Agenda item
113-115 Roman Road, London, E2 0QN (PA/14/00662)
- Meeting of Development Committee, Monday, 15th September, 2014 7.00 p.m. (Item 5.1)
- View the background to item 5.1
Proposal:
Demolition of existing three storey 13 bedroom hotel and construction of a new four storey (including roof extension and basement) building dropping down to three and one storey at the rear to create a 31 bedroom hotel with no primary cooking on the premises.
Recommendation:
To grant planning permission subject to conditions and informatives
Minutes:
Update Report tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application for the demolition of existing three storey 13 bedroom hotel and construction of a new four storey building to create a 31 bedroom hotel with no primary cooking on the premises.
The Committee previously considered the application at its meeting in July 2014 and were minded to refuse the scheme giving five reasons as set out in the Committee report. Officers had since considered these reasons and their advice was detailed in the report.
Gerard McCormack (Planning Officer) briefly explained the existing and replacement building. He highlighted the concerns of the objectors and explained the findings in detail in the report. In terms of overlooking, Officers considered that the impact would be acceptable as none of the windows of the scheme directly faced neighbours. In addition, access to the flat roofs of the proposal would be restricted to prevent any overlooking. In terms of loss of light, the impact on sunlight and daylight complied with the policy guidance. Therefore, it was considered that a refusal on these grounds could not be sustained.
However, it was found, on review, that the bulk and mass of the building would affect the neighbours by creating a sense of enclosure. Elements of the scheme relating to the design of the front elevation would also fail to preserve or enhance the character and appearance of the Conservation Area. However, it would not be possible to sustain a reason based on the effect of the bulk and mass of the proposal on the Conservation Area.
Taking the above into account, Officers were suggesting two reasons for refusal set out in paragraph 3.2 of the report.
In response to questions, Officers confirmed that whilst there would be a minor impact on daylight and sunlight, this was not so significant to justify a refusal of the scheme as the percentage reductions would be within the Building Research Establishment guidelines . Officers had engaged in further discussions with the Applicant following the Committee meeting in July 2014 to consider the Committee suggested reasons for refusal. It was considered that the scheme would particularly affect 111 Roman Road, (as set out in the proposed reasons) given the relationship between that property and the scheme.
On a vote of 0 in favour of the Officer recommendation to grant the planning permission, 4 against and 0 abstentions, the Officer recommendation to grant the planning permission was not accepted.
Councillor Asma Begum then moved the reasons for refusal set out in paragraph 5.2 of the Committee report seconded by Councillor Chris Chapman. On a vote of 4 in favour, 0 against and 0 abstentions, these reasons were agreed and it was RESOLVED:
That Planning Permission (PA/14/00662) at 113-115Roman Road, London, E2 0QN be REFUSED for the demolition of existing three storey 13 bedroom hotel and construction of a new four storey (including roof extension and basement) building dropping down to three and one storey at the rear to create a 31 bedroom hotel with no primary cooking on the premises for the reasons set out in 5.2 of the report as set out below:
1) Some effect on residential amenity would be acceptable in an inner city area such as this, provided that an acceptable level of privacy, visual outlook, daylight and amenity standards are maintained. This proposal given its height, bulk, mass and plot coverage of the whole development would have an overbearing effect on the visual outlook, sense of enclosure of the occupiers of neighbouring properties in particular 111 Roman Road, resulting in and unacceptable reduction in the quality of their living condition, contrary to adopted policy SP10 of the Core Strategy (2010) and policies DM24 and DM25 of the Managing Development Document (2013).
2) The demolition of the existing building and its replacement with a larger building, would fail to preserve or enhance the character and appearance of Globe Road Conservation Area, by reasons of inappropriate and poor quality design, the appearance of the front elevation and the effect on the rhythm of plot frontages along Roman Road. In this respect the development fails to pay special regard to the desirability of preserving or enhancing the character and appearance of the Globe Road Conservation Area and buildings within it. The proposal is therefore contrary to policies 7.8 (C and D) of the London Plan (2011), SP10 of the Core Strategy (2010), DM27 of the Managing Development Plan (2013) and the guidance given in paragraph 134 of the National Planning Policy Framework (2012).
Supporting documents:
- 113-115 Roman Road deferred item report (final), item 5.1 PDF 5 MB
- Update Report July, 24/07/2014 Development Committee, item 5.1 PDF 53 KB