Two storey 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.

Grant planning permission with conditions

Gareth Gwynne introduced the application for a two storey extension above the existing building with three self-contained flats and associated works.

Katie Cooke presented the report. This application for planning permission was considered by the Development Planning Committee on 14^th January 2021.

The application was deferred by Members to request the following:

·       Justification of why a contribution for affordable housing has not been sought;

·       Details in terms of potential noise impacts from the proposed fifth floor roof terrace; and

·       A site visit

The Committee were reminded of the key features of the application, including:

·      Details of the site location and the character of the area, including  a mix of converted industrial and new buildings, the Albany Works complex and Gun Wharf.

·      The site lay in the Victoria Park Conservation Area and is close to Victoria Park.  Whilst not listed itself, there were a number of listed building nearby. Officers remained of the view that the scheme would have minimal impacts in regards to the setting of the area.

·      Access arrangements would remain as existing with a new bin storage area and new cycle spaces. Details of this were noted.

·      All of the units would be in accordance with policy standards in terms of internal standards and private amenity space.

·      That the scheme had been designed to minimise the impacts, through for example, setting back the development.

·      The submitted daylight and sunlight assessment had been reviewed by officers and showed full compliance with the exception of a minor failing.

·      The results of the consultation (involving two rounds of consultation)  and a summary of the responses received. 67 representations were received.

In terms of the reasons for deferral, the following issues were noted

The lack of affordable housing contribution given the approach to the114-150  Hackney Road Development. (Item 4.2).

It was confirmed that, as with all small developments, Officers did not consider it appropriate to apply the draft SPD to this scheme, since the Planning Obligations SPD and associated calculator have yet to been adopted. The Hackney Road Scheme (for which a contribution could be sought),  is an unusual scheme. It differed from this development in a number of ways given: its classification as a major scheme, the application of a public benefits test, and the issues around the timing of the decision notice, following the adoption of the SPD. This is not the case for this scheme.

Lack of noise assessment in relation to the impacts on residents below the development.

·       It was noted that the Council’s Noise Officer has been consulted on the scheme and were of the view that the impact would be in keeping with that from the surrounding residential properties. They had no record of any complaints from similar extensions and felt that any noise impacts could be managed.

·       Overall, Officers were of the view that the proposal would raise no undue impacts in this regard. Therefore it was considered that no noise report was necessary.

Issues with the plans

It was noted that new drawings have been submitted as set out in the report.

Lack of Consultation

Since the last Committee meeting, the applicant had arranged a virtual meeting with residents of Armoury House. The main issues discussed related to the construction impacts and structural issues. In response, the applicant had provided reassurances about this, and their plans to engage with residents. A Construction Environmental Management Plan would also be attached controlling construction impacts.

Overall, Officers remained of the view that the proposal was acceptable and the impacts would be minimal. Officers considered that the benefits including the provision of a family sized dwelling, would outweigh the any negligible harm.

The Committee asked a number of questions about the following issues:

·       The status of the locally listed building. It was noted that the Council’s Conservation Officer had undertaken to review the issues highlighted in paragraphs, 7.32 to 7. 34 of the 14^th January Committee report, regarding the status of Gate House. It was however confirmed that Gate House had been rebuilt, therefore, as it stood, it is not a listed building.

·       Noise impacts from the use of the development generally and during the construction phase. Further reassurances were provided about the conditions to manage any noise impacts on residential properties including: the requirement to submit a Construction Environmental Management Plan and a noise and sound installation plan. Overall, it was emphasised that the noise impacts should be similar to any similar roof top extension in the area, which were not out of the ordinary. The impacts would be limited given that the application involved a modest extension to a residential development in a residential area.

·       The height of the development and the appropriateness of this in the Conservation Area. It was noted that the development should be accessed against the Conservation Area Appraisal and it’s scale and bulk, (in the absence of any limitations in policy on the building heights). As detailed in the report, Officers had fully accessed the impacts of the development and had found it to be acceptable. It was noted that the height of the scheme would be broadly in keeping with the surrounding building hights that were of a similar height.

·       The Committee also discussed the need to seek contributions for affordable housing. Support was expressed for seeking this. In light of this, Councillor John Pierce proposed and Councillor Sufia Alam seconded a proposal requesting that an additional condition should be added to the s106 agreement requiring a small site contribution for affordable housing.  On a vote of 3 in favour and 2 abstentions this condition was agreed.

On a unanimous vote, the Committee RESOLVED:

1.             That, subject to any direction by the Mayor of London, planning permission is GRANTED at Armoury House, 7 Gunmakers Lane, London, E3 for the following development:

·       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. (PA/20/01914)

2.             Subject to the prior completion of a legal agreement to secure the planning obligations set out in the Committee report dated 14^th January 2021 and the additional condition agreed by Committee at the meeting to secure a small site contribution for affordable housing.

3.             Subject to the conditions set out in the Committee report dated 14^th January 2021.