Proposal:

Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a)

Recommendation:

Grant planning permission with conditions and planning obligations

Update report published.

Update report published.

Paul Buckenham introduced the application for change of use of first floor office use to 4no residential units  with the construction of a two-storey building to the rear to provide office space

As set out in the Minutes of the meeting, the Committee considered the application at it’s previous meeting on 3^rd February 2022 where they deferred the application to allow for a site visit to take place. This took place on 14^th March with four Members in attendance.  The update report sets out additional representations  and proposed conditions.

Nicholas Jehan, provided an update on the application briefly reminding Members of the key features of the application including:

·       The site location and surrounding area.

·       The proposed extension plans.

·       Elevations of the proposals

·       Outcome of public consultation. A total of 50 representations were received, as well 4 additional representations from previous objectors. These raised no new planning issues.

Members were advised of the changes that had been made to the application to overcome the concerns. This was in relation to:

·       Windows looking on to Wargrave House to the south. The Committee were reminded of the separations distances between the ground floor windows and the proposals (that ranged between approximately 18.7m to a minimum of 12.1m). They also noted that due to the mitigating factors, such as the position of the windows and that the Ivy growth should help obscure the windows, these features should lessen the impacts and the proposals accorded with the London Plan guidance. The applicant has also agreed that windows will now be obscure, which would be secured by condition as detailed in the Committee report. As requested at the site visit, the applicant had also provided an updated photograph of the proposal’s relationship with Wargrave House. This was noted, illustrating the position of the Ivy and that the visibility of the building should not cause any concerns.

·       Light Pollution from windows. Additional conditions had been agreed  securing the installation and on-going maintenance (and replacement, if necessary) for the life of the development of an appropriate automated system such that the blinds are closed between certain hours all year round to alleviate concerns as to light pollution.

·       Ivy retention on perimeter wall. It was proposed that details of the Landscape Plan condition be updated to ensure appropriate measures are introduced that will safeguard the existing level of growth and/or screening is retained in perpetuity. Following the discussions at the site visit, Officers are also proposing that a root protection plan for the existing vegetation be secured by condition to ensure that the vegetation will be appropriately protected throughout the development.

·       Verified Views. The applicant has provided a summary of the methodology for the generation of the CGI visualisations which can be found at Appendix 2 of the report. Officers are satisfied with the accuracy of the imagery.

In summary Officers considered that that the proposed measures addressed the concerns and these would be outweighed by the benefits of the scheme.  The application complied with policy and Officers remained of the view that the application should be granted subject to the proposed conditions in the Committee report and the additional conditions in the update reports.

The Committee discussed the following issues:

·       The Committee sought further details of the relationship with Wargrave House and Leyton House, and the nature of the nearest properties that would be most affected. They also asked questions about the London Plan guidance policy on separation distances and how the proposals complied with this.

·       It was confirmed that: due to the mitigating factors, including the design of the building that should prevent overlooking and the proposed conditions, Officers did not consider that there should be any potential for overlooking with residential properties.

·       Tower Hamlets Local Plan stated that the 18 metre separation distances should be treated as guidance. The design and layout should also be taken into account in assessing separation distances.  On this basis, Officers considered that the proposal complied with the policy. The measures should address the concerns.

·       It was also confirmed that the separation distance between the north elevation and Leyton House would be 4.5 metres, but there would be intervisibility with the proposal.

·       The windows most affected in Walker House served a commercial property. No residential windows would be affected according to the sunlight and daylight report. They were the only windows that would ‘be blocked up’.

·       It was also confirmed that the installation of the electric blinds and the measures regarding the retention of the Ivy would be secured via conditions, which would be enforceable.

·       A Member reported that they were not satisfied with the hight, bulk scale of the development in the location. They considered that it would result in overdevelopment and would be out of keeping with the area. They also expressed concerns about the distances with Wargrave House and Leyton House

On a vote of 3 in favour and 2 against the Committee RESOLVED:

1.             That, subject to any direction by the Mayor of London, planning permission is GRANTED at Walker House, 6-8 Boundary Street for the following development

• Change of use of first floor office use (use class B1a) to 4no residential units (Use class C3). Construction of a two-storey building to the rear to provide office space (use class B1a). Amendments to residential entrance at junction of Boundary Street and Calvert Avenue (PA/20/01442/A1)

2.             Subject to:

The prior completion of a legal agreement as set out in the original report dated 3^rd February 2022

That the Corporate Director of Place is delegated power to impose the conditions and informatives as set out in the original report dated 3^rd February 2022

The following additional condition set out in the 3^rd February 2022 Update report:

·       the amendments to the residential entrance of Walker House are to be undertaken prior to occupation of the new office and residential development.

The following additional conditions as set out in the 21^st March 2022 report:

·     approval of details and installation and on-going future maintenance of an appropriate automated blind system to be operated between certain specific times prior to first occupation; and

·       obscure glazing to south elevation and rooflights above waste store.

The following additional conditions as set out in the 21^st March 2022 Update report:

·       Windows on the south elevation to be both obscure glazed and unopenable; and

·       Submission and approval of a root protection plan for the existing vegetation prior to commencement of works.

Councillor Abdul Mukit MBE and Councillor Leema Qureshi voted against the recommendation to grant permission.