Agenda item

Two storey roof extension to the existing building to create additional office space (B1a Use Class) along with associated refurbishment and external alterations.

(Planning application number: P2018/3191/FUL)

In the discussion the following points were made:

·         Planning Officer advised that although the proposal is now a minor development, as major applications for the same site had been considered by the planning committee on two previous occasions, it is agreed that in the interest of consistency it has been brought back to the main Committee.

·         Members were advised that since the application was considered by the committee there have been notable revisions to address concerns raised such as designs to the extensions and the scale and massing of the proposal.

·         Members were informed that site is located within Archway Town Centre and Archway Key Area. The proposal would result in an increase in office floor space and employment.

·         Members were advised that a comprehensive assessment of the proposed development on surrounding windows, rooms and gardens had been undertaken in accordance with BRE guidance and practice and results of the assessment show good levels of adherence with only minor transgressions to all but one property.

·         The Planning Officer set out the representations received in relation to the application as set out in the officer’s report which had been addressed by the application. Issues such as daylight and sunlight had been addressed following a number of revisions on the massing and design.

·         Three objectors addressed the Committee. Objections included loss of privacy as a result of overlooking from windows due to the additional floors and location of bin store in Fairbridge Road and its associated nuisance such as noise, smell and hygiene.

·         In response to the decision not to locate the servicing, deliveries and refuse collection on Holloway Road, members were advised that this is a Red Route and that TFL had lodged objection to servicing from the Holloway Road. Also the forecourt has limitation for vehicles to manoeuvre, turn around and exit, the frontage is partially blocked by a bus stop. 

·         In response to concerns that the revised daylight/sunlight assessment excluded the dwelling of one of the objector and how the hours of use of the terrace would be monitored, the Planning Officer acknowledged that the assessment did include the objector’s property and the results did not exceed the BRE guidelines. In terms of the hours of use, the meeting was advised of condition 7 which will address any concerns and protects the amenity of neighbouring properties.

·         In response to concerns that their views were not being considered, the agent advised that the scheme to provide office space conforms with the Council’s local plan as this brings back into use a building which has been vacated for a long time. In terms of overlooking, the meeting was advised that the design of the scheme has been altered and the massing has been shifted towards Holloway Road away from Fairbridge Road.

·         The agent advised that as an office building rubbish levels would not be comparable to residential building so concerns about vermin and litter would not be an issue for Fairbridge resident’s. Members were informed that TFL’s objection to servicing from Holloway Road had driven the decision to locate the services on Fairbridge Road and that as part of the application, a management servicing plan has been submitted.

·         In response to concerns that the applicant had given more consideration to TFL’s objections rather than those of the resident’s concerns, the agent advised TFL being a statutory consultee had concerns with vehicles reversing onto or off the Holloway Red Route and subsequent disruption to the free flowing traffic especially during the construction period and safety.

·         Members were concerned that TFL were not being consistent in their objections as the siting of the bus stop in this particular location is only a recent feature to cater for driver changeover as it is close to Holloway bus garage. A suggestion that the agent explore further discussion with TFL especially as car parking has been removed from the scheme was noted and agreed. Members also noted that other office buildings in the vicinity and on the bus route on Holloway road allowed servicing and refuse collection to take place from Holloway Road.

·         Members acknowledged that this was an improvement on their previous scheme and that issues such as overlooking and sunlight/daylight loss had been addressed but would recommend further discussion with TFL on alternative service arrangements.

·         A suggestion that application be deferred so as to enable agent a further opportunity to discuss with TFL. In addition members agreed that this would be an opportunity for agent to meet the residents on their concerns.

Councillor Klute proposed a motion to Defer application on the grounds of further discussion with TFL and with residents. This was seconded by Councillor Poyser and carried.

RESOLVED:

That consideration of the application be deferred for the reasons outlined above.