Agenda item

Demolition of existing boundary walls and brick substation enclosure and erection of a seven storey building to provide 3,956 sqm (GIA) office (Use Class B1a) floorspace on part ground floor and Levels 1-6 and 94 sqm (GIA) retail floorspace on part ground floor.

(Planning application number: P2017/3389/FUL)

In the discussion the following points were made:

·         The Planning Officer advised Members that item was deferred at the 5 December meeting to allow the applicant consider a more permanent solution to the overlooking concerns and loss of privacy. Members were informed that the applicant had identified 3 dwellings which could be most directly overlooked.

·         Members were informed that the applicant had proposed internal louvres to mitigate overlooking of residential units within The Rooftops. Members were informed that in the case where residential windows were directly opposite the office floorplate the louvres would be rotated to block out the view, and where the views are oblique the louvres would be oriented to allow straight views out whilst screening angled ones.

·         The Planning Officer advised that a further objection had been received with accompanying photographs to demonstrate the likely reflection of activity within flats within the Rooftops onto the glazed façade of the proposed building.  The Planning Officer presented the photographs to the committee.

·         Members were informed of a further objection had been received raising concerns that overlooking and reflection onto the façade of the proposed building may have safety and security implications for residents, and also raising concerns in relation to light pollution. 

·         The Planning Officer advised that residents of The Rooftops had requested that the recommended condition at paragraph 2.22 of the committee report be amended to require consultation with residents of the block on the details of measures to mitigate light pollution.

·         Neighbouring residents were concerned about overlooking and loss of privacy as they were surrounded by similar type of buildings and that conditions regarding the light reflections were not sufficient and that it would be important that neighbouring residents be consulted regarding the appropriate measures to alleviate light pollution concerns as previous schemes that had similar conditions were not fulfilled after changes in tenancies. 

·         The Agent advised Committee that the applicant had worked in conjunction with the Design Review Panel to address the overlooking concerns. The agent reminded Committee that Gee street was a public highway; the proposal being an office development facing residential so there was no policy issue of overlooking.

·         Councillor Fletcher enquired on whether further commitments to within the condition to secure a management plan for light pollution mitigation measures which should address tenant arrangements and leases.  

·         It was suggested that an additional condition be recommended to secure and permanently maintain the overlooking mitigation measures detailed within the Internal Views Report submitted by the applicant.

·         Planning Officer informed the Committee that condition 2 (plan numbers) would be revised to reflect a couple of corrections to plan documents and plan numbers and also conditions 9 (energy efficiency) and conditions 10 (renewable energy) will be amended to reflect the Council’s Energy Advisor’s previous comments that the applicant should attempt to achieve further improvements in relation to renewable energy and co2 reduction. 

·         Members agreed that an expectation of nil overlooking in a densely built up are would be unrealistic but welcomed the measures that the applicants had proposed in order to alleviate overlooking concerns.

Councillor Fetcher proposed a motion to include an additional condition, the exact wording to be delegated to Officers ensuring that residents are consulted on measures to mitigate light pollution. This was seconded by Councillor Kay and carried.

RESOLVED:

That planning permission be granted subject to the conditions of the officer report plus the amendments above and the additional condition outlined above; and subject to the prior completion of a Deed of Planning Obligation made under Section 106 of the Town and Country Planning Act 1990 securing the heads of terms as set out in Appendix 1 of the officer report as amended above, the wording of which was delegated to officers