Issue - meetings

Demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road.

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

The Committee considered a report on the application to grant planning permission for the demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road. 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 a 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 providing further clarification on the daylight, sunlight and overshadowing analysis undertaken for the scheme, an element identified as being of particular concern within a number of representations received in objection to the application. The Assistant Director Planning provided additional clarification on the assessed loss of some daylight to a studio flat to the upper floor of the Langham Club and daylight and sunlight to a number of residential properties in Harringay Road and Colina Road to below BRE guidelines. It was explained that BRE standards had guideline status and required flexible application as they were based on a low density suburban housing model and not an urban location such as the application site. Officers were therefore satisfied that there would not be an unacceptable detrimental loss of sunlight and daylight to neighbouring properties, a position supported by the GLA Housing SPD which noted that natural light was often restricted in densely developed parts of London. It was additionally identified that affected neighbouring properties benefitted from dual aspects as well as at the present time, a less than typical building mass onsite for such an urban location.  

The Assistant Director also updated the Committee that a provisional NHS funding contribution of £2.6m for the health centre had been confirmed within the last few days. 

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

·         The principle of the provision of new homes onsite was supported but not the current plans which constituted overdevelopment in terms of scale and massing and would be overbearing and out of proportion with the local area which consisted predominantly of two storey terraced housing. The scheme was thereby non compliant with planning policy UD3. 

·         The scheme would result in a loss of privacy and overlooking to neighbouring properties compared to the current windowless warehouse onsite. The four storey block would be as close as 8m from Colina Mews.

·         The scheme would dominate the skyline and the surrounding two  ...  view the full minutes text for item 49

Demolition of the existing retail warehouse and the redevelopment of the site to provide a part 4, part 5 and part 7 storey mixed use residential scheme, comprising 133 residential units (42 x 1-bed, 62 x 2-bed and 29 x 3-bed) and 940sqm of flexible A1/A2/A3/B1/D1 or D2 floorspace at ground floor level, 14 disabled car parking spaces for the residential use, with 3 additional spaces and 1 disabled space for the ground floor use, a new vehicular access off Colina Road and associated landscaping. Works also include the upgrading of Colina Mews and Colina Road.

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

This item was deferred to the meeting on 3 November.