Agenda and minutes
Venue: Committee Room 1, Town Hall, Upper Street, N1 2UD. View directions
Contact: Ola Adeoye 020 7527 3044
Councillor Picknell welcomed everyone to the meeting. Members of the Committee and officers introduced themselves.
Apologies for Absence
Apologies were received from Councillor Graham.
Declarations of Substitute Members
There were no declarations of substitute members.
Declarations of Interest
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This applies to all members present at the meeting.
There were no declarations of interest.
The Chair informed the meeting that Item 6, Prior Weston Primary School, EC1Y 8JA would not be considered at this meeting. The order of business would be B1,B2,B3,B5 and B4.
That the minutes of the meeting held on 6 September 2018 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.
Partial demolition of the former
school building and structures, conversion and change of use of one
of the retained buildings (Block B), including the erection of a 3
storey rear extension and the erection
of a new detached 4-storey building to provide 9 residential units
(Use Class C3, 4no. 2 bed, 5no. 3 bed), retention and refurbishment
of a second retained building to provide replacement Class D1/ D2
community use (148sqm (GIA)) and associated
In the discussion the following points were
· The Planning Officer informed the meeting that due to formatting issues with paragraph 8.3, each bullet point is to be amended to read as-
- The demolition and building works would affect the operation of the site at 97-101 Seven Sisters Road, particularly in terms of noise and the duration of the construction (para. 10.57)
- The proposal would have a detrimental impact on neighbouring residents in terms of noise and disturbance (para. 10.57)
- The proposed design has no respect to the architectural quality of the surrounding buildings, as well as unsympathetic materials (para. 9.22 – 9.39)
- There will bea lossof privacydue toincreased overlooking (para. 10.52 – 10.54)
- The proposal would lead to an unacceptable loss of daylight and sunlight, and increasing sense of enclosure to neighbouring residential occupiers as well as overshadowing of the residents’ garden (para. 10.28 – 10.51)
- The application would result in an unacceptably high housing and population density (para.9.22 – 9.31)
- The proposal would have a negative impact to the air quality of the area (para. 10.94 – 10.96)
- Request integrated swift nest box bricks/blocks are installed near roof level which would protect the swifts and improve the local biodiversity (para. 10.97 – 10.99)
In addition the Planning Officer advised that a plan stated within
condition 2 which should be deleted from the report.
Planning Officer advised that the proposal is not considered to
have an unacceptable impact on neighbouring residential amenity in
terms of loss of daylight, sunlight, outlook, privacy, noise and
disturbance or an increased sense of enclosure.
Issues raised by a neighbouring resident included loss of privacy
and overlooking concerns and its impact on their amenity. In
addition there were concerns about the quality of the proposed
materials for the external part of the building as it would be out
of character of the neighbouring area.
In response to objectors concerns, the applicant advised that
bringing the building back into use would be beneficial for the
area considering that it had been left vacant for a number of years
after many unsuccessful attempts to market the building. In
addition the applicant advised that
following consultation with planning officers, both building A and
the rear extension of Building B would comprise of terracotta
cladding as the main external material.
· In response to concerns about the expected use of the community building and its long term sustainability, the agent advised that this would be disposed ... view the full minutes text for item 31.
Conversion of single family dwelling house into 3 self-contained residential units (1x3 bed, 1x studio and 1x 2 bed) plus the excavation of basement, front lightwell and rear courtyard erection of basement, ground and first floor rear extensions and roof extension, proposed bin and bicycle storage to the garden and associated alterations.
(Planning application number: P2017/4766/FUL)
In the discussion the following points were made:
Members were advised that item was deferred at the
committee’s meeting of 19 June as the applicant was not
available to respond to objectors questions or address issues on
the ADF levels to the proposed basement rooms.
The Planning Officer advised that since the last meeting amendments
to the previous proposal had been submitted. The proposed front
lightwell had been enlarged and widened
so as to create a larger outlook and open space for the proposed
basement bedroom unit and a daylight and sunset study including ADF
calculations had been submitted to address concerns about the
The Planning Officer advised that the proposed development is
considered to be acceptable in land use, design and visual terms
and would offer good quality accommodation without adversely
affecting the amenity levels of adjoining occupiers.
On the issue of refuse storage facilities, Members were advised
that a condition had been included to ensure appropriate refuse and
recycling storage facilities are designed so as to prevent
cluttering in front of properties.
With regards to concerns about the impact of basement extension on
the structural stability of adjoining buildings, the Planning
Officer advised that a Structural Method Statement (SMS) must be
submitted in line with the Basement SPD and a condition has been
attached requiring that a certifed
professional endorsing the scheme is retained for the duration of
the construction works.
The Planning Officer acknowledged that although studio units are
generally not supported unless thre are
exceptional circuamstances, ,the
proposal overall complies with the aim of reproviding a family unit in accordance with DM3.3
and so is acceptable in this instance especially in the context of
the constraints of an existing building.
In response to questions about the roof extension, Members were
advised that Islington’s Urban Design Guide accepts scope for
introducing well designed decisions roofs outside of conservation
Notable objections include the impact of the proposal on
neighbouring amenity; the quality of the proposed accommodation and
concerns of structural damage to adjacent properties. In addition,
the objector indicated that the proposed development would result
in an overdevelopment of the site contrary to council policy and
that issues raised regarding the lightwell had not been sufficiently
· In response to objectors concerns, the meeting was advised by the applicant that the scheme had been revised to address the concerns raised at the previous meeting of the Committee and followed guidance and advice with the Council’s planning officer. The applicant informed members that the proposed development was consistent with the policies of the London Plan, the Islington Core Strategy and that a small off site affordable housing contribution of ... view the full minutes text for item 32.
Replacement of all the buildings main elevations single glazed timber windows with uPVC double glazed casement windows.
(Planning application number: P2018/1955/FUL (Council’sown))
In the discussion the following points were made:
The Planning Officer advised that this was a Council owned property
and permission is being sought for the replacement of existing
single glazed timber windows with white double glazed casement UPVC
Members were advised that the proposed UPVC windows and the
provision of double glazing is sustainable and improves the thermal
efficiency of the residential units.
In response to concern that no consideration has been given to the
disposal of UPVC window frames especially after the end of its life
span, the applicant advised that the type of UPVC window chosen was
of high quality, high performance and contains a large percentage
of recycled materials.
Members were advised that information provided regarding the use of
UPVC windows was general guidance and that decision to the use of
either UPVC, timber or aluminium window was based on factors such
as the location of the building, its visual appearance,
sustainability and sound insulation especially if building is
adjacent to a busy road.
· Members welcomed the proposal, and that the use of UPVC frame would not be substantially different to those existing in the building.
That following consideration of the case officers 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.
Demolition of existing two storey building and erection of 4 storey building plus set back roof addition and part basement to provide office 226sqm (B1 use) at ground and part basement floor and 7 self-contained resident units (6 x 2 beds & 1 x 3 bed) over second to fourth floor levels plus cycle parking and associated refuse, removal of existing cross over and on street servicing and associated alterations.
(Planning application number: P2016/4928/FUL)
In the discussion the following points were
Members were advised that application was deferred from the
previous Committee meeting on 20 June 2017 as a result of
unresolved objections from Network rail, which had now been
addressed as a result of a number of revisions. Members were
informed that due to the revisions, the development front has been
moved such that there is now a 1metre clear distance between the
building wall and the boundary fence to Network Rail. Conditions 11
and 12 has been amended and condition 24 has been included at the
request of Network rail.
The Planning Officer advised that a new sunlight and daylight
assessment provided by the applicant demonstrated that the
residential properties at 212 Fairbridge road will not lose an unacceptable level
of sunlight and daylight.
Objections include loss of sunlight and daylight; potential
overlooking from upper level windows at the proposed site and
concerns about the overdevelopment of the site and
· Councillor Picknell proposed a motion to defer as the applicant was not available at the meeting to respond to issues raised by the objectors. This was seconded by Councillor Cutler and carried.
That following consideration of the case officers report (the assessment and recommendations therein), the presentation to Committee, submitted representations and objections provided verbally at this meeting, item was deferred as the applicant was not available.
Demolition of single-storey workshop. Construction of 5 storey plus basement building with B1 accommodation (253 sq metres) at basement and ground floor level and residential use above (5 x 2-bed flats, 1 x 3-bed flat, 1 x 1-bed flat) and associated bin and bicycle storage and associated alterations.
(Planning application number: P2017/4485/FUL)
In the discussion the following points were made:
Members were informed that an extant planning permission exists for
a mixed use development and although the proposed revised scheme
would result in a further storey to a portion of the approved roof,
and an increase in the amount of B1 floor space officers considered
that it would not have an unacceptable
impact upon the surrounding visual amenity, nor cause harm to the
setting of the listed building sited opposite of the
The Planning officer advised that the mass and volume of the scheme
had been designed to allow a continuous and active ground floor
frontage and above this the two wings of the block was designed to
provide a central location for the staircase and lift core for the
residential units which serves a practical function but also a
point of distinctiveness for the building, with the full height
glazing providing a strong feature and focal point.
In response to a question, the Planning officer acknowledged that
flats on the right side on the 3rd floor are single
There was concern that the proposal is out of scale with the
prevailing character of the area impacting the residential amenity
of nearby properties and a loss of privacy to the occupants. In
addition there were concerns about the affordable housing
contributions; officers confirmed that the contributions were a
flat fee per unit regardless of the size or location within the
building that it corresponded to.
Members was concerned that although the proposal was only for the
North Eastern 10% of the entire Allocation site (KC4), by erecting
an additional storey a precedent would be set for future
developments on the remaining site thereby compromising future
Members were concerned with the design quality especially with the
alterations to the staircase and extensions. Concerns were raised
about the materials as being unsympathetic to the surrounding
· Issues such as the scale and massing of the proposed development, inclusive design issues raised in paras 9.10 not being sufficiently addressed, the scheme not meeting category 3 housing and the single aspect of the dwellings were raised.
Councillor Convery proposed a motion to refuse planning permission on the grounds above. This was seconded by Councillor Nathan and carried.
Installation of 4 no. floodlights attached to existing columns associated with the use of the existing Multi Use Games Area, to provide an outdoor playspace for children until 8:00pm Monday to Friday.
(Planning application number: P2016/1803/FUL)
Members were informed that above item had been withdrawn for consideration at this meeting.