Agenda item
1 - 7 Mears Close, London, E1 1AS (PA/18/01538)
Minutes:
An update report was tabled.
The Area Planning Manager (East) introduced the report which concerned a proposal to create an additional upper storey to an existing terrace of properties at 1 – 7 Mears Close; the proposal also included a roof terrace, associated privacy screens and skylights. Its purpose was to provide extended living accommodation to the existing properties plus roof terraces and the creation of a top floor flat.
The Planning Case Officer then presented the report informing the Committee of the relevant planning considerations related to the application. These were; land use, design, quality of residential accommodation, amenity, transport and services. The Committee noted that the application had been considered on 13 February 2019 at which time it had been deferred for a site visit. The application had since been listed afresh because the membership of the Committee had changed since its first consideration and there was not a quorum of Members who had previously considered the application and therefore eligible to conclude the determination in accordance with planning procedure rules. The Committee was informed that windows to the rear, facing Greenfield Road, would be translucent.
Responding to Members’ questions, the Planning Case Officer and the independent daylight/sunlight assessor provided the following additional information:
· daylight/sunlight impacts had been reassessed and results indicated that the gradeline met the 25 degree rule.
· although the BSA at 49 Settle Street would be reduced from 9.5% to 8.5% this was acceptable as it fell within the BRE guidelines.
· waste storage arrangements must be delivered in accordance with the approved plan.
· the proposed development would deliver buildings 2 storeys above ground level. This was in keeping with the height of surrounding buildings some of which were up to 5 storeys.
· The daylight/sunlight assessments were made from the centre of the windows tested and the gradeline measured from this point.
The Committee then heard from an objector who submitted his statement raising the concerns outlined. He provided additional information also outlined arising from Members’ questions:
· referring to figures 9, 4 and 6 of the report he illustrated that the development would cause significant adverse light impacts on properties in Settle Street.
· Figure 9 showed that there were recesses in the design of properties at Settle Street which already experiences reduced light levels. The addition of an upper storey would exacerbate this cause the greatest harm to basement flats.
· The greatest adverse impact would be on properties in Settle Street. Not all properties had been assessed and therefore the losses have not been fully identified.
· The proposed development would provide little additional housing as its major element was to create an additional storey to existing properties.
The Committee then heard from the architect/agent who made her submission and answered Members’ questions. She provided the information below:
· the proposal had arisen after residents had expressed need for extra space and was not driven by profit.
· the additional apartment had been included in the design to achieve a unified scheme.
· the scheme was designed to have minimal impact on its surroundings. The additional storey was set back such that it would create little impact on surrounding properties.
· there had been much engagement during the course of the project and the applicant had sought where possible to mitigate potential impacts where they were brought to light.
· The angles of the roof terrace and stairwell follow the gradient of the stairs to allow clearance of height to access the terrace. This access clearance could not be lower than the measure adopted without adversely affecting the quality of the development. However mitigation had been offered through the use of materials which would help to reflect light.
The Committee noted the architect’s offer that there would be consultation with residents around use of suitable materials including reflective materials to mitigate daylight impacts and requested that this offer should form a condition. A Member felt that this measure would on balance help toward the favourable consideration of the application.
The Chair moved and on an unanimous vote in favour, the Committee RESOLVED that:
That planning permission be GRANTED at 1 - 7 Mears Close, London, E1 1AS for roof extension to the existing terrace (nos. 1-7) comprising the addition of one storey to increase residential floorspace including a new 2 bedroom unit, roof terraces accessed via a protruding stairwell at the rear, and associated privacy screens and skylights, subject to conditions and informatives including the condition offered at the meeting that there would be consultation with residents around use of suitable materials including reflective materials to mitigate daylight impacts.
Supporting documents: