Armoury House, City Road, London, EC1Y 2BQ
Proposed erection of stables and tack room adjacent to the existing rugby pitch (for a temporary period of 2 years, 6 months), together with permanent internal alterations to the listed 'Specials' office within the mezzanine floor of the west wing of Armoury House.
(Planning application number:
Discussion with this application was considered in conjunction with Item B7, although votes with regard to its recommendation was taken separately. In the discussion the following points were made:
The application site relates to the Grade II* Listed
Armoury House (Finsbury Barracks) and large private playing field.
Finsbury Barracks has a site area of approximately 2.6 hectares
situated between City Road (directly east), Bunhill Row (directly
west) and Chiswell Street (directly south).
Members were advised that the surrounding area is
predominately office/commercial space within the Central Activity
Zone and that the nearest residential properties are situated to
the east along City Road with No’s , 12, 16 and 18 having
apartments in the upper floors that project onto the
Meeting was advised that works to the main building
would be located close to the frontage of the property at the
‘Specials’ office within the mezzanine floor of the
west wing of Armoury House and that the proposed alterations would
include the removal of a modern partition wall, and introduction of
a new wall to rationalise the office accommodation and that the
works are on a permanent basis.
Sports England was consulted and their comments
regarding the restoration and relocation of the cricket net
facility following the removal of the temporary facilities was
agreed by the applicant. The applicant has agreed to provide
temporary practice nets elsewhere on the margins of the cricket
pitch which could be removed when not required.
A resident who lives in close proximity to the site
was concerned about the smell and noise levels from the stable. In
additions concerns with the number of restaurants in the vicinity
of the proposal, public health of users had not been in to
consideration and finally as she lives immediately above this
proposal will impact the value of her property.
With regards to noise concerns, the Planning Officer
informed the meeting that it is a well managed facility and
applicant have offered details of a contact to the Council if any
In a response to a question on the numbers of horses
on the site, the agent acknowledged 6 horses in the 6
On the question of what type of insulation and
ventilation was being proposed for the stable, the Planning Officer
advised that stables will open during the day and be closed at
night and an acoustic report submitted has no concerns that will
arise from the activities there during use.
The agent advised Committee that the proposed
stables area is considered necessary to facilitate the closure and
decommissioning of Wood Street, the City of London Police’s
Mounted Unit which requires alternative accommodation.
The agent in response highlighted the public benefit
as it enables the Police to ensure effective response times and the
ability to mobilise the Unit in close proximity to the City in
response to operational needs and requirements for effective
Services within the City of London (within 5 minutes). The
operational risk of locating the Unit outside of the City is
considered to be impractical and poses operational risks. The
location also allows for deployment to other parts of
Meeting was advised that although the proposed
stables area would be solely visible from private views within the
offices/commercial and residential properties that surround the
site on City Road, with limited visibility of the stables from the
entrance along Finsbury Street when the temporary marquees to the
southern boundary are not in place, this would not impact the wider
conservation area given its temporary nature and its overall
distance from the listed building.
The Planning Officer advised that although the site
forms part of the Bunhill & Clerkenwell Conservation Area, and
the application building is listed, the impact towards the
character and setting of the conservation area and Listed Building
has been considered.
On the issue of the impact on the conservation area,
meeting was advised that given the
temporary nature and its positioning (set away from public views
and away from the listed building), and acceptable timber clad
design, the proposal would not have a detrimental impact on the
setting of the listed building nor detract from the character and
appearance of Bunhill & Clerkenwell Conservation Area subject
Members were advised
that the stables are not considered harmful to neighbouring amenity
with regards to outlook when considering the surrounding high
boundary walls some of which extend up to 3m, whilst the stables by
virtue of their single storey height and timber clad design would
not appear prominent structures, additionally the setback proposed
is approximately 4m-5m.
In addition, the proposal has been assessed by
Public Protection Officers in relation to noise and also with
regards to the welfare of the animals on site. Officers do not
consider the stabling of horses to be a noisy activity and any
noise from corporate events and historic artillery practices upon
the field are unlikely to cause issue given the training of the
horses to deal with noisy environments when they do occur. There is
no objection to the typical hours of use for the facility and the
daily muck out of stables proposed that would mitigate adverse
odours. The agent advised that a condition will be placed upon the
permission to request that the contact details of the site manager
are shared with the Local Authority prior to use of the stables to
ensure contact can be made should issues arise from the proposed
development in regards to noise, odour or the welfare of the
During deliberation, members acknowledged the noise
concerns raised by residents but were confident that the welfare of
horses will be of paramount importance to the City of London
Police. Members noted that the number of horses as stated by the
agent would not cause any adverse disruption to the amenity of
On the insulation and ventilation concerns, a member
proposed a condition requesting that the details for sound
insulation be submitted. This was seconded and agreed. Wording of
additional condition to be delegated to the Planning
A suggestion to amend condition 9 regarding the
contact, to be residents instead of the Council’s Protection
Team