Agenda and draft minutes

Cllr Hayes welcomed everyone to the meeting. Members of the Committee and officers introduced themselves and the Chair outlined the procedures for the meeting.

Apologies were received from Cllrs Clarke, Spall and Klute

Cllr North was a substitute member

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.

No declarations were made.

The order of business changed so that Item B2 33-37 Corsica Street, London, N5 1JT, was taken first.

RESOLVED:

That the minutes of the previous meeting be signed by the Chair as a correct record

Demolition of the existing dwellinghouse and erection of a replacement two-storey (plus basement) dwellinghouse with rooftop PV panels and Air Source Heat Pumps and associated boundary treatment and landscaping works

(Planning Application Number: P2023/3394/FUL)

The planning officer introduced the report to the committee. The project involved demolishing the existing house and building a replacement. Four new objections were received from residents who had previously objected. The site had a large central house, with significant features including a tree in the front garden. The proposed new house had a similar depth to the existing one but a different form. It met space standards and provided good quality accommodation. Landscaping plans included removing five trees (one already dead) and retaining one, with 12 new trees to be planted, resulting in 13 trees on site. The highway layout proposed setting the building back, widening the pavement, and removing one vehicle crossover. The project achieved high sustainability standards with features like a green roof, air source heat pumps, and solar panels. Planning permission was recommended with conditions, including a £9,000 contribution for planting three new trees locally and a £1,500 fee for Net Zero carbon offsetting.

In response to concerns, the planning officer confirmed the development would not achieve Net Zero carbon. Instead, it would offset remaining emissions through a financial contribution. Although it wouldn't meet Net Zero carbon, the project committed to achieving a 4-star rating under the BREEAM Home Quality Mark and demonstrated an 83% reduction in carbon emissions over the notional dwelling as per Part L of the Building Regulations, indicating high sustainability standards overall.

They further explained, the property had always been used as a single dwelling and no subdivision evidence existed. Therefore, the redevelopment would not result in a net loss of housing stock. Regarding the tree in the front garden, it is maintained through heavy pruning, which impacts its long-term health, but no specific forecast on potential structural damage was provided.

An objector expressed significant concerns regarding the proposed property height, the sense of enclosure, and the loss of light. They disputed statements in the planning report, arguing that the current roof is not enclosing, and the new building would increase enclosure and reduce light by 37%, exceeding the acceptable 20% loss. They highlighted inaccuracies in the planning report and presented photographs to support their objections.

Another objector emphasised how the new building's height and mass would block light, particularly to a unique diagonal bay window, reducing light by a third. They also raised concerns about subsidence, noting the area's history and existing cracks in their property and neighbouring ones. They sought assurances about safeguarding during basement excavation.

The final objector pointed out missed opportunities to improve the street frontage. They suggested that setting the building back would align it with neighbouring houses, alleviate the narrow pavement issue, and improve the street, particularly for disabled residents. They argued for a design that prioritises human aspects over just fitting into the existing layout, criticising the current proposal for maintaining  ...  view the full minutes text for item 34.

Change of use of existing residential unit (Class C3) and restoration of a commercial unit on the lower ground and ground floors (Class E) with associated remodelling of internal space and replacement of glazing on the front façade.

(Planning Application Number: P2024/0153/FUL)

The planning officer introduced the application. The proposal for 48 Great Sutton Street involves converting the existing lower ground and ground floor flat into office space. The site is located on the northern side of the street. Currently, although there is no formal planning permission or lawful development certificate for its use as a flat, council tax records indicate that it has been used as a two-bedroom flat since at least 2005. The existing flat is characterised by poor daylight quality, particularly in the basement, leading to a substandard residential accommodation.

The application seeks to change the use to office space over both floors, including internal cycle parking. The building’s front elevation would see a minor alteration to the glazing arrangement. Given that the site is within the Bunhill and Clerkenwell Area Action Plan area, which supports commercial, and office uses on ground floors, the proposal aligns with local policies. The recommendation is to approve the application, subject to the conditions outlined in the report.

The Planning Officer updated the committee on discussions about off-site cycle parking provision. The existing building lacks outside space and had a step into the premises, limiting the feasibility of installing Sheffield stands directly in front. However, there was potential to replace a bollard on the opposite side of the pavement with a Sheffield stand, providing space for two cycles. Despite this, the current proposal included indoor cycle storage, with cupboards for fold-up bikes.

The applicant addressed the committee. They explained that although the premises had been used as a residential flat, this was done without planning permission and did not benefit from lawful development status. The flat was substandard due to poor lighting, lack of outlook, and no outdoor space. The application seeks to revert the building to its original commercial use, aligning with the character of Great Sutton Street, which featured commercial uses at ground floor level. This change was expected to activate the street, contribute to the conservation area's character, and provide office space for SMEs and startups. The new shopfront would enhance the street appearance and thermal performance while using recycled materials.

The applicant indicated a willingness to make a financial contribution to replace the bollard with a Sheffield stand to address the limitations of the on-site cycle parking provision. Although there were initial considerations about adapting motorcycle bays for cycle parking, this was deemed unfeasible. The applicant agreed to support the installation of a Sheffield stand in a suitable location to mitigate the lack of on-site provision.

A motion was proposed by Cllr North to add a planning obligation for this financial contribution, secured through a unilateral undertaking. This motion was seconded by Cllr Hayes with precise wording to be delegated to officers.

The committee acknowledged that the  ...  view the full minutes text for item 35.