Agenda and minutes

Councillor Picknell welcomed everyone to the meeting. Members of the Committee and officers introduced themselves.

Apologies were received from Councillors Convery and Graham.

Councillor Gill substituted for Councillor Convery.

If you have a Disclosable Pecuniary Interest* in an item of business:

§  if it is not yet on the council’s register, you must declare both the existence and details of it at the start of the meeting or when it becomes apparent;

§  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.

*(a) Employment, etc - Any employment, office, trade, profession or vocation carried on for profit or gain.

(b)  Sponsorship - Any payment or other financial benefit in respect of your expenses in carrying out duties as a member, or of your election; including from a trade union.

(c)   Contracts - Any current contract for goods, services or works, between you or  your partner (or a body in which one of you has a beneficial interest) and the council.

(d)   Land - Any beneficial interest in land which is within the council’s area.

(e)   Licences- Any licence to occupy land in the council’s area for a month or longer.

(f)    Corporate tenancies - Any tenancy between the council and a body in which you or your partner have a beneficial interest.

 (g)   Securities - Any beneficial interest in securities of a body which has a place of business or land in the council’s area, if the total nominal value of the securities exceeds £25,000 or one hundredth of the total issued share capital of that body or of any one class of its issued share capital. 

This applies to all members present at the meeting.

There were no declarations of interest.

The order of business would be B3,B4,B1 and B2.

RESOLVED:

That the minutes of the meeting held on 18 June 2019 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.

Change of use of a hotel (Use Class C1) with accommodation for 12 Change of use of a hotel (Use Class C1) with accommodation for 12 bedrooms into 5 no. self-contained residential units (Use Class C3); with associated external works consisting of erection of a replacement larger two storey rear extension and a replacement larger two-storey side extension in place of an existing single storey side conservatory; creation of a new window opening to the existing front dormer; erection of a  new rear dormer and replacement dormer and insertion of 1 no. new replacement rooflight to rear roof slope; creation of a refuse and cycle store within the existing garage, creation of terraces at ground, first and roof level with associated metal railings (balustrades); landscaping works; basement excavation and creation of front and rear lightwells.

(Planning application number: P2018/3775/FUL)

In the discussion the following points were made:

·         The Planning Officer advised that no updates had been received since agenda was published, reminding members that if members are minded to grant permission, condition 6 which relates to screening to roof terraces and 9 which relates to construction monitoring would need to be amended to ensure it is very specific and robust.

·         The Planning Officer informed the meeting that the proposal to change the hotel use to self–contained residential use is considered acceptable in land use terms. Members were reminded that there is no policy protection of a hotel especially if the application site is located in an area with a high level of residential accommodation .

·         Members were reminded that the proposal is in line with Paragraph 49 of the NPPF which states that housing applications should be considered in the context of the presumption in favour of sustainable development unless there are strong economic reasons why such development would be inappropriate. The scheme would be delivering 5 residential units which would contribute towards the borough housing targets.

·         In response to the question about the affordable housing contribution of £83, 411 being offered by the applicant, members were advised that a financial viability assessment had been provided with the application which has been independently verified by the Council’s Viability Officer. Members were informed by the Planning Officer that factors such as high build cost due to the extensive basement works, the land value in this area of the borough and the sales value all contribute to the reduced affordable contribution.

·         On the question about monitoring the carbon emission commitment as stipulated in condition 10, the meeting was advised that this is a compliance issue which will be the responsibility of the Council’s Energy Team and not a planning issue.

·         Members agreed that conditions 6 and 9 be reworded to be specific in terms of the screening of the roof terrace and the structural engineers’ report respectively. Members agreed that the wording of the two conditions be delegated to the Planning Officer and the Chair.

RESOLVED:

That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to  ...  view the full minutes text for item 79.

Erection of mansard roof extensions with dormers above the existing butterfly roofs at nos. 92 and 94, and associated raising of party walls and chimney stacks. Reinstatement of timber sash window to rear second floor level elevation and rear ground floor fenestration changes at no. 94 and associated alterations.

(Planning application number: P2019/1996/FUL)

In the discussion the following points were made:

·         The Planning Officer advised the meeting that item is before Committee as the applicant is a ward councillor. Members were advised that no objections had been received.

·         The Planning Officer advised that although the mansard roof extension is visible from the street level, it is not significantly prominent given both the minimal height of the extensions above the parapet, and the setbacks proposed.

