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Contact: Ola Adeoye
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
Apologies were received from Councillors Graham and Spall.
Declarations of Substitute Members
There were no declarations of substitute members.
Declarations of Interest
If you have a Disclosable Pecuniary Interest* in an item of business:
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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 as per the agenda.
Meeting was informed that the sentence on page 8 of the Minutes which reads -“The Council’s legal officer highlighted that a risk in any further appeal would be that setting aside the Inspectors views relating to the acceptability of sunlight daylight impacts could be construed as unreasonable behaviour.” – be deleted from the minutes due to an error by the clerk.
That subject to the deletion of the paragraph noted above, the minutes of the meeting held on 23 June be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.
Redevelopment of the site at 10 - 18 All Saints Street including the refurbishment and extension of 10-12 All Saints Street (including part roof extension and installation of rooftop plant and enclosure) to provide additional Class B1 business floor space with ancillary flexible Class A1/A3 (retail/restaurant) and flexible Class A1/B1/D1 (retail/office/non-residential institutions); demolition of 14, 16 and 18 All Saints Street and erection of a part 5 (ground plus 4) and part 6 (ground plus 5) storey building with basement and rooftop plant and enclosures providing Class B1 office floor space and flexible Class A1/A3/B1/D1/D2 (retail/restaurant & cafe/business/non-residential institutions/assembly & leisure) floor space at ground floor; and associated hard and soft landscaping.
Councillor Mackmurdie left the meeting during consideration of this item and therefore did not take part in the discussion or vote on this item
the discussion the following points were made:
· The Planning Officer reminded the meeting that the item was deferred for the applicant to address a number of concerns as set out at the conclusion of discussions at the previous meeting:
o There was a general concern about scale and massing and in particular that the visual impact of plant proposed on the roof should be further mitigated.
o There was a concern about the visual "balance" between the locally listed building 10a, and new elements of the development at 14 All Saints Street. The dark colouration of material on the central element of the new building on All Saints Street was considered to relate poorly to building 10a.
o Members sought a better explanation as to why a hybrid energy solution involving the canal wouldn’t be workable.
o Members were concerned that noise and disturbance from the operation of plant and some of the commercial uses (café’s restaurants etc) would adversely impact on the amenity of nearby residents.
Light pollution plan associated with the proposal
would adversely impact on biodiversity and residential
Meeting was also informed that applicant was
requested to explore the possible use of hybrid energy solution
involving the canal, address the noise and disturbance from the
operation of plant and some of the commercial uses
(café’s restaurants etc)
as it will impact the amenity of nearby residents and for the
applicant to consider its light pollution plan.
The Planning Officer informed Members that a second
despatch was published which captured the various submissions
raised by the objectors since the agenda was published one of which
was the failure to re consult on the revised plan and a letter from
Emily Thornbury MP. Members were
reminded that due to the nature of revisions, all of which resulted
in a reduction of the impact of the development, there was no
requirement for there to be a further consultation.
· Meeting was advised that 8 further objections had been received reiterating concerns originally raised and addressed in the report. The Planning Officer reassured Members that amenity concerns had not been ignored, but had been taken into consideration during deliberations ... view the full minutes text for item 191.
Demolition of the existing building and construction of a 5 storey building (plus roof top plant enclosure and further basement excavation to the existing basement/lower ground level), to provide for a total of 5,660sqm (GIA) of office floorspace (Use Class B1a), along with a new substation, cycle parking and changing facilities, refuse and recycling storage, hard and soft landscaping, and associated works.
(Planning application number: P2019/3464/FUL)
In the discussion the following points were
The Planning Officer reminded
the meeting that the application was presented at the Planning
Committee meeting on 18 May 2020 where the item was deferred in
order for the applicant to address issues relating to
daylight/sunlight, the grey brick, the height, scale and massing of
the development and the request for a better consultation to be
carried out particularly with resident groups to address their
Members were advised that
the Applicant had submitted additional supporting documents,
however it should be noted that the scheme has not been amended in
regards to the built form such as bulk, massing and
On the issue of daylight and sunlight concerns, the
meeting was advised that the applicant had submitted a document which included visualisations of the
existing and proposed buildings, the mirror imaging exercise
undertaken and a BRE compliant cutback scheme, and providing an
overall summary of the daylight, sunlight and overshadowing impacts
to neighbouring properties.
An addendum report has been published and a further
4 objections have been received raising
similar issues as noted in the report.
The Planning Officer reiterated that these further
representations include similar concerns that were raised when the item was considered at the last
meeting, that the proposed development would cause harm to the
amenity of neighbouring residential properties, specifically to
Members were advised that on balance the harm to
neighbouring amenity weighs against the
scheme, however it is important to recognise the urban context in
which the site is set and that some amount of impact is almost
unavoidable in situations where buildings are close
Members were also reminded to note that the existing
building is much lower than existing buildings on the opposite side
of Margery Street as evident in the mirror massing exercise which was undertaken by the applicant using
alternate targets (a methodology allowed by the BRE
guidance) and acknowledging this would be within or very
close to the BRE guidance. Members were informed that the units
currently receive very high levels of light (more than would be
usual in such a dense urban area), this is evident with all windows
which face the site (except for Sherston Court) achieving a retained value of at
least 18% in regards to Vertical Sky Component.
