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Agenda item

Disused Single Garage, 16 Japan Crescent, N4 4BB


Demolition of existing disused derelict building and construction of two storeys over basement single dwelling hours (C3 use class) and associated excavation at basement level.

(Planning application number: P2015/4983/FUL)


The planning officer advised that since the report had been published a letter of support had been submitted and two further conditions were proposed in relation to the construction method statement and to prevent the use of the basement as a bedroom.  He further advised that a pre-action protocol letter had been received from objectors. Legal advice was given that limited weight should be given to this.


In the discussion the following points were made:

·         The Sub-Committee raised concerns that a pre-action protocol letter had been issued before a decision had been made.

·         Following the review of the Structural Method Statement by an Independent company, the Sub-Committee was satisfied that the development now complied with the requirements of the Basement SPD (2016).

·         The additional condition preventing the use of the basement as a bedroom reduced concerns regarding the space standards for a two bedroom dwelling.

·         The Sub-Committee would not want to see the plans amended to include a bathroom at basement level.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              


Councillor Jenny Kay proposed a motion to condition the creation of the basement as laid out in the approved plans and for no change therefrom to take place without the prior approval of the Council.  This was seconded by Councillor Alice Donovan-Hart and carried.




That planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the original officer report andthe additional conditions outlined above; and subject to 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.


Additional conditions as requested at Sub-Committee.


CONDITION: The development hereby approved shall be carried out in accordance with the approved Structural Method Statement, Hurley Palmer Flatt, July 2016Ref: PUR09923-Jpn Cr – 160728 and Structural Method Statement Addendum dated 30/11/2017.


In the event that there are amendments to the design of the approved excavation works at basement level, updated structural engineers report and excavation strategy including methodology for excavation and its effect on all neighbouring boundaries and neighbouring buildings shall be submitted to and agreed in writing by the Local Planning Authority prior to such works commencing.


The development shall be carried out in accordance with the approved details and retained thereafter.


REASON: To ensure that the development does not adversely impact on neighbouring residential amenity and that it continues to accord with the Islington Basement Development SPD.



CONDITION: Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order (2015) (or any order revoking and re-enacting that Order with or without modification) there shall be no alteration to the layout at basement level and this level shall be constructed in accordance with the approved plans and retained thereafter.


REASON: To ensure the development provides an acceptable standard of accommodation.


CONDITION: The basement study room hereby approved shall only be used for the purposes of a study and shall not be used as a bedroom.


REASON: In the interests of ensuring that the consented dwellinghouse accords with the requirements of the minimum unit and amenity space standards as set out in the National Housing Standards

Supporting documents: