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Agenda item

Land & Access Ways Rear of 13-27 Cowcross Street, London, EC1


Continuation of the use of the external plaza area for a food market of up to 13 stalls for a maximum of 3 days per week (Temporary Planning permission previously granted P2016/3449/FUL 07/07/17). The market would operate Tuesday, Wednesday and Thursdays between 9am and 4.00pm with food cooked and served between 11am and 2.30pm only.


(Planning application number: P2019/1744/FUL)


In the discussion the following points were made:


·         The Planning Officer summarised the application. It was advised that one further objection and two additional letters of support had been received in relation to the application. Objections included that a food market was not in keeping with the character of the area, that the market would result in discarded waste and an increase in rodents, that the market would result in an increase in traffic, and that the market would have an unacceptable impact on the amenity of neighbouring residents.

·         Officers noted that the area had a historical link to market activity and the application was consistent with the planning authority’s policy of promoting heritage land use. Officers considered that matters related to waste management could be addressed through proposed Condition 8, which required a market operational management plan to be approved by the local planning authority. It was also noted that Condition 1 would grant temporary consent, which would allow the market to operate temporarily for 36 months. This would allow noise and other operational management issues to be monitored by the local authority.

·         The Sub-Committee was advised that the market had already been operating for one day a week, with the current planning permission allowing the market to operate up to three days a week. The local authority had not received complaints related to noise or other operational matters.

·         The Sub-Committee heard objections from members of the public. These included that public access to the application site posed a security risk for neighbouring residents, that the market caused unacceptable disturbance to neighbouring residents, that the market was the cause of discarded waste and drain blockages in the local area, and that the market management did not engage with local residents on operational issues. It was commented that, whilst no complaints had been received by the local authority, local residents had submitted complaints about the market to the land owner.

·         The applicant’s representative addressed the Sub-Committee and noted the benefits of the market. The applicant’s representative proposed that a community liaison officer could be employed by the landlord to ensure a positive relationship with local residents. It was also noted that the site supervisor, required as per Condition 8, would be an additional point of contact for residents.

·         Following a question, it was advised that market access issues would be addressed through a further planning application. Officers advised that this application may be determined by a Sub-Committee if it receives the requisite number of objections, in accordance with the Sub-Committee’s terms of reference.

·         It was suggested that granting temporary permission for a period of 12 months would be appropriate. This would allow the impact of the market to be monitored closely over the next year.  


Councillor Kay proposed that planning permission be granted as per the recommendations in the officer’s report, subject to an amendment to Condition 1 to grant temporary consent for a period of 12 months, and an amendment to Condition 8 to require the employment of a Community Liaison Officer to engage with local residents. The wording of the amended conditions was delegated to officers. This was seconded by Councillor Poyser and carried.




That following consideration of the case officer’s report (the assessment and

recommendations therein), the presentation to Sub-Committee, submitted representations and objections provided verbally at this meeting, planning permission be granted subject to the conditions and informatives set out at Appendix 1 of the officer report and the amended conditions set out above.


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