· The Planning Officer acknowledged that in many cases, dwellings with rooms or windows impacted, these units also have other rooms and windows which will not be impacted. Some units are dual aspect and the main living areas face away from the application site, and this means the impacts will cause less of ... view the full minutes text for item 192.
Redevelopment of site to provide 118 residential units in buildings ranging from 3 to 6 storeys in height, accessible car parking, cycle parking, landscaping and other associated development
(Planning application number: P2020/0648/FUL)
In the discussion the following points were made:
The Planning Officer informed the meeting
that site comprises a three storey former
Territorial Army (TA) Centre facing Parkhurst Road, has a number of
one and two storey ancillary buildings with extensive areas of
Site has remained vacant since 2013, identified in
the site allocations document as residential, not within a
Conservation Area, but abuts Mercers Road/Tavistock Conservation
Area and the Hillmarton Conservation
Area borders the site to the north and west.
In terms of updates, Planning Officer advised that
officers would no longer seek to include a preventing wasted
housing supply clause in the S106 agreement.
The presenting Officer
informed the meeting that applicant had submitted a revised plan
with correct numbers in condition 2 for approval if planning
permission is granted.
An objection was
received from a Moriatry Close resident
raising concerns about construction impact, loss of light, issues
which are addressed in the officers
The Planning Officer reminded members of the long
and complex history to the site, that a first application was
submitted in 2013 which proposed 112
units but only offered 14% as affordable housing. The application
was refused planning permission by
committee as members had concerns about height and massing,
construction impacts and the amenity concerns on neighbouring
occupiers. Applicant appeal was subsequently
dismissed by the Planning Inspector.
The Planning Officer advised that another
application was submitted in 2016 to
address Inspectors concerns about design and amenity. This resulted
in the overall height of the scheme being reduced, however the
number of homes provided was reduced to 96, and the applicant
argued that the reduced number of units would not make the scheme viable to
provide affordable housing. Members were
reminded that although the applicant had addressed the
inspector’s concerns in all other respects, it refused the
proposal on grounds that it had not provided affordable housing in
line with Council policy. This decision was
subsequently challenged by the applicant at the High
court. However, the appeal was
lost as the judge found that the scheme was
expected to comply with the Council’s development
With regards the present scheme, members were
advised that the current application is similar to the 2016 scheme
in terms of height, location and footprint but where the previous
scheme only provided 96 units looking over the site, the present
application now offers 118 within a similar
In addition, Members were informed that half of the
proposed units (59) would be affordable, and that the affordable
offer would be split approximately 70/30 between social rent and
shared ownership, with 41 being available for social rent which complies with housing
· In terms of design, the Planning Officer advised that it has changed slightly with additional windows incorporated, and some of the upper floor ... view the full minutes text for item 193.
Change of use of the Gallery suite from Class B1 (offices) to Class D2 (Gymnasium) with minor external alterations including replacement of existing entrance doors.
(Planning application number: P2019/2821/FUL)
In the discussion the following points were
The Planning Officer informed the meeting of a
number of updates since the agenda was
published. Members were advised that although the report
indicated 4 objectors, officers have
been informed that one of the objectors represents a number of
people in an household, so the total is now 20 objectors. In
addition complaint received from a
resident about a generator left outside the Business Design Centre
(BDC), although not relevant to the application, has now been
addressed by BDC.
Meeting was informed that the site lies outside
identified primary frontage but within the Angel Town Centre and that the
proposed D2 use is a use which is identified as being generally
appropriate to the Town Centre and complementary to the function of
the Town Centre as a primary focus for retail.
· The Planning Officer informed the meeting that the application site is predominately located on the first floor level and the building itself is of limited architectural merit, but is located within The Angel Conservation Area and adjacent to the Barnsbury Conservation Area.
Members were informed that the building itself
covers the majority of the 1,116m² site with little external
space and to the east of the site there is a four storey building
currently occupied by the Hilton Hotel with the Upper Street car
park directly underneath. To the south of the site, is the former
Royal Agricultural Hall building, now operating as the Business
Design Centre (BDC) which is Grade II
Listed. The application site contains linking bridges to the main
BDC buildings, as well as the Hilton hotel building to the east of
the site on levels 2 and 3 respectively.
Members were advised that the application site is
limited to the first floor area (level 2) and a small section of
the ground floor area (level 1) as entrance and that the floorspace involved in this change of use
proposal is 1,116m². The Planning Officer reiterated that the
proposal only seeks permission for change of use of the existing
building and no new floorspace would be
access to the site will be via Berners Road, noting that
there will be will be no access from Barford Street and that servicing and delivery will
remain on Liverpool Road.
Meeting was informed that
the proposal also includes minor external works comprising of a
replacement door at the ground floor level.
· With regards to the loss of office accommodation and the request to change its use, members were advised that the site has remained vacant since June 2016 and is considered acceptable following the assessment of the submitted marketing information. Meeting was advised that the report states that there is no realistic prospect of bringing the site back into office use due to the lack of demand for ... view the full minutes text for item 194.