Agenda item
12-14 Toynbee Street, London E1 7NE (PA/14/03376)
- Meeting of Development Committee, Thursday, 6th August, 2015 7.00 p.m. (Item 6.)
- View the background to item 6.
Proposal:
Demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use).Replacement outdoor area to be reconfigured to the rear of the site. External alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof. Retention of A4 use (Drinking Establishments) on ground floor.
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions
Minutes:
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the item, recommended for approval for the demolition of existing structures on land adjacent to Duke of Wellington public house, the creation of five residential units, a replacement outdoor area, external alterations to the public house and the retention of the drinking establishment.
Tim Ross (Deputy Team Leader, Pre - Application Decisions, Development and Renewal) presented the application. It was reported that the application was previously considered at the last meeting of the Committee on 8th July. Following consideration of the item, the Committee disagreed with the Officer recommendation to grant permission and suggested that the application be refused for the following reasons:
1) Harm to the setting of the pub, from the loss of the pub garden and the proposed residential extension which would fail to preserve or enhance the character and appearance of the conservation area, by reason of it’s overall design, appearance and relationship to the host building.
2) Effect on future viability of the public house, arising from the loss of the outdoor drinking space and erection of residential development
3) Effect on neighbouring amenity arising from increased noise and disturbance.
The Committee were reminded of the key aspects of the scheme including the plans for the outdoor area, the layout and the appearance of the scheme, the quality of the residential units, the cycle and the waste storage area.
On balance, Officers remained of the view that the application was acceptable in terms of the design, the heritage impact, the measures to safeguard the public house, the standard of residential accommodation and the impact on residential amenity. The full reasons were set out in the original Committee report and summarised for the Committee
However, if Members were minded to refuse the scheme, they were directed to the proposed reasons for refusal amalgamating the above indicated reasons. Officers considered that these reasons could be defended on appeal.
On a vote of 1 in favour of the Officer recommendation to grant planning permission, 2 against and 0 abstentions, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the planning permission be REFUSED (for the reasons set out in 4.2 of the Committee report) and on a vote of 2 in favour of this recommendation, 1 against and 0 abstentions, it was RESOLVED:
That planning permission at 12-14 Toynbee Street, London E1 7NE be REFUSED for the demolition of existing structures on land adjacent to Duke of Wellington public house and creation of a total of 5 x residential units (C3 use); replacement outdoor area to be reconfigured to the rear of the site. external alterations to the public house to include dormer and mansard roof extensions and rear extension to first and second floors of building, retaining existing ridge line and mansard roof and the retention of A4 use (Drinking Establishments) on ground floor (reference PA/14/03376) for the following reasons set out in 4.2 of the Committee report
1. The proposed development would cause harm to the Wentworth Street Conservation Area. The design and appearance of the proposed modern extension would be out of character with the local area and would cause harm to the character and appearance of the Wentworth Street Conservation Area and combined with the loss of the pub garden would harm the setting of other local heritage assets, including the Duke of Wellington Public House itself. This harm is not outweighed by the public benefits of the scheme and therefore the proposed development fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National Planning Policy Guidance.
2. The proposed development would result in the loss of existing outdoor space that would undermine the future viability and vitality of the existing Duke of Wellington pub (12-14 Toynbee Street) and thereby fail to protect its function as community infrastructure. As such, the proposal would be contrary to policy SP01 of the adopted Core Strategy (2010) and policies DM2 and DM8 of the Managing Development Document (2013), Policy 3.1(b) of the London Plan 2015, National Planning Policy Framework (2012) and the National Planning Policy Guidance.
3. The proposed development would be detrimental to the amenity onew residents of the proposed development due to the potential for fumes and excessive noise resulting from the close proximity of the proposed residential accommodation and the proposed smoking area and public house use and would result in increased noise and disturbance to the occupiers of existing residential properties. Therefore the proposal would be contrary to policy DM25 of the Managing Development Document (2013), the London Plan 2015 National Planning Policy Framework (2012) and the National Planning Policy Guidance.
Supporting documents:
- 12-14 Toynbee St Defferal report_PB, item 6. PDF 84 KB
- PA1403376 Duke of Wellington report FINAL, 08/07/2015 Development Committee, item 6. PDF 186 KB
- 3376, 08/07/2015 Development Committee, item 6. PDF 670 KB
- Update Report, item 6. PDF 50 KB