Agenda item
Harley House and Campion House, Frances Wharf, London (PA/15/03433)
- Meeting of Development Committee, Wednesday, 23rd November, 2016 7.00 p.m. (Item 4.2)
- View the background to item 4.2
Proposal:
Roof extensions at 7th floor and 9th floor levels to provide 6 new residential units along with the reconfiguration of 1 existing unit
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions and informatives as set out in the Committee report.
Minutes:
Paul Buckenham (Development Manager, Development and Renewal) presented the application for roof extensions at 7th floor and 9th floor levels to provide 6 new residential units along with the reconfiguration of 1 existing unit.
He reported that the application was previously considered at the 28 September 2016 meeting of the Committee where Members were minded to refuse the application for the reasons set out in the updated Committee report. Officers had since assessed the Committees reasons and had drafted detailed reasons for refusal as set out in the report.
Mr Buckenham summarised the suggested reasons. He also explained the reasons why Officers felt that the reason relating to incremental development could be sustained at appeal given the findings of a recent appeal case and the precedent set by this.
On a vote of 0 in favour of the Officer recommendation to grant planning permission, 5 against and 1 abstention, the Committee did not agree the Officer recommendation to grant planning permission.
Accordingly, Councillor Marc Francis proposed a motion that the planning permission be refused for the reasons set out in the Committee report dated 23 November 2016 and on a vote of 5 in favour, 0 against and 1 abstention, the Committee RESOLVED:
That planning permission be REFUSED at Harley House and Campion House, Frances Wharf, London for roof extensions at 7th floor and 9th floor levels to provide 6 new residential units along with the reconfiguration of 1 existing unit (PA/15/03433) for the following reasons as set out in the Committee report, dated 23 November 2016
Density
1. The proposed development by reason of its excessive density constitutes overdevelopment of the site, which is exhibited by the resulting inadequate access to sunlight and daylight for neighbouring residential properties. There is no exceptional circumstance to justify exceeding the advised density range for this development site. The development is contrary to the NPPF, policies 3.4 of the London Plan (MALP 2016), SP02 of the Core Strategy (2010) and the London Plan Housing SPG (2016).
Amenity
2. The proposed additional storeys at 7th and 9th floor levels, by reasons of their siting, form and mass would result in unacceptable sunlight and daylight failures to existing residential units and the construction of the development would result in an unacceptable level of noise, vibration and dust pollution for existing residents and building occupiers. The proposal is therefore contrary to Policy SP10 of the Adopted Core Strategy (2010) and Policy DM25 in the Managing Development Document (2013), along with the objectives set out in the National Planning Policy Framework (2012), which seek to ensure that development safeguards the amenity of surrounding existing and future residents and building occupants.
Incremental Development
3. The absence of a policy complaint affordable housing provision for this incremental development would fail to ensure the development contributes to the creation of socially balanced and inclusive communities. As a result the proposal is contrary to policy SP02 (3) which requires housing development to provide 35%-50% affordable housing on all sites providing a total of 10 or more residential units.
Design
4. The proposed additional storeys to the existing building at 7th and 9th floor levels, by reasons of its scale, bulk and appearance; and when considered in conjunction with the overall character of its immediate environs, would have a detrimental effect on the appearance and character of the surrounding area and the adjacent Limehouse Cut conservation area. The proposal is therefore contrary to Policy SP10 of the Adopted Core Strategy (2010) and Policies DM24 and DM27 in the Managing Development Document (2013), along with the objectives set out in the National Planning Policy Framework (2012), which seek to ensure that development is appropriate in terms of design, is sensitive to and enhances the local character and its setting, and protects and enhances the borough’s heritage assets.
Councillor Gulam Kibria Choudhury did not vote on this application having not been present at the meeting on 28th September 2016 when the application was previously considered
Supporting documents:
- Item 4.2, item 4.2 PDF 78 KB
- Item 4.2 Committee report, item 4.2 PDF 2 MB
- Item 4.2 Update Report, item 4.2 PDF 47 KB