Agenda item
Regents Wharf, Wharf Place, E2 9DB (PA/17/01725)
Proposal:
Change of use of the existing vacant space at lower ground floor into a one bedroom residential unit and planted courtyard.
Recommendation:
The Committee resolve to GRANT planning permission subject to the Director of Place given delegated authority to issue the planning permission and impose conditions and informatives to secure the matters set out in the Committee report
Minutes:
Paul Buckenham (Development Control Manager) introduced the application for the change of use of the existing vacant space at lower ground floor into a one bedroom residential unit and planted courtyard
The Chair invited registered speakers to address the meeting.
George Greenhall addressed the committee in objection in the application. He stated that he was speaking on behalf of local residents. He advised that the proposal would harm amenity by reducing natural light, blocking sunlight and views. He also expressed concern about noise disturbance particularly from the use of the courtyard, this would especially affect the properties with habitable rooms facing the courtyard. In view of this, he suggested that the courtyard should be covered by a permanent canopy. In response to questions, he explained his concerns about the impact on amenity particularly on privacy given the relationship between the courtyard and the proposal.
Mr Nader Sarabadani spoke in support of the application. He advised that the proposal met and exceeded all the relevant standards in policy in terms of internal space and sunlight and daylight levels as set out in the submitted assessment. There would be capacity for a new refuse space and the applicant had provided a cycle space. The existing building was in a poor condition and this replacement building would improve the appearance of the character of the area and it would deliver additional housing in accordance with policy. It would preserve and ensure good standards of amenity including access to natural light given that the scale of the development was no bigger than what was there already.
In response to Members questions about the amenity impacts, he provided assurances about the measures to ensure privacy and to minimise noise disturbance from the courtyard including the condition requiring details of a retractable canopy over the courtyard. Whilst mindful of the suggestion to install a permanent roof over this, he felt that the proposal should be supported in its current form since it would create a high quality unit with an open courtyard.
Richard Humphreys (Planning Services) presented the application that was being brought to the Committee due to the number of representations received in response to the Council’s consultation. He advised of the nature of the existing building (both in terms of its exterior and interior) and the planning history including the key differences between the application and the application refused in November 2016 as detailed in the Committee report.
He also described the proposed layout of the development, the outdoor amenity space, the proposed elevations including the new screens, and privacy measures including the condition requiring details of the retractable canopy for the courtyard and the outcome of the consultation.
Officers considered that the design of the proposed alterations would preserve the character and appearance of the Regents Canal Conservation Area, meeting the policy tests for this. It would also increase the housing supply in accordance with policy and meet housing standards including natural light. The proposal also met the relevant standards for refuse storage. The proposal would not unduly impact the amenity of neighbouring residents and would also afford future occupiers a suitable level of amenity.
Subject to a condition to secure ‘car free’ arrangements, the proposal would not have adverse transport implications including impact on the local highway network. In view of this, Officers were recommending that the application was granted planning permission.
The Committee questioned whether the list of objections in the Committee report had all been addressed. Officers provided assurances about each of these issues in turn. In particularly, it was reported that the development would have a good outlook into the courtyard, benefit from good levels of natural daylight and private amenity space. Furthermore, the proposal would not affect the community waste facility and there were measures to ensure it would be secure by design.
Members also sought assurances that the concerns with the previous scheme had been overcome relating to the poor quality accommodation and the lack of separation to nearby properties. It confirmed that the proposal differed from the previous proposal in a number of ways and would provide a much better standard of accommodation.
The Committee also asked questions about the impact of the proposal on the character of the street scene. Officers confirmed that they did not consider that the loss of the existing building would impact the area or that the new building would harm the setting of the area.
The Committee also discussed the concerns about noise impact and loss of privacy from use of courtyard and the suggestion of installing a permanent roof covering this space. Officers advised that planning policy supported the provision of the outdoor amenity space, and that it would no longer provide such a space if a permanent roof were to be installed. Furthermore, given the size of the proposal (a one bedroom apartment), the impact on neighbouring amenity from the use of the courtyard should be minimal.
In response to further questions, Officers clarified the nature of the external changes and the location of nearby apartments.
On a vote of 4 in favour 0 against and 2 abstentions, the Committee RESOLVED:
That the planning permission be GRANTED atRegents Wharf, Wharf Place, E2 9DB for the change of use of the existing vacant space at lower ground floor into a one bedroom residential unit and planted courtyard (PA/17/01725) subject to the Director of Place given delegated authority to issue the planning permission and impose conditions and informatives to secure the matters set out in the Committee report
Supporting documents: