Agenda and minutes

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

There were no apologies for absence.

There were no declarations of substitute members.

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 B6,B1,B3, B4 and B5.

RESOLVED:

That the minutes of the meeting held on 7 November 2019 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.

The demolition of the existing buildings and structures on the site and the erection of a building comprising an Office B1 unit and five residential dwellings (4 x three-bed and 1 x one-bed), with associated landscaping, cycle parking and refuse facilities, solar panels and roof terraces.

(Planning application number: P2019/1923/FUL)

In the discussion the following points were made:

·       Members were informed that since the publication of the agenda, additional information was received from objector regarding the separation distances between their properties and the proposed scheme.

·       The Planning Officer advised that site is in close proximity to Holloway Road and although predominantly residential, there are some mixed uses. The existing buildings on site are not statutory listed but located within St Mary Magdalene Conservation Area.

·       The Planning Officer informed members that the application represents a resubmission of similar scheme which had been refused planning permission by the committee on grounds of design and scale; neighbouring amenity issues; poor quality residential accommodation and failure to provide the necessary financial contribution to affordable housing.

·       Meeting was informed that an appeal by the applicant was subsequently dismissed by the Planning Inspectorate for reasons such as poor quality outlook from the proposed ground floor level rear facing windows; insufficient provision of defensible space to the proposed front garden areas of the scheme and the resulting unacceptable harm to the living conditions of the occupants of St James House Flat no 1, overlooking from the roof top terrace of flat no 5 and an increase sense of enclosure.

·       Members were advised that the revised scheme incorporates a defensible space at the main entrance of each proposed dwelling; omits the roof terrace from proposed House No. 5 in order to overcome looking and the primary living spaces are now on the upper floor levels to address Planning Inspector’s concerns about the poor quality outlook of the units.

·       Objectors raised concerns about the use of the flat roof which has been described as ‘for maintenance only’ as a potential area for noise disturbances; overshadowing of St James School flats; loss of privacy and the need for windows to be obscure glazed to alleviate concerns about privacy and overlooking, a sense of enclosure, loss of sunlight and daylight and lack of consultation.

·       Members were reminded that although the reasons for dismissal by the Inspector did not include design/conservation issues, the applicant amended the proposals to ensure a high quality design finish is accomplished, and that all dwellings have been altered so that bedrooms are located at first floor and key living areas at second floor.

·       Members heard evidence from neighbouring residents about their concerns, which included proposal being too large and tall, out of character with the street scene, overlooking and overshadowing.

·       An objector was concerned that conditions stipulated in the report would not mitigate overlooking concerns into the first floor windows especially as the separation distance between the properties and the proposed scheme was less than 18m which is contrary to policy of DM2.1.  An objector requested that  ...  view the full minutes text for item 101.

Change of use of part ground floor, basement and lower basement from Use Class B8 (storage) to flexible commercial use within Use Classes A3, A4 and D2. Replacement of ground floor facade and entrance doors, and fenestration to enclose existing ramp

(Planning application number: P2018/1580/FUL)

Meeting was informed that item has been withdrawn for consideration.

Refurbishment of the ground and first floor of the building reinstating the public foyer from Holloway Road entrance to provide a link to the main library at ground floor level. Change of use of the north western portion of the building at ground and first floor levels in association with the creation of a rehearsal room/ theatre (D2) and associated office at ground and first floor levels. Work includes demolition of internal partitions and mezzanine floor, minor structural alterations to form new doorways, new partitions at ground and first floor level and installation of a new ventilation fan with an accompanying external louvre window which would replace the existing sash window above the loading bay doors at ground floor level upon the Fieldway Crescent Elevation. Installation of a ramp to the side elevation of the Holloway Road entrance to provide inclusive access to the building.

(Planning application number: P2019/2576/FUL and P2019/2605/LBC)

In the discussion the following points were made:

·         The Planning Officer informed Committee of proposed changes to conditions 4 and 7 especially if members were minded to grant planning permission. Conditions 4 related to hours of operation especially as the front of the Library opens on to Holloway Road. Hours of operation to be Monday to Sunday and bank holidays from 10.00am to 6.00pm with all visiting members of the public vacating the building 30 minutes prior to closing time. In addition, a request that Condition 7 regarding the sound insulation be reworded was noted.

·         The Planning Officer advised that in light of the proposed works which include alterations to the external appearance of the building and more extensive alterations to the internal appearance of the building, the Council Design and Conservation Officer has raised concerns of some harm to the historic fabric of the listed building especially as site lies within St Magdalene Conservation Area. The Planning Officer advised that the harm would need to be weighed against the public benefits of the scheme which includes outreach programme.

·         Members were advised that the proposed works would result in the change of use of the North Western portion of the building, currently 189.6 sqm of library space to a rehearsal room/theatre (D2 use). The proposed space is to be occupied by Tall Stories, a charity theatre company which specialises in story telling performances for all ages and creates large and small touring shows.

·         Members were informed that no planning permission is required for the internal works and this will comprise the demolition of internal partitions and mezzanine floor, minor structural alterations to form new doorways , new partitions at ground floor . In addition it will involve the refurbishment of the ground and first floor of the Grade II listed library building to reinstate the public foyer from the Holloway Road entrance.

·         On the loss of library floor space and its replacement with the theatre (D2) floor space, members were advised that considering First Steps Learning centre formed part of the Library’s Adult Education Offer but now relocated to  ...  view the full minutes text for item 103.

Full planning permission is sought for the Removal of 3 existing telephone booths and replacement with 1 no. InLink unit telephone kiosk and associated alterations.

