Proposal:

Two storeys extension above the existing building with three self-contained flats, cycle parking storages and new bins storage for new residences and associated landscaping work in the external areas.

Recommendation:

Grant planning permission with conditions

Jerry Bell introduced the application for a two-storey extension to an existing residential building of 3 storeys to provide three additional flats.

Katie Cooke (Planning Services) presented the application, highlighting the site location, the character of the area and surrounding buildings, including the heritage assets. Consultation had been carried out. 67 representations had been raised and the key issues raised were noted. Concerns have been raised about the impact on views from Victoria Park. Officers considered the proposal would have an negligible impact on existing views.

The Committee noted the key issues as set out below:

·       Details of the site layout, including the cycle parking plans and the proposed relocation of the bin storage area to accommodate this. The scheme would be car free.

·       That the standard of accommodation accorded with policy standards.

·       The scheme had been carefully designed to be in keeping with the local area in terms of the hight, massing and design.

·       Details of the heritage assessment. The development should have a minimal impact on the setting of the Conservation Area and heritage buildings, given the location of the development and the modern day alterations to a number of these buildings.

·       The scheme would fully comply with the policy in terms of sunlight and daylight, save for minor failings. Details of this was noted.

·       Transport matters, including parking, access and servicing were acceptable

·       Overall it was considered that the scheme was appropriate in terms of height, scale and design, would have minimal impacts and would deliver good quality homes. It was considered that on balance, the benefits would outweigh any harm. Therefore, Officers recommend that the application was granted permission

The Chair invited the registered speakers to address the Committee.

Michael Coplowe and Ellie Smith addressed the Committee  in objection. They expressed concern about:

·       Lack of consultation with by the developer. If granted, the residents should be more involved in the proposals.

·       Harm to amenity, street scape and heritage.

·       Conflict with the Victoria Park Conservation Area Planning policy and the Local Plan regarding the appropriateness  of development in that area.

·       Lack of clarity about elements of the proposals including the height, and construction impacts

·       Sunlight and daylight assessment for neighbouring properties. Finding were inaccurate due to the technique.

·       Potential structural damage to the building.

·       Lack of affordable housing and disabled access homes.

Claudia Mastrandrea, the applicant’s representative addressed the Committee. She highlighted the benefits of the application, including the provision of a development that optimised the development  potential of the site without causing undue amenity impacts. It would also provide new high quality homes within a suitable location given the good transport links amongst other issues.  The height of the scheme would be comparable to neighbouring buildings and had been designed to be in keeping with the area. The applicant had worked with the Council to minimise the impacts on sunlight and daylight impacts.  The applicant’s daylight and sunlight consultant had tested the impacts  and had concluded that the retained internal light levels were policy compliant.  All documents had been examined and confirmed as accurate.

Committee’s questions:

The Committee asked questions of the registered speakers and Officers. In response the following points were discussed:

·       Scale, bulk and height of the building given the proximity to Victoria Park.

·       Assurances were sought about compliance with the Victoria Park Conservation Area Appraisal.

·       It was confirmed that Officers had assessed these impacts, as set out in the report and they considered that the impacts from the additional height would not have a material impact on the Conservation Area.

·       Comparisons with the appeal scheme for Gun Wharf as detailed in the report. The Committee were reminded of the concerns about this appeal scheme, and how this application differed, in terms of the materials and its less prominent location.

·       That the benefits of the scheme included the provision of housing.

·       The lack of contributions for affordable housing.  The Committee sought further details of this assessment, given the proposals for the Hackney Road development in this regard. It was noted that in view of the small size of this development, Officers did not consider it appropriate to request such contributions.

·      The impacts from use of the space at the top of the development. Further information and drawings were sought to understand the impacts and the mitigation measures.

·       The level of non - statutory consultation carried out by the developer, (in additional to the Council’s statutory consultation). Due to the size of the scheme, the Council could only encourage applicants to carry this out. This was at the applicant’s discretion to carry this out.

·       The Committee stressed the need for better community consultation.

·       The concerns about the structural issues. The applicant’s representative provided assurances on how these would be addressed.

Councillor John Pierce proposed and Councillor Sufia Alam seconded that the consideration of the application be deferred for the reasons set out below.

On a vote of 4 in favour, and 1 abstention the Committee RESOLVED:

1.       That consideration of the planning application is DEFERRED at Armoury House, 7 Gunmakers Lane, London for the following reasons:

Further information on:

·       The lack of affordable housing contributions.

·       The noise assessment in relation to the impacts on residents below the development

To carry out a Committee Site Visit