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Councillor Klute welcomed everyone to the meeting. Members of the Committee and officers introduced themselves.
Apologies for Absence
Apologies were received from Councillors Picknell, Convery and Graham.
Declarations of Substitute Members
There were no declarations of substitute members.
Declarations of Interest
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There were no declarations of interest.
The order of business would be as per the agenda.
That the minutes of the meeting held on 9 September 2019 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.
Retrospective application for a second level basement and extended first level basement as well as change of use of the rear of the approved retail areas to office (B1a Use Class) and ground floor rear extensions to provide 1,412sqm of office floorspace. The application also includes the retention of retail frontages, changes to the internal layout of the retail floorspace and other minor shopfront alterations.
(Planning application number: P2019/0194/FUL)
In the discussion the following points were made:
Members were advised that the excavation of the
additional basement level is a breach of the approved planning
permission, hence the need to remedy the situation. Members were
informed that applicant has been advised that any planning
application for the retention of the lower basement level would
need to be supported by extensive engineering information before
The Planning Officer acknowledged that although the
proposal would result in a reduction in retail floorspace in the Local Shopping Area which is
inconsistent with DM Policy 4.6, the applicant has submitted
relevant marketing evidence demonstrating lack of demand.
In response to a question on significant changes
between the approved and proposed scheme, the Planning Officer
noted its similarity in terms of residential space, however changes
exist to the retail space.
With regard to the basement, the meeting was advised
that the structural method statement submitted by the applicant has
been verified by an appropriately qualified structural engineer. In
addition, Members were advised that the construction of the
basement is well considered and in accordance with good engineering
The Planning Officer informed the meeting that the
planning enforcement team had requested that applicants fulfil
their financial obligation within 30 days of finalisation of the
legal agreement. Conditions also needed
to be timed for compliance prior to occupation of the office
In response to questions as to why the applicant had
proceeded with further works beyond the approved permission, the
Planning Officer indicated that there appeared to the
Applicant’s advisor to be some ambiguity on whether
permission was required for basement evacuation as is the case of
residential basement going further another level.
The applicants representative apologised for
submitting a retrospective application, indicating that it was not
intentional but based on advice which they acknowledge as not
· Members requested an informative to be included not approving the applicant carrying out a development without seeking planning permission.
Councillor Klute proposed a motion to grant planning permission and to include an informative as noted above. This was seconded by Councillor Woolf and carried.
That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations and objections provided verbally at this meeting, planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the officer report 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 ... view the full minutes text for item 120.
Refurbishment and extension of existing building including additional seventh floor level as well as an extension to the rear of the existing building (from ground level to roof level) and front and rear roof terraces at the upper level, replacement of the building's facade to accommodate retail (Class A1) / professional and financial services (Class A2) and office space (B1(a) use) on the ground floor and office space (Class B1(a)) in the remainder of the building, with public highway improvements and other associated works.
(Planning application number: P2018/1229/FUL)
In the discussion the following points were made
The Planning Officer informed the meeting that the
site is within the Clerkenwell Green
Conservation Area and also in close proximity to several statutory
and locally listed buildings. In addition, the Planning Officer
acknowledged that the site is within an Employment Priority Zone in
the CAZ and the provision of high quality Class B1 office
accommodation is consistent with the aims of the development
Members were advised that the proposal will provide
an additional 1,897 square metres of floor space and 150 square
metres of flexible retail/professional and financial service
floorspace and details of facing
materials to be used will be submitted and approved as noted in
condition 3 of the report.
The Planning Officer noted the financial
contributions which will be secured by the Head of Terms, including
a contribution towards the landscaping enhancements and other
financial contributions towards improving the existing footways
along St John Street; a more accessible entrance to the building as
well as towards Affordable Workspace and Affordable
The Planning Officer reminded members that as the
site is located within the setting of listed buildings and within a
conservation area, it is important that the impact on these
heritage asset be assessed in line with the Council’s
statutory duty to preserve and enhance heritage assets. The Officer
highlighted the issues raised by the Design and Review Panel and
that they have been addressed with subsequent revisions.
· With regards to privacy concerns, the Planning Officer informed members that adjoining buildings to the rear are currently occupied for office use and that in terms of overlooking the criteria differs when considering an office development compared to residential development. In addition, the Planning Officer acknowledged the potential for overlooking from roof terraces, however in this instance due to the location of the roof terraces, the proposal is considered not to result in any significant privacy loss.
The objector, whose firm occupies the floor space in
an adjacent building was concerned that the proposed extension
would have an unacceptable impact on his firm’s business
which requires daylight. The objector informed members that he had
not been not consulted about the proposal by the Applicant, and had
only found out about the scheme through the planning
consultation. He advised that he had
recently renewed his lease for another 5 years. In addition the
objector stated that information provided about the scheme was
misleading especially regarding the separation distance from the
Redevelopment of the former Waterlow Building and construction of a replacement (temporary) building for Use Class D1 purposes with associated parking, landscaping and associated works.
(Planning application number: P2019/1773/FUL)
Prior to the committee
presentation, the planning officer raised several points of
clarifications and corrections, these matters included:
· Page 161, paragraph 9.3 of the agenda, reference to condition 18 be amended to read condition 17
· Page 162, paragraph 11.8 of the agenda, reference to condition 19 be amended to read condition 18
· Page 171 paragraph 16.26 of the agenda, reference to condition 18 be amended to read condition 17
· Page 179 paragraph 18.24 of the agenda, reference to condition 25 be amended to read condition 21
· Page 184 paragraph 20.2 of the agenda, reference to condition 7 be amended to read condition 8
· Page 186 Paragraph 22.5 of the agenda, condition 19 to be amended to read condition 18
· Page 188 paragraph 237 of the agenda, reference to condition 6 be amended to read condition 7
· Also imposition of condition 3 regarding drawings of the traffic management plans submitted by applicant be included in list of drawings to be approved
In the discussion the following points were made:
The Planning Officer reminded members that
demolition of the building had been given prior approval on 4 July
2019 and that the temporary nature of the building is part of a
development chain called Project Oriel
which involves both Camden and Islington NHS Foundation
The Planning Officer informed the meeting that
following advice, a number of revisions had been made by the
applicant notably the reduced height of the temporary building in
comparison to the existing waterlow
building as this will ensure that the amenities of neighbouring
residential properties are not
compromised and furthermore that the building would not be overly
dominant from public views
The Planning Officer highlighted the benefits of the
scheme, that it would be able to facilitate the delivery of Project
Oriel, a £100m health
infrastructure project; the removal of a derelict building that had
been empty for 15 years to be replaced by a temporary building
which will ensure the comprehensive master plan being delivered in
the future delivering both a modern health care provision and much
needed homes within the borough.
In response to concerns of a possible extension
through a S73 application process after the 5-year period, the
Planning Officer advised that in discussions with NHS
representatives, the proposal is simply to facilitate part of the
wider NHS master plan, and that there is an expectation that
applicant after the end of the 5-year period will be seeking to
erect a permanent structure on the exact site. Members were advised
that any attempt to extend the temporary permission will have to
considered on its merits and emerging planning policies by the
planning committee at that time.
· In response to concerns that the master plan had not been submitted as part of the application, the Director of Whittington Estates informed the meeting that in the ... view the full minutes text for item 122.