29 Windsor Road, London, N7 6JG
Conversion of single family dwelling house into 3 self-contained residential units (1x3 bed, 1x studio and 1x 2 bed) plus the excavation of basement, front lightwell and rear courtyard erection of basement, ground and first floor rear extensions and roof extension, proposed bin and bicycle storage to the garden and associated alterations.
(Planning application number: P2017/4766/FUL)
In the discussion the following points were made:
Members were advised that item was deferred at the
committee’s meeting of 19 June as the applicant was not
available to respond to objectors questions or address issues on
the ADF levels to the proposed basement rooms.
The Planning Officer advised that since the last meeting amendments
to the previous proposal had been submitted. The proposed front
lightwell had been enlarged and widened
so as to create a larger outlook and open space for the proposed
basement bedroom unit and a daylight and sunset study including ADF
calculations had been submitted to address concerns about the
The Planning Officer advised that the proposed development is
considered to be acceptable in land use, design and visual terms
and would offer good quality accommodation without adversely
affecting the amenity levels of adjoining occupiers.
On the issue of refuse storage facilities, Members were advised
that a condition had been included to ensure appropriate refuse and
recycling storage facilities are designed so as to prevent
cluttering in front of properties.
With regards to concerns about the impact of basement extension on
the structural stability of adjoining buildings, the Planning
Officer advised that a Structural Method Statement (SMS) must be
submitted in line with the Basement SPD and a condition has been
attached requiring that a certifed
professional endorsing the scheme is retained for the duration of
the construction works.
The Planning Officer acknowledged that although studio units are
generally not supported unless thre are
exceptional circuamstances, ,the
proposal overall complies with the aim of reproviding a family unit in accordance with DM3.3
and so is acceptable in this instance especially in the context of
the constraints of an existing building.
In response to questions about the roof extension, Members were
advised that Islington’s Urban Design Guide accepts scope for
introducing well designed decisions roofs outside of conservation
Notable objections include the impact of the proposal on
neighbouring amenity; the quality of the proposed accommodation and
concerns of structural damage to adjacent properties. In addition,
the objector indicated that the proposed development would result
in an overdevelopment of the site contrary to council policy and
that issues raised regarding the lightwell had not been sufficiently
In response to objectors concerns, the meeting was advised by the
applicant that the scheme had been revised to address the concerns
raised at the previous meeting of the Committee and followed
guidance and advice with the Council’s planning officer. The
applicant informed members that the proposed development was
consistent with the policies of the London Plan, the Islington Core
Strategy and that a small off site affordable housing contribution
of £100,000 will be provided.
Members were concerned with the quality of the accommodation
especially with the studio unit and that in general it falls short
of the Council’s standard. Members agreed that a redesign of
the building layout would have resulted in two sufficiently family
size dwellings instead of the 3 separate dwellings especially the
amenity space of the prospective occupiers is compromised as a
result of the design.
Members were concerned with the overdevelopment of the site, lack
of amenity space, the quality of accommodation within the basement
and the provision of a studio unit.
· Councillor Convery proposed a motion to refuse planning permission on grounds stated above. This was seconded by Councillor Nathan and carried.
That following consideration of
the case officers report (the assessment and recommendations
therein), the presentation to Committee, submitted representations
and objections provided verbally at this meeting, planning
permission be refused for the reasons set out below, the wording of
which was delegated to officers in conjunction with the
REASON 01: The proposed studio unit is considered to provide sub-standard accommodation representing an overdevelopment of the site whilst directly undermining the quality of outlook to the basement unit, and there are no exceptional circumstances to justify this provision within the overall proposed housing mix, contrary to Policy 3.5 (Quality and design of housing developments), 3.9 (mixed and balanced communities) of the London Plan 2016, The Housing SPD March 2016; policy CS12 (meeting the housing challenge) of Islington Council's Core Strategy 2011; policies DM2.1 (Design), DM3.1 (Mix of housing sizes) and DM3.4 (Housing standards) of Development Management Policies 2013.
REASON 02: The proposed basement front bedroom is considered to provide a poor standard of accommodation due to compromised outlook and enclosure levels to this habitable room space. This would create a poor living environment for occupiers of the ground/basement residential unit contrary to CS policy 12 (meeting the housing challenge) and DM policies 3.3 (Residential conversions and extensions) & 3.4 (Housing standards), London Plan Policy 3.5 and the NPPF 2018.
REASON 03: The proposed development fails to provide adequate and functional amenity space for each of the residential units thereby creating poor living environments for these units. The proposal is therefore considered to be contrary to CS policy 12 (meeting the housing challenge) and DM policy 3.5 (Private outdoor space), London Plan Policy 3.5 and the NPPF 2018.
- 29 Windsor road original committee appendix 1, item 32. PDF 5 MB
- MAP P2017-4766-FUL 29 Windsor Road, London, N7 6JG, item 32. PDF 123 KB
- 29 windsor final nb, item 32. PDF 723 KB