Agenda item
9-12 GREAT SUTTON STREET LONDON EC1V 0BX
Minutes:
Demolition of existing buildings and redevelopment to provide a 6-storey (plus basement) building accommodating 1,307sqm (NIA) office floorspace at basement and first to fifth floors, and a 243sqm (NIA) retail (A1 use) unit at ground level, together with associated cycle parking and refuse and recycling storage.
(Planning application number: P2016/3353/FUL)
In the discussion the following points were
made:
·
In response to concerns with the results of the Average Daylight
Factor (ADF), the Planning Officer advised that little weight could
be attached to the applicant’s ADF tests results as it relied
on a range of inputs including assumptions regarding internal
reflectivity and assumptions made regarding room sizes at some of
the properties. Additionally, ADF is not one of the two primary
tests to be used to assess impacts on adjoining daylight receipt,
the primary tests are Vertical Sky Component (VSC) and Daylight
Distribution(DD).
·
With regards to concerns raised by the London Fire and Emergency
Planning, the Legal adviser informed Members that although issues
of fire safety were building control matters, the potential impacts
on a scheme to accommodate such building regulations solutions
provided by the applicants could have material impacts on the
scheme –for consideration by Planning Committee.
·
The Planning Officer informed Members that the applicants daylight
and sunlight consultants had not visited any of the neighbouring
properties and acknowledged that the results from the measurements
he had undertaken when he visited the neighbouring flats were
different from those provided by the applicant’s daylight
consultants. He acknowledged that he did share the information with
the applicant.
·
Members were concerned that considering the scale of the scheme and
sensitive location that the scheme had not been presented to the
Islington Design Review Panel (DRP) for their comments. It was determined that there were concerns over
the appropriateness of the response to the character of the
immediate vicinity and that therefore it must be presented to the
DRP.
·
Objections raised by neighbouring residents included the size and
scale of the building; impact on neighbouring amenity; loss of
privacy and the inaccurate information provided by the
applicant’s daylight and sunlight consultants etc.
·
The Applicant’s agent highlighted the benefits of the scheme
and addressed concerns raised by the objectors. He indicated that
following consultation with neighbouring occupants the scheme was
amended to address the issue of massing; the deletion of terraces
from along boundary with 13-14 Great Sutton street and the
provision of privacy screens to the front and rear terraces at
fifth floor level.
·
The agent acknowledged that the methodology employed for measuring
the sunlight and daylight loss included a number of assumptions,
however he indicated that considering the location of the site, any
loss was within a tolerable level.
Councillor Khan proposed a motion to defer
consideration on three grounds:
a)
Advice from the Design Review Panel would be welcomed by the
Committee given the mixed views on the quality of the
design.
b)
More detailed information regarding the sunlight and daylight loss
measurements to be provided especially as results from the
applicants consultant is contrary to those obtained after visits by
Planning Officers to neighbouring properties.
c)
A written response from the London Fire and Emergency Planning in
light of their fire safety concerns.
This was seconded by Councillor Klute and carried.
RESOLVED:
That consideration of the application be deferred for the reasons outlined above.
Supporting documents:
- 9-12 Great Sutton Street - P2016-3353-FUL - Committee Report 18-07-2017, item 306. PDF 2 MB
- Map P2016-3353-FUL 9-12 Great Sutton Street, London, EC1V 0BX, item 306. PDF 131 KB