Issue - meetings
12-14 Toynbee Street, London E1 7NE PA/14/03376
Meeting: 06/08/2015 - Development Committee (Item 6)
6 12-14 Toynbee Street, London E1 7NE (PA/14/03376) PDF 84 KB
Proposal:
Demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use).Replacement outdoor area to be reconfigured to the rear of the site. External alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof. Retention of A4 use (Drinking Establishments) on ground floor.
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions
Additional documents:
- PA1403376 Duke of Wellington report FINAL, 08/07/2015 Development Committee, item 6
PDF 186 KB
- 3376, 08/07/2015 Development Committee, item 6
PDF 670 KB
- Update Report, item 6
PDF 50 KB
Decision:
On a vote of 1 in favour of the Officer recommendation to grant planning permission, 2 against and 0 abstentions, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the planning permission be REFUSED (for the reasons set out in 4.2 of the Committee report) and on a vote of 2 in favour of this recommendation, 1 against and 0 abstentions, it was RESOLVED:
That planning permission at 12-14 Toynbee Street, London E1 7NE be REFUSED for the demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use); replacement outdoor area to be reconfigured to the rear of the site. external alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof and the retention of A4 use (Drinking Establishments) on ground floor (reference PA/14/03376) for the following reasons set out in 4.2 of the Committee report
1. The proposed development would cause harm to the Wentworth Street Conservation Area. The design and appearance of the proposed modern extension would be out of character with the local area and would cause harm to the character and appearance of the Wentworth Street Conservation Area and combined with the loss of the pub garden would harm the setting of other local heritage assets, including the Duke of Wellington Public House itself. This harm is not outweighed by the public benefits of the scheme and therefore the proposed development fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National Planning Policy Guidance.
2. The proposed development would result in the loss of existing outdoor space that would undermine the future viability and vitality of the existing Duke of Wellington pub (12-14 Toynbee Street) and thereby fail to protect its function as community infrastructure. As such, the proposal would be contrary to policy SP01 of the adopted Core Strategy (2010) and policies DM2 and DM8 of the Managing Development Document (2013), Policy 3.1(b) of the London Plan 2015, National Planning Policy Framework (2012) and the National Planning Policy Guidance.
3. The proposed development would be detrimental to the amenity onew residents of the proposed development due to the potential for fumes and excessive noise resulting from the close proximity of the proposed residential accommodation and the proposed smoking area and public house use and would result in increased noise and disturbance to the occupiers of existing residential properties. Therefore the proposal would be contrary to policy DM25 of the Managing Development Document (2013), the London Plan 2015 National Planning Policy Framework (2012) and the National Planning Policy Guidance.
Minutes:
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the item, recommended for approval for the demolition of existing structures on land adjacent to Duke of Wellington public house, the creation of five residential units, a replacement outdoor area, external alterations to the public house and the retention of the drinking establishment.
Tim Ross (Deputy Team Leader, Pre - Application Decisions, Development and Renewal) presented the application. It was reported that the application was previously considered at the last meeting of the Committee on 8th July. Following consideration of the item, the Committee disagreed with the Officer recommendation to grant permission and suggested that the application be refused for the following reasons:
1) Harm to the setting of the pub, from the loss of the pub garden and the proposed residential extension which would fail to preserve or enhance the character and appearance of the conservation area, by reason of it’s overall design, appearance and relationship to the host building.
2) Effect on future viability of the public house, arising from the loss of the outdoor drinking space and erection of residential development
3) Effect on neighbouring amenity arising from increased noise and disturbance.
The Committee were reminded of the key aspects of the scheme including the plans for the outdoor area, the layout and the appearance of the scheme, the quality of the residential units, the cycle and the waste storage area.
On balance, Officers remained of the view that the application was acceptable in terms of the design, the heritage impact, the measures to safeguard the public house, the standard of residential accommodation and the impact on residential amenity. The full reasons were set out in the original Committee report and summarised for the Committee
However, if Members were minded to refuse the scheme, they were directed to the proposed reasons for refusal amalgamating the above indicated reasons. Officers considered that these reasons could be defended on appeal.
