Agenda item
18-22 Damien Street, London, E1 2HX (PA/12/00133)
- Meeting of Moved from 14th November 2013, Development Committee, Tuesday, 26th November, 2013 7.00 p.m. (Item 6.1)
- View the background to item 6.1
Proposal: Extension and alteration of the London Islamic School and Mosque comprising erection of an additional storey to the existing building, erection of a four storey extension and associated work to provide additional classrooms, additional male prayer area, new ladies prayer hall including ablutions facilities, including improvements to access in around the building.
Recommendation: GRANTplanning permission subject to conditions and informatives.
Minutes:
Update Report tabled.
Jerry Bell (Applications Team Leader, Development and Renewal) introduced the item regarding 18-22 Damien Street, London, E1 2HX for the extension and alteration of the London Islamic School and Mosque comprising erection of an additional storey to the existing building, erection of a four storey extension and associated work to provide additional classrooms, prayer facilities and improvements to access in around the building.
The Chair invited registered speakers to address the Committee.
Neville Ebanks spoke in objection to the proposal, as a local resident and a representative of the Damien Street Residents Association. He objected to the principle of the development regardless of what the use was. He referred to the wide range of objections from people near the site and further afield. He objected to the existing noise and nuisance from the Mosque that had been a source of many complaints. The Mosque had failed to address this. The plans would only worsen this. He questioned how the conditions regarding the restrictions on numbers could be enforced?
He objected to the impact of the development in terms of increased traffic. The proposals would block the path way of ambulances to the hospital and disrupt bus services. There would also be an increase in pedestrian traffic with a loss of sightlines and parking stress. Highway Services were of the view that the level of parking in the area was already at its peak. The plans would make this situation intolerable
The scheme would also put undue pressure on the Ford public square, particularly from use by school pupils. In relation to this, there was a lack of recreational space within the scheme to cope with such pressures. He objected to the impact of the development on privacy and light on neighbours.
In reply to Members, he emphasised the level of parking stress in the area that had displaced local residents and resulted in illegal parking. In view of this, how could the conditions to minimise this be enforced?
Lonnie Frisby also spoke against the proposal. He expressed concern about the impact on 54 Cavell Street in terms of loss of light. The mitigation measures proposed to alleviate this in the design were inadequate.
He also objected to the impact on the highway in terms of increased traffic, parking stress and pedestrian numbers from the development. The plans would be impossible to carry out without a significant increase in such activity given the proposed capacity. The predictions regarding this underestimated the impact. He did not understand how the travel plan could reduce car trips despite the increase in numbers of attendees of the site as a result of the proposal. Incidents of illegal parking would increase. Pedestrian safety would be put at risk given the impact on sightlines. No bus audit had been carried out to assess the impact on the bus network.
Guljar Alam spoke in support of the scheme. He explained the scope of the School and Mosque’s present facilities, the need to expand them and the range of the new facilities and services to be provided. The services were and would continue to be inclusive including rehabilitation services to assist young people back into education. The applicant worked closely with the community and the Council Officers. He explained the measures to manage any traffic and parking impact as set out in the Travel Plan.
Ms Shamima Khanom also spoke in support of the scheme as a female teacher at the Mosque. She understood the lack of female facilities at the site As a result, women cannot attend the facility. Therefore, the proposals would encourage more women in the community to get involved in the activities.
Jerry Bell, (Applications Team Leader) presented the detailed report. Mr Bell explained the site location and surrounds, the scope of the consultation (carried out twice in 2012 and 2013) that received 117 representations with 108 in favour and 63 against. He explained the main issues of concern and the points in support. He explained in detail the proposal including the layout of the new facilities, the access arrangements, the mitigation to prevent overlooking, the design and appearance that, in Officers opinion, sat comfortable with the Conservation Area. There were conditions to mitigate any impact from noise and disturbance. Environmental Health were satisfied with the conditions. The sunlight and daylight impacts were acceptable. Mr Bell explained in detail the condition to mitigate the highways impact as set out in the report including the bespoke Travel Plan. As a result of this, Highway Services were now supportive of the application. In summary, Officers were recommending that the scheme be granted.
In response to Members, Officers noted the additional pressures on Ford public square and the lack of on site play space for the school given the site constraints. However, this was typical for many schools in such an urban environment. The standards for schools are controlled by the Department for Education and this is regulated by them. The Council did not have any planning policies that specifically require a certain amount of play space for schools in square metres. Officers also clarified the scope of the local transport assessment.
Conditions would be attached to facilitate the operation of the London Overground services given the proximity of the scheme to LO facilities. A condition would also be attached to ensure that the proposal achieved secure by design standards.
Officers explained in further detail the impact on sunlight and daylight on 1-3 Cavell Street. It was felt that the losses were acceptable given the wider community benefits of the scheme. Any development on this site was likely to have a similar impact. The consented permission for the 54 Cavell Street had been taken into account.
Officers gave further assurances on the measures to reduce traffic, waste management and parking as set out in the conditions, and addressed questions around the Equality Assessment and the use of Ford public square.
On a vote of 4 in favour, 2 against and 1 abstention, the Committee RESOLVED:
1. That planning permission (PA/12/00133) at 18-22 Damien Street, London, E1 2HX be GRANTED for the extension and alteration of the London Islamic School and Mosque comprising erection of an additional storey to the existing building, erection of a four storey extension and associated work to provide additional classrooms, additional male prayer area, new ladies prayer hall including ablutions facilities, including improvements to access in around the building.
2. That the Corporate Director Development & Renewal is delegated authority to recommend the conditions and informatives in relation to the matters set out in the committee report.
Supporting documents:
- (2013-10-04) FINAL PA_12_00133 - Damien Street_MAS, item 6.1 PDF 259 KB
- MAP 2, item 6.1 PDF 75 KB
- PA-12-00133 - Appendix 1, item 6.1 PDF 416 KB