Proposal:

Demolition of existing garages and construction of four new family-sized houses.

Recommendation:

Grant planning permission with conditions and planning obligations

Jerry Bell (Area Planning Manager (East), Planning Services, Place)  introduced the application for the demolition of existing garages and construction of four new family-sized houses. It was reported that following the removal of the application from the August 2020 Committee agenda, due to an issue with the consultation, additional consultation had been undertaken and the results were noted in the update report.

Antonia McClean (Planning Services) presented the report, describing the proposals and the existing site.

Two rounds of consultation had been carried out.  In response concerns had been raised regarding a number of issues. Details of how these would be managed were noted and set out in the report.

The Committee were advised of the key elements of the scheme including:

•         That the development would result in the provision of 100% affordable rented housing with two dwellings designed for persons with autism.

•         The standard of the accommodation would be high and included external  amenity space.

•         That the development would be of a good quality design and fit in with the area.

•         That the development would provide a number of security features, including the provision of fob access to maintain access to Vawdrey Close.

•         That the proposal also included measures to protect amenity whilst maximising sunlight and daylight levels.

•         The site had a good PTAL rating and residents could apply for blue badge parking.

•         There will be a net gain of biodiversity given the landscaping improvements.

In summary, whilst officers were mindful of the issues with the displacement of vehicles from garages, given the benefits of the scheme (including the provision of the affordable housing) Officers considered that the application was acceptable and should be granted permission.

The Chair invited the registered speakers to address the Committee.

Mashraf Ali and Abul Monsur spoke in objection to the application. They expressed concerns regarding the:

•         The impact on the character and appearance of the area.

•         Overdevelopment/overcrowding.

•         The design and the scale of the scheme. It would be out of keeping with the area.

•         Overshadowing and loss of privacy. The height would overshadow existing developments.

•         Increased parking and traffic congestion due to the loss of the garages. It was explained that the garages were currently in use,  therefore, their loss would result in parking displacement, and potentially increased parking on the pavement.

•         The impact on access, (i.e. emergency access, deliveries and waste vehicle access). Concerns were expressed that the road was already very narrow leading to restrictions on access.

•         Inadequate consultation.

•         Loss of amenities

Anna Woodeson, Jane Abraham (Housing Project Manager, Corporate Property and Capital Delivery) and with the permission of the Chair, Councillor Sirajul Islam (Statutory Deputy Mayor and Cabinet Member for Housing and ward Councillor) spoke in support of the application. They highlighted the merits of the scheme including:

•         The delivery of good quality environmentally friendly family homes that complied with policy. The accommodation comprised family sized housings for autistic persons. The development would deliver affordable homes for local residents, that would help meet the housing needs.

•         The retention and protection of the large Tree

•         That in response to the consultation, the scheme had been amended to address issues and review the impact on parking displacement.

•         Of the 14 garages, ten would be re -provide. The remaining garages used for storage or rented privately would not be provided.

•         That the parking arrangements were in line with policy.

•         That Highway Services had considered the scheme and found the servicing arrangements to be acceptable.

Questions to the applicant:

In response, the Committee asked questions about vehicle access, in view of the concerns about vehicles reversing on a narrow road and emergency access. It was considered that the delivery of housing on the site could improve the situation in this regard. The issues had been examined in detail and the Waste Services Team had no issues in regard to access for waste vehicles. The application should have no adverse impact on the pavement or the highway. Regarding the loss of garages, it was confirmed that of the 14 garages, 10 would be re - provided. 

Regarding the landscaping improvements, it was proposed to provide such improvements up to the ‘red line’. The Council could provide further improvements to the wider area under separate plans. A range of landscaping enhancements would be provided including: the provision of dense plants, resulting in a net uplift of biodiversity enhancements, alongside the retention of the tree.

In relation to the consultation issues, it was reported that the applicant had carried consultation in line with their original commitments.

In response to further questions, the speakers highlighted the growing need for new housing for people with autism. It was also noted that the local letting policy applied to this scheme, requiring that a percentage of the dwellings were let to local residents.

Questions to Officers

In response to questions, it was confirmed that the daylight and sunlight impacts had been carefully assessed and that the majority met the guidelines. It was also emphasised that the Council carried out two rounds of statutory consultation. 

On a vote of 5 in favour and 0 against the Committee RESOLVED:

1.       That, subject to any direction by the Mayor of London, planning permission is GRANTED at  Existing garages, Vawdrey Close, London, E1 4UA for the

•         Demolition of existing garages and construction of four new family-sized houses

2.       That the Corporate Director of Place is delegated the power to impose conditions and informatives to address the matters set out in the Committee report