·         In terms of design, the meeting was advised that the extension is in line with the principles set out within the Urban Design Guide. 

RESOLVED:

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 set out in Appendix 1.

Construction of a tower over the existing listed church and associated alterations.

(Planning application number: P2018/1453/FUL)

In the discussion the following points were made:

·         The Planning Officer informed the meeting that the application seeks to complete the tower in line with the architect’s original design which was never constructed because the Parish had run out of funds and that the construction of the tower is considered to represent a heritage benefit which enhances the significance of the Grade II listed building and the St Magdalene Conservation Area.

·         With regards the impact of the proposal on the amenity of surrounding residential properties, the meeting was advised that a revised sunlight/daylight  and overshadowing report had been submitted after agenda was published which indicates a limited and minimal loss of daylight/sunlight and overshadowing  to the habitable room windows and outside amenity spaces adjoining and facing onto the application site.

·         Members were advised that although the proposed extension to the tower taking the total height of the building to 31 metres is defined as tall building’ within the definition of the Islington’s local plan and visible from several locations within the conservation area, it is considered to make a unique and positive contribution to the townscape.

·         In response to concerns about the design of the tower, the planning officer advised that the council’s design and heritage team had been consulted and no objections had been received.

·         A neighbouring resident indicated that although she welcomed the proposal in principle she had concerns about overlooking from the tower into one of the bedrooms in her house and wanted some assurance on being notified if and when the church carries out maintenance work. In addition, the objector enquired if a mesh could be erected in and around the opening to distract pigeons and prevent droppings.

·         In response to concerns about overlooking, the applicant advised that although maintenance of the tower would possibly be only once a year, the church will continue working with the neighbouring resident if any planned maintenance is to be carried out.

·         On the question of addressing the nuisance as a result of pigeon droppings, the meeting was advised that the design and consultation team have objected to any form of mesh being put in place to prevent pigeon nuisance or droppings and that any external mechanism would require planning permission.

·         In response to a question on whether in the future the church could install a bell in the tower, the Planning Officer advised that the committee could include a condition with the permission to prevent the applicant installing a bell.

·         Members agreed that the exact wording to the condition restricting the installation of a ringing bell in the tower be delegated to planning officer and the Chair.

Councillor Clarke proposed a motion to include a new condition restricting the installation of a bell in tower. This was seconded by Councillor Gill and carried.

RESOLVED:

That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations  ...  view the full minutes text for item 81.

Single-storey extension at sixth floor level and partial infill of lightwell to the rear of the existing building and internal and external refurbishments to provide additional B1 floorspace and new facade appearance and associated cycle parking.

(Planning application number: P2019/0183/FUL)

In the discussion the following points were made:

·         The Planning Officer informed members of a typographical error on page 124 of the report, that conditions 8 and 9 should be corrected as each condition is erroneously cross referenced to condition 4 instead of 5.

·         Members were advised that in terms of its design it has been assessed over its quality, effect on the neighbouring conservation area and Grade I registered heritage asset and concluded that the design is of a sufficiently high quality to be permissible and represents a significant improvement over the existing situation.

·         Members were advised that concerns about the scheme on neighbouring amenity are deemed to be acceptable after amendments to the massing of the previous scheme and the development is fully compliant with BRE guidance in terms of sunlight.

·         The Planning officer informed the meeting that an adequate service arrangement has been agreed and the building incorporates sufficient inclusive design measures.

·         In response to concerns that the black colour of the façade chosen for the scheme is not in keeping with the other buildings on the street, the Planning officer acknowledged that the advice had been sought from the council design team and no objections were received.

·         With regards to Members concern that the resulting appearance and construction of the development is of high standard, it was suggested that condition 3 be reworded. The rewording of condition 3 to be delegated to planning officer and the Chair 

Councillor Clarke proposed a motion to amend condition 3 as noted above. This was seconded by Councillor Gill and carried.

RESOLVED:

That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations, planning permission be granted subject to the conditions set out in Appendix 1 and conditional upon 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.

Revised CONDITION 03: Details and samples of all facing materials shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure work commencing on site. The details and samples shall include:

a) final detailed drawings, samples, including colour, texture for the hereby approved front elevations alterations.

b) window treatment (including sections and reveals);

c) roofing materials;

d) balustrading treatment (including sections);

e) Any other materials to be used.

The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter.

REASON: In the interest of securing sustainable development and to ensure that the resulting appearance and construction of the development is of a high standard.