On a vote of 1 in favour of the Officer recommendation to grant planning permission, 2 against and 0 abstentions, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the planning permission be REFUSED (for the reasons set out in 4.2 of the Committee report) and on a vote of 2 in favour of this recommendation, 1 against and 0 abstentions, it was RESOLVED:
That planning permission at 12-14 Toynbee Street, London E1 7NE be REFUSED for the demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use); replacement outdoor area to be reconfigured to the rear of the site. external alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof and the retention of A4 use (Drinking Establishments) on ground floor (reference PA/14/03376) for the following reasons set out in 4.2 of the Committee report
1. The proposed development would ... view the full minutes text for item 6
Meeting: 08/07/2015 - Development Committee (Item 8)
8 12-14 Toynbee Street, London E1 7NE (PA/14/03376) PDF 186 KB
Proposal:
Demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use). Replacement outdoor area to be reconfigured to the rear of the site. External alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof. Retention of A4 use (Drinking Establishments) on ground floor.
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions
Additional documents:
Decision:
Update report tabled.
On a unanimous, the Committee did not agree the Officer recommendation to grant planning permission
Accordingly, Councillor Rajib Ahmed proposed and Councillor Amina Ali seconded a motion that the planning permission be not accepted (for the reasons set out below) and on a unanimous vote it was RESOLVED:
That the Officer recommendation to grant planning permission at 12-14 Toynbee Street, London E1 7NE be NOT ACCEPTED for the demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use); replacement outdoor area to be reconfigured to the rear of the site. External alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof. Retention of A4 use (Drinking Establishments) on ground floor (reference PA/14/03376)
The Committee were minded to refuse the scheme due to concerns relating to:
1) Harm to the setting of the pub, from the loss of the pub garden and the proposed residential extension which would fail to preserve or enhance the character and appearance of the conservation area, by reason of it’s overall design, appearance and relationship to the host building.
2) Effect on future viability of the public house, arising from the loss of the outdoor drinking space and erection of residential development
3) Effect on neighbouring amenity arising from increased noise and disturbance.
In accordance with Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee setting out proposed detailed reasons for refusal and the implications of the decision.
Councillor Sabina Akhtar did not vote on this item having not been present throughout the consideration of the application.
Minutes:
Update Report Tabled.
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the proposal. The Chair then invited registered speakers to address the Committee.
Dale Ingram (Historic building and planning consultant) spoke in objection to the application on behalf of the tenant of the public house. She drew attention to the strength of opposition to the plans including over 300 individual objections and an online petition with over 500 plus signatures. Many customer of the public house were at the meeting tonight. It was feared the plans would make the public house unviable due to the loss of the outdoor gardens, lack of provision for a bar counter and toilets and the loss of income from the changes. The outdoor area was one of its main assets. Furthermore, due to the changes to the garden space, there would be overspill of customers onto the streets creating noise nuisance, as experienced when the garden was much smaller. She also expressed concern at the overprovision of one bed units. In response to questions about the perceived lack of facilities, Ms Ingram stated that at least two toilets would be needed as well as disabled facilities. She also answered questions of clarity about the loss of outdoor space.
Paul Keenan spoke in support on behalf of the applicant. He explained the merits of the application. The alterations (including new residential units) would be in keeping with the original building that was not listed and would be subservient to the existing building. The residential units would have access to balconies with louvres, added to mitigate any direct overlooking. The plans would improve the frontage of the building and the ground floor layout would be reorganised to make better use of the space. It was emphasised that it was intended that the commercial use would remain an A4 drinking establishment. The applicant was happy to accept the condition removing the permitted development rights to ensure this. There were plans showing that a bar counter could be incorporated into the scheme. The plans for the outdoor area had been amended following consultation to increase the size of that area from that originally proposed.
In response to questions, he further explained that the new residential units complied with policy and were of much better quality than the existing properties. He further explained the amendments to address the concerns. This included the addition of louvres to the private balconies, a bigger smoking area and the relocation of the refuse facility. He referred to the difficulties with building the scheme within the existing layout. This would warrant greater changes to the public house to the detriment of the building.
It was emphasized that the internal floor space of the pub would be increased as a result of the changes.
He also answered questions about the design, described as simple and elegant to complement the existing building and respond to the surrounding area. Replicating the existing public house would confuse the building. Consideration had been given to various different housing ... view the full minutes text for item 8