Issue - meetings

Demolition of the existing buildings and redevelopment to provide 9 residential units (Class C3) with associated access, parking and amenity space provision. 

RECOMMENDATION: grant permission subject to conditions and subject to s106 Legal Agreement

 [Cllr Carroll stood down from the Committee for the determination of this item and took no part in discussions].

The Committee considered a report on the application to grant planning permission for the demolition of the existing buildings and redevelopment to provide 9 residential units (Class C3) with associated access, parking and amenity space provision. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and subject to s106 Legal Agreement.

The planning officer gave a short presentation highlighting the key aspects of the report. The attention of the Committee was drawn to a tabled addendum setting out a number of new and amended conditions.

A number of objectors addressed the Committee and raised the following points:

·         Over 60 objections to the scheme had been submitted by local residents

·         The site was only vacant as the current tenants had been evicted.

·         The scheme would compromise the amenity of nearby residents including from overlooking and a loss of privacy. An independent architect commissioned had identified that the development would result in overlooking and breached 20m separation distances to neighbouring properties. The proposed reduction to the height of the car park wall would further exacerbate the overlooking issue as well as creating a hazardous drop.

·         The scheme would cause noise and light pollution including from the proposed balconies and basement light wells.

·         The application contained 38 breaches of planning policy and would set a dangerous precedent for future developments in the area.

·         The building would constitute a significant increase in massing, height and scale compared to the primarily single storey building currently onsite and would be overbearing, particularly to residents of Mount Pleasant Crescent. The scheme was similar in terms of bulk and height to a previous application rejected in 2008 on the grounds of its harmful impact on amenity.

·         The scheme was bulky as a consequence of the applicant squeezing in too many units and was out of proportion to the local area which consisted predominantly of smaller scale buildings. 

·         The scheme would cause conservation harm due to its proximity to two locally listed terraces of houses. Concerns were raised that the conservation officer had not visited the site and her conclusions too brief for example in making no reference to nearby heritage assets such as Grade 2 Listed Stapleton Hall. Housing need and the PTAL of the site appeared to have been the drivers of the development to the detriment of the heritage impact and as such the application was contrary to policy DM7.

·         The application was out of line with an objective under the Council’s development management charter to confidently address feedback from local consultation.

Cllrs Gallagher and Hearn addressed the Committee in their capacity as local ward councillors and raised the following points:

·         The development would cause harm to residential amenity and the Stroud Green Conservation Area

·         Too many units would be crammed onsite  ...  view the full minutes text for item 34