(Planning application number: P2019/1782/FULL)

In the discussion the following points were made:

·       The Planning Officer advised that the installation of a free standing telecommunications structure is to be located within the Kings Cross Conservation Area and Kings Cross Local Shopping Area.

·       Members were informed of objection letter received which raised two issues regarding condition 4 of the planning permission. Objector indicated that condition 4 will not be effective as this implies that the Police are not confident that the algorithmic call blocking system will be effective at reducing calls to those that are connected to crime or anti-social behaviour. In addition the objector was concerned that the condition removes the functionality to make calls to mobile phones for a minimum period of three months.

·       Objector noted that the kiosk could not be considered in any way as BT meeting its universal service obligation for public call boxes but more of an advertisement structure.

·       Members were informed that although the proposed structure and advert display was not desirable in planning and visual terms it would not materially harm the character and appearance of the street scene or the conservation area as the current proposal will replace the established and historical existing booths on site which are visually dominant harmful.

·       With regards to the impact of the proposal on public safety, the meeting was advised that the structure would be set away clear and acceptable distance from adjacent commercial and residential properties.

·       On the question of crime prevention, the Planning Officer advised that although the site is in an area of high Anti-Social Behaviour or ‘Crime risk area’, the Council’s Design Out Crime Officer has not objected to the siting of the InLink within this location subject to a suitably worded condition.

·       Members acknowledged that although the units are not generally desirable additions to streetscene, in this instance the direct removal of 3no. telephone boxes and being replaced with a smaller 1 no InLink within the same location would significantly declutter the existing streetscape.

RESOLVED:

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

Advertisement Consent is sought for the 1 no. InLink unit telephone kiosk and associated 2 LED digital display/advertisement panels and associated alterations.

(Advertisement Consent number: P2019/1799/ADV)

In the discussion the following points were made:

·       The Planning Officer advised that the installation of a free standing telecommunications structure is to be located within the Kings Cross Conservation Area and Kings Cross Local Shopping Area.

·       Members were informed of objection letter received which raised two issues regarding condition 4 of the planning permission. Objector indicated that condition 4 will not be effective as this implies that the Police are not confident that the algorithmic call blocking system will be effective at reducing calls to those that are connected to crime or anti-social behaviour. In addition the objector was concerned that the condition removes the functionality to make calls to mobile phones for a minimum period of three months.

·       Objector noted that the kiosk could not be considered in any way as BT meeting its universal service obligation for public call boxes but more of an advertisement structure.

·       Members were informed that although the proposed structure and advert display was not desirable in planning and visual terms it would not materially harm the character and appearance of the street scene or the conservation area as the current proposal will replace the established and historical existing booths on site which are visually dominant harmful.

·       With regards to the impact of the proposal on public safety, the meeting was advised that the structure would be set away clear and acceptable distance from adjacent commercial and residential properties.

·       On the question of crime prevention, the Planning Officer advised that although the site is in an area of high Anti-Social Behaviour or ‘Crime risk area’, the Council’s Design Out Crime Officer has not objected to the siting of the InLink within this location subject to a suitably worded condition.

·       Members acknowledged that although the units are not generally desirable additions to streetscene, in this instance the direct removal of 3no. telephone boxes and being replaced with a smaller 1 no InLink within the same location would significantly declutter the existing streetscape.

RESOLVED:

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

Single storey entrance and studio pavilion with associated landscaping. Additional window to south elevation and automatic opening vents (AOVs) to windows to comply with fire regulations.

(Planning application number: P2019/2469/FUL)

In the discussion the following points were made:

·       The Planning officer provided a number of updates. That a 18 month period has been agreed to demolish the front extension if the scheme is discontinued or the public benefits is not realised. Also there is ongoing discussions between NYT and the Director of Employment, Skills and Culture to prioritise Islington residents in securing NYT programmes.

·       The Planning Officer highlighted the revisions to the proposed extension which included two flat roofed adjoining and connecting blocks; reception block projecting 11.5m beyond the front building line with a width of 54m and a height of 4.9m providing an internal floor area of 48sqm. In addition the adjoining and connecting ‘studio’ block would project 101m beyond the front building with a width of 91m and a height of 4.2m providing an internal floor area of 80sqm- the combined front extension which would be viewed as two adjoining masses would have a width of 146m and an internal floor area of 128sqm.

·       The Planning Officer highlighted the comments from the London Review Panel, which welcomed the revised designs to the scheme and in particular the improvement to the glazing to the north elevation.

·       The meeting was informed that site is locally listed at Grade B and lies within the Mercers Road/Tavistock Terrace Conservation Area and approximately 50m to the north west of the Grade II listed Odeon Cinema at the junction of Holloway Road and Tufnell Park Road.

·       The Planning Officer informed members that the proposal seeks to enhance the level of accessibility to the building through the provision of a level entrance pavilion and studio. In addition internal upgrades including the installation of a platform lift to gain access to the primary ground floor level

·       Members were advised that were members minded to grant planning permission, this will be subject to planning obligations which secures the NYT public benefits and also ensures the demolition of the front extension in the event that the NYT benefits secured by planning obligations ceases to be provided.

·       The Planning Officer advised that applicant had been submitted alternative  options to the proposed erection of a front extension during the design development stage and officers were satisfied that the applicant’s assertion that the erection of an extension upon the front forecourt was the only viable option for the expansion of the building.

·       With regard to design, planning officer acknowledged that the proposed front pavilion would project beyond the established predominant building line along the section of Holloway Road and visible in public sight lines. In addition, the Planning Officer highlighted concerns with the bulk and scale of the proposed front extension which would conceal the entirety of the existing ground floor façade by matching the height of the raised ground floor level and the harm the scheme would cause to  ...  view the full minutes text for item 106.