Agenda item

Demolition of existing garage and construction of two storey 1-bedroom dwelling house with associated landscaping, boundary treatment and associated alterations.

(Planning application number: P2018/4038/FUL)

In the discussion the following points were made:                                

·         The Planning Officer advised members that references in the report stating that pre-applications Q2015/3697 and Q2016/2046/MN are material planning considerations should be disregarded. The planning officer confirmed that the previous pre- app responses were officer advice and non-binding on the council’s final determination of the application before members.

·         Planning Officer advised that following amendments, the design, layout and massing of the proposed development is considered acceptable and the dwelling would comprise matching scheme brickwork to the host property.

·         Objectors were concerned that the scheme would be setting a precedent for similar schemes in the future; its impact on the distinct historical character of the street, overdevelopment of the site, loss of privacy and the sizes of the room is contrary to council guidelines.

·         In response to objectors concerns, the agent informed members that the scheme is as a result of working in conjunction with planning officers and considering the amendments especially with the design, the proposed development would be a high quality dwelling on a site which is presently disused and occupied by dilapidated buildings. 

·         With regard to the loss of amenity by the present residents, Members were informed that as the dwelling is to be sited on a hardstanding area, there will be no loss and importantly accessing the neighbouring property will not be affected as a result of the new dwelling.

·         In response the agent indicated that this scheme would result in a high quality single dwelling which is highly sought in the borough and that in terms of design concerns both the internal and external provision is policy complaint. The agent acknowledged that the proposed dwelling from street level would be a continuation of the terrace although differing slightly in design and appearance. With regards to loss of amenity space, the agent reminded members that each flat has its individual balcony and a roof garden.

·         In response to concerns that the scheme marginally falls short of the total floor space and bedroom width requirements, members were reminded of the constraints of the site and that the proposed dwelling will be a 1 bedroom, 1 person dwelling that is part spilt over ground and first floor with the majority at ground floor level.

·         Members sought clarification on the dimensions as stated in the report, the ceiling heights of 2.5sqm and the floor area of 35.4sqm.

·         Members raised concerns about the impact of the proposal on both present and future occupiers, especially as the proposed scheme would affect the private outdoor space of the existing homes as it will be reduced significantly. In addition there was concern that the new occupiers will lack good quality  and functional outdoor space which is against policy DM3.5.

·         Members were concerned that the proposed dwelling would fall short of the minimum requirement that is expected in planning guidelines and policy in terms of room sizes and internal heights, poor outlook to the main ground floor living space, and lack of adequate private outdoor space..

·         Councillor Convery proposed a motion to refuse planning permission based on these failings and the wording of the reasons be delegated to officers and agreed by the Chair. This was seconded by Councillor Graham and carried.

RESOLVED:

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 chair.

REASON 01: The proposed 1-bedroom residential unit is considered to provide sub-standard and cramped living accommodation representing an overdevelopment of the site due to its inadequate internal floorspace, compromised ground floor outlook to main habitable/living space and inadequate floor to ceiling heights. The proposal is therefore considered to be contrary to policy CS12 (meeting the housing challenge) of Islington Council's Core Strategy 2011, Islington's Development Management Policy 3.4 (Housing Standards) Policy 3.5 (Quality and design of housing developments) of the London Plan 2016, Technical Housing Standards- Nationally Described Space Standards (March 2015) and the NPPF 2019.

REASON 02:  The proposed development fails to provide adequate and functional private amenity space for the proposed residential unit thereby creating poor living environments for this unit. 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.