Agenda and minutes

Councillor Klute welcomed everyone to the meeting. Members of the Committee and officers introduced themselves and the Chair outlined the procedures for the meeting.

Apologies for absence were received from Councillor Clarke, Councillor Hayes, Councillor Jackson, Councillor McHugh and Councillor Ogunro.

Councillor Poyser had initially been scheduled to attend but was absent due to no longer being a member of the committee.

There were no declarations of substitute members.

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§  you may choose to declare a Disclosable Pecuniary Interest that is already in the register in the interests of openness and transparency. 

In both the above cases, you must leave the room without participating in discussion of the item.

If you have a personal interest in an item of business and you intend to speak or vote on the item you must declare both the existence and details of it at the start of the meeting or when it becomes apparent but you may participate in the discussion and vote on the item.

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This applies to all members present at the meeting.

There were no declarations of interest.

The order of business would be Item B2, Item B1.

RESOLVED:

That the minutes of the meeting held on 20^th February 2024 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.

The variation of conditions 2, 3, 4, 8, 11, 16, 19, 20, 21, 24, 27 and 30 of planning permission reference: P2018/0909/S73 dated: 01/11/2018. Amendments seek the following: Amendments to Conditions 2 and 11 include:

Internal – Relocate the SME space to the first floor to provide a better quality and an increased SME area; Repositioning of bicycle storage area with increased capacity; Insertion of a small mezzanine floor to provide fully accessible end of journey facilities (showers and changing rooms); Adjust slab-to-slab heights to accommodate a more sustainable energy system; and increased reception area.

External - Increase in slab-to-slab heights resulting in a cumulative maximum height increase of the Approved Scheme building of 1.00 metre; Changes to the proposed roof level with relocation of the lift core and changes in the proposed energy system; and

changes to the elevational design and appearance of the Pear Tree Street façade.

Further amendments include - revision to the Energy Strategy (Condition 24), 4. Variation of Condition 8 (Obscured Windows) to confirm timing of compliance for office windows being obscured; Variation of Conditions 16 (Solar Photovoltaic Panels), 21 (Acoustic Report) and 27 (Bat and Bird Boxes) to amend the timing of when details should be submitted and approved by the LPA; and Variation of Conditions 3 (Small/Micro Workspace requirements), 4 (Small/Micro Workspace amalgamation), 19 (Cycle Storage) and 20 (Refuse/Recycling) to amend specific plan and drawing references.

(Planning application number: P2023/2345/S73)

In the discussion the following points were made:

·   The Planning Officer gave a description of the site location, advising the meeting that the site was on the northern side of Pear Tree Street between Goswell Road to the west and Central Street to the east; located close to the Hat and Feathers Conservation Area to the west, with the adjacent Silverdale Court and properties along Goswell Road falling within the Conservation Area; and also within the Bunhill & Clerkenwell Core Strategy key area, the Central Activities Zone and the Great Sutton Street Employment Priority Area (General). The site was currently in use by Cadent as a depot to support and carry out emergency repairs for National Grid gas infrastructure in and around central London and there was an existing vehicular entrance from Pear Tree Street, originally a car park and small single and two storey buildings on site associated with the National Grid operation.

·   The Planning Officer told the meeting that the proposal sought several amendments. Externally this included an increase in floor-to-floor height of each floor which in total increases the height of the building by one metre; alterations at roof level with relocation of lift core and energy system; alteration of floorplates and layouts on site to the upper levels at the rear; and alteration to the elevational design including appearance and materials. Internally, the amendments included the relocation of the SME floorspace from ground floor to first floor; introduction of a mezzanine level between ground and first floor level to provide for cycling changing facilities. Amendments were also sought for the  ...  view the full minutes text for item 111.

Demolition of the existing buildings and construction of a part 5, part 6 and part 7 storey building with basement, comprising Class E(g)(i) Office floorspace, including the provision of affordable workspace, alongside Class E(a) Retail, Class E(b) Food and Drink and Class E(d) leisure uses at ground, lower ground, and basement levels. The proposals also comprise the delivery of a dedicated off-street servicing yard and the delivery of cycle parking alongside the provision of landscaped roof terraces and wider public realm works at grade, and all associated and ancillary works (Departure from Development Plan)

(Planning application number: P2022/2893/FUL)

In the discussion the following points were made:

·       The site is located in the easternmost corner of the borough, adjoining the neighbouring London Borough of Hackney, and bounded by the highways of Epworth Street to the south, Paul Street to the east, Clere Street to the north and existing buildings of Tabernacle Street to the west.

·       The Planning Officer informed the committee that since the publication of the deferral committee report, a further 17 representations have been received, raising the number to 218.

·       The application was previously heard on 18th July 2023, 12th October 2023, and 9th January 2024, with members resolving to defer consideration of the application at each meeting. The committee’s most recent reason for deferral (9th January) was to interrogate possible mitigation of the sunlight/daylight impact to the two buildings on Clere Street noting that the unavailability of evidence from the applicant regarding the claimed previous analysis of setbacks to those elevations and impact would have been helpful to the deliberation of the committee. The Chair strongly advised the committee and objectors to focus on the points of deferral in the discussion.

·       The Planning Officer informed the committee that following on from the January 9^th deferral, the applicant had revised the scheme and submitted revised plans and supporting documents. This included further revisions to floorplans, elevations, and sections; landscaping plan to the roofs at fifth and sixth floors; updated Design and Access statement; and a further addendum to the Daylight and Sunlight report. The description of the proposal remained as originally submitted.

·       Members asked officers for clarification on the policy position regarding how they should weigh mirror massing as opposed to BRE guidance in determination of the application. Officers advised that the BRE guidelines suggests that the main methods of assessment was the VSE and Access to Daylight Distribution, but also alternatives where appropriate, one of which regularly used in urban areas which was mirror massing, a replication of the site across the road as an example of acceptable development to see what a reasonable loss of light looked like. Officers further advised that it was up to members as to how much weight they  give to it in their decision making.

·       Officers showed the meeting a mirror-massed image in which the massing of 17-18 and 20 Clere Street was mimicked as part of the mirror-massing test.

·       Officers advised that the alternative target testing showed  ...  view the full minutes text for item 112.