Agenda and draft minutes
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Councillor Kay 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 Spall and Woolf.
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:
§ 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.
Order of Business
The order of business would be as per the agenda.
That the minutes of the meeting held on 1 October 2019 be confirmed as an accurate record of proceedings and the Chair be authorised to sign them.
Conversion of 33 existing garages and 32 storage units to create six new residential units (1no. studio, 1 no. 1 bed, 4 no. 2 bed) (following external alterations and front extensions), a community centre and caretaker's office and the use of three further existing garages for refuse and cycle storage, together with associated landscaping and estate improvement works.
(Planning application number: P2019/1945/FUL)
In the discussion the following
points were made:
The Planning Officer informed the meeting of an
update to Condition 2 so as to clarify that the following drawings;
BMM?LGA?00?00?DR?A?100-04/Rev.P3 should have the suffix
‘dated October 2019’ added.
Members were advised that the site is not within an Employment Growth Area, or
within the Central Activities Zone. It is within the Barnsbury
With regards to the impact of the scheme on the
amenity of neighbouring amenities, the Planning Officer advised
that the proposal accords with policy DM2.1 of the Development
Management Policies 2013.
On the proposed removal of 2 trees, Members were
advised that the trees are considered poor in quality
(being Category U trees which are
classified as unsuitable for retention). In addition the officer
has recommended a condition to ensure the protection of the
remaining trees during construction. A further landscaping
condition is recommended to ensure maximisation of green
space/landscaping (including a commitment to replace the trees to
be lost where possible).
The Planning officer advised that although the
proposal would result in the loss of 33 no existing garages and 32
no storage units within the wider estate, the proposal would still
retain 37 no. garages and 48 no. storage areas which the applicant
has suggested would be available for letting to residents of the
estate. Members were reminded that there is no protection for
retaining car parking within the
On the quality of the proposed dwellings, the
meeting was advised that the proposed units are considered good
standard residential accommodation that will receive acceptable
level of daylight/sunlight, and exceeds the minimum floorspace
Members heard representation from a number of
objectors and the issues raised included the loss of garage for
storage space for existing residents; increase in density; loss of
privacy; loss of the existing community
facilities; poor standard of residential accommodation; lack of
daylight and the proposed amenity space not being up to
Councillor Champion, the ward councillor
acknowledged objectors concerns in particular the impact of the
scheme on the amenity of the existing residents.
On the nomination rights, the Chief Executive of
Barnsbury Housing Association (BHA) in response indicated that
existing tenants will be offered first refusal after which it would
be offered to council tenants through waiting lists.
· In response to issues raised by the objector, the BHA Chief Executive acknowledged the difficulty in building social housing in the borough due to the high prices of land, reminding the meeting that the scheme being proposed followed a period ... view the full minutes text for item 15.
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)
In the discussion the following points were made:
The Planning Officer advised that since the
publication of the agenda, further correspondence had been received
from objectors requesting amendments to conditions 2 and 8 if
members were minded to grant planning permission.
Members were advised that the site lies within
Clerkenwell Green Conservation Area and
Central Activities Zone and 50m to the rear of the site is the
listed Grade I Charterhouse building.
The Planning Officer advised the meeting that issues
for consideration are acceptability of the loss of B8 Use, the
acceptability of the introduced Use classes A3/A4/D2, the impact on
the neighbouring amenity and the impact of the proposal design on
conservation and heritage matters.
The Planning Officer advised members that most of
the physical alterations would be to the entrance of the building
as it will be replaced with a modern glazed element and officers
have considered the application in context of its potential harm to
the character or visual appearance of the host building, the
surrounding conservation area, and the setting of the adjacent and
adjoining statutorily listed buildings.
· Members were advised that in this instance, the existing frontage to be altered, which is largely blank, does not make a positive contribution to the streetscene and its removal is considered to be acceptable in principle.
The Planning Officer reminded members of a similar
application which was previously refused in 2017, which was
subsequently upheld at appeal and the primary difference between
the previous and the current application is that the previous
application also included A1 retail within a flexible commercial
use. Reasons for refusal given were unjustified loss of B8 floor
space and impact of a potential loss of 5580sqm A1 unit outside the
With regards to the loss of existing B8 floor space,
members were informed that the applicant had provided evidence to
demonstrate that the site had been subject to active continuous
marketing for a number of years, information which council officers
have reviewed and are satisfied that it meets the objectives and
requirements as outlined in Appendix 11 of the Development
Management Policies 2013.
· Members were advised that considering the proposal no longer includes an A1 retail element, it was not necessary for officers to carry out a sequential test to support the location of a significant amount of retail space in an out of Town Centre location.
· With regards to the proposed flexible A3/A4/D2 use, Planning officer reminded members that although the area around Farringdon has a significant concentration of late licensing premises, officers having carried out a land use survey of the ground floor units of the buildings fronting St John’s Street and neighbouring areas and have concluded that there is not an over-concentration of ... view the full minutes text for item 16.