office and residential development.

The following additional conditions as set out in the 21^st March 2022 report:

·       approval of details and installation and on-going future maintenance of an appropriate automated blind system to be operated between certain specific times prior to first occupation; and

·       obscure glazing to south elevation and rooflights above waste store.

The following additional conditions as set out in the 21^st March 2022 Update report:

·       Windows on the south elevation to be both obscure glazed and unopenable; and

·       Submission and approval of a root protection plan for the existing vegetation prior to commencement of works.

Update report published.

Update report published.

Paul Buckenham introduced the application for change of use of first floor office use to 4no residential units  with the construction of a two-storey building to the rear to provide office space

As set out in the Minutes of the meeting, the Committee considered the application at it’s previous meeting on 3^rd February 2022 where they deferred the application to allow for a site visit to take place. This took place on 14^th March with four Members in attendance.  The update report sets out additional representations  and proposed conditions.

Nicholas Jehan, provided an update on the application briefly reminding Members of the key features of the application including:

·       The site location and surrounding area.

·       The proposed extension plans.

·       Elevations of the proposals

·       Outcome of public consultation. A total of 50 representations were received, as well 4 additional representations from previous objectors. These raised no new planning issues.

Members were advised of the changes that had been made to the application to overcome the concerns. This was in relation to:

·       Windows looking on to Wargrave House to the south. The Committee were reminded of the separations distances between the ground floor windows and the proposals (that ranged between approximately 18.7m to a minimum of 12.1m). They also noted that due to the mitigating factors, such as the position of the windows and that the Ivy growth should help obscure the windows, these features should lessen the impacts and the proposals accorded with the London Plan guidance. The applicant has also agreed that windows will now be obscure, which would be secured by condition as detailed in the Committee report. As requested at the site visit, the applicant had also provided an updated photograph of the proposal’s relationship with Wargrave House. This was noted, illustrating the position of the Ivy and that the visibility of the building should not cause any concerns.

·       Light Pollution from windows. Additional conditions had been agreed  securing the installation and on-going maintenance (and replacement, if necessary) for the life of the development of an appropriate automated system such that the blinds are closed between certain hours all year round to alleviate concerns as to light pollution.

·       Ivy retention on perimeter wall. It was proposed that details of the Landscape Plan condition be updated to ensure appropriate measures are introduced that will safeguard the existing level of growth and/or screening is retained in perpetuity. Following the discussions at the site visit, Officers are also proposing that a root protection plan for the existing vegetation be secured by condition to ensure that the vegetation will be appropriately protected throughout the development.

·       Verified Views. The applicant has provided a summary of the methodology for the generation of the CGI visualisations which can be found at Appendix 2 of the report. Officers are satisfied with the accuracy of the imagery.

In summary Officers considered that that the proposed measures addressed the concerns and these would be outweighed by the benefits of the  ...  view the full minutes text for item 4

Proposal:

Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a)

Recommendations:

Grant planning permission with conditions and planning obligations

Update report published.

On a unanimous vote the Committee RESOLVED:

1.             That the application at Walker House, 6-8 Boundary Street  for the following be deferred for a Committee Site Visit.

·       Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a). Amendments to residential entrance at junction of Boundary Street and Calvert Avenue”

Update report published

Paul Buckenham introduced the application for change of use of first floor office use (use class B1a) to 4no residential units (Use class C3), with the construction of a two-storey building to the rear to provide office space (use class B1a). The application also sought to provide amendments to the residential entrance at junction of Boundary Street and Calvert Avenue.

He also advised of the contents of the update report, including an updated description (as above) and an additional condition.

Nicholas Jehan (Planning Services) introduced the application highlighting the following:

·       The site location within the Boundary Estate Conservation Area.

·       The characteristics of the area and Walker House, including the existing Ivy on the wall.

·       Key features of proposals including the proposed housing arrangements, new office space, the green biodiverse roof, the amendments to the main entrance to Walker Houses, which should help address ASB, which had already been granted consent under a previous application.

·       The planning history for the site and the reason for refusing the previous (application ref: PA/17/03009) refused on 30 July 2019. The scheme had been amended to address the issues, with regards to the height, massing  and design. Details of these changes were noted. The Committee noted images of the proposed design compared to the previous design.

·       In response to the consultation, 41 letters of objection had been received as well as an additional 9 objections since publication of the Committee Report and further detailed in the update report. They related to a number of issues including: the land use, height, bulk, mass and scale,  amenity impacts, parking impact and the public benefits of the development

·       That Officers had no issues with the land use - both in terms of the proposed office use given the City Fringe Location, or the proposed residential use. This was because this was generally consistent with the character of the surrounding area. The development would provide a variety of dwellings which would be of a suitable high standard.

·       Design and the heritage assessment. Overall, Officers conclude that the issues with the previous application had been addressed. The scheme would preserve the setting or significance of the surrounding Listed Buildings and would only have a negligible impact on the character and appearance of the Conservation Area. Balanced against the public benefits, Officers considered that the proposals satisfied the relevant policy tests.

·       Similar to the previous scheme, the impacts in terms of amenity were considered acceptable.

·       It was proposed that conditions would be secured in relation to the maintenance of the Ivy wall and in relation to the proposed biodiversity enhancements.

·       The Committee also noted details of the parking arrangements, the cycle parking,  access and servicing and the waste collection arrangements.

Officers were recommending that the application was granted permission subject to conditions.

The Chair invited the registered speakers to address the Committee

The following addressed the Committee raising objections:

·       Gary Groenheim (Walker House resident)

·       Jean Locker (Wargrave House resident)

·       William Mann (Boundary Estate Conservation Group, Cleeve House resident)  ...  view the full minutes text for item 5