National Youth Theatre , 443-445 Holloway Road, N7 6LW
Single storey entrance and studio pavilion with associated landscaping. Additional window to south elevation and automatic opening vents (AOVs) to windows to comply with fire regulations.
(Planning application number: P2019/2469/FUL)
In the discussion the following points were made:
The Planning officer provided a number of updates. That
a 18 month period has been agreed to
demolish the front extension if the scheme is discontinued or the
public benefits is not realised. Also there is ongoing discussions
between NYT and the Director of Employment, Skills and Culture to
prioritise Islington residents in securing NYT
The Planning Officer highlighted the revisions to the proposed
extension which included two flat roofed adjoining and connecting
blocks; reception block projecting 11.5m beyond the front building
line with a width of 54m and a height of 4.9m providing an internal
floor area of 48sqm. In addition the adjoining and connecting
‘studio’ block would project 101m beyond the front
building with a width of 91m and a height of 4.2m providing an
internal floor area of 80sqm- the combined front extension which
would be viewed as two adjoining masses would have a width of 146m
and an internal floor area of 128sqm.
The Planning Officer highlighted the comments from the London
Review Panel, which welcomed the revised designs to the scheme and
in particular the improvement to the glazing to the north
The meeting was informed that site is locally listed at Grade B and
lies within the Mercers Road/Tavistock Terrace Conservation Area
and approximately 50m to the north west
of the Grade II listed Odeon Cinema at the junction of Holloway
Road and Tufnell Park Road.
The Planning Officer informed members that the proposal seeks to
enhance the level of accessibility to the building through the
provision of a level entrance pavilion and studio. In addition
internal upgrades including the installation of a platform lift to
gain access to the primary ground floor level
Members were advised that were members minded to grant planning
permission, this will be subject to planning obligations which
secures the NYT public benefits and also ensures the demolition of
the front extension in the event that the NYT benefits secured by
planning obligations ceases to be provided.
The Planning Officer advised that applicant had been submitted
alternative options to the proposed
erection of a front extension during the design development stage
and officers were satisfied that the applicant’s assertion
that the erection of an extension upon the front forecourt was the
only viable option for the expansion of the building.
With regard to design, planning officer acknowledged that the
proposed front pavilion would project beyond the established
predominant building line along the section of Holloway Road and
visible in public sight lines. In addition, the Planning Officer
highlighted concerns with the bulk and scale of the proposed front
extension which would conceal the entirety of the existing ground
floor façade by matching the height of the raised ground
floor level and the harm the scheme would cause to the
Mercer’s Road/Tavistock Terrace Conservation
The Planning Officer advised that although the site is within the
root protection area of 2no. protected street trees, no objections
has been received by the Council’s Tree Officer, as
information provided shows that root growth is limited into the
development area, however a condition securing tree protection was
requested if planning permission is to be granted.
The agent noted that the proposal complies with Council Policy
DMS.12 in that it would allow the D1 facility to be enlarged so as
to maximise the use of the property in providing recreational and
community uses, and complement the existing use. In addition the
scheme would enhance the overall character of the area without any
adverse impact on the surrounding area with the building still
being retained for art/cultural uses at the present site which was
to be welcomed.
In response to options considered, the architect informed the
meeting that following a full analysis of the various options
highlighted on page 226 of the report, the erection of an extension
upon the front forecourt of the building was the most viable method
to expand the building.
On concerns about the impact of the extension, the architect
informed the meeting that as a landmark building, NYT currently
lacks an adequate public presence within the street scene and will
be improved as a result of the extension.
With regards to concerns about the overall height and depth of the
extension, Members were advised that applicant had submitted a
revised scheme with reduced height and although officers still had
concerns with the overall bulk of the proposed extension it is
recognised that the site is constrained; accessibility is
inadequate; the building is at capacity and the NYT programme has
very little room for expansion at the current location.
Members were informed that as a charity, National Youth Theatre
having occupied the building since 1987, earning and raising all
its income annually with only 9% of the income coming from public
subsidy, this proposal would enable it to remain at its present
location. Members were reminded that the building requires a lot of
works to be carried out, it’s commitment to continue
providing arts and culture to the community and having just signed
a 999 year lease and taken on a mortgage, the proposal would only
be viable with planning permission being granted for the front
extension, ie studio 7.
The Planning Officer highlighted a number of benefits that will
arise from the scheme as listed in the report not only specific to
the residents of Islington and that the proposal represents
improvements to the accessibility of the building.
On the impact of the proposal on the heritage assets, The Planning
Officers reminded Committee of it’s statutory duty to preserve or
enhance the character and appearance of the heritage assets and
place great weight on this.
Members were of the view that the proposed public benefits although
linked to the use of the building outweigh any substantial harm to
the character and appearance of the heritage assets.
In response to a suggestion that the applicant use the services of
local firms during construction especially with regards to the
brick works, the Planning Officer advised that this could be an
informative encouraging the use of local firms.
agreed that the rewording of condition 5 be delegated to the
planning officer and the Chair as there is no reference to the use
That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations, planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the officer report 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.
- National Youth Theatre, item 106. PDF 2 MB
- Map P2019-2469-FUL, National Youth Theatre, 443-445 Holloway Road, London, N7 6LW, item 106. PDF 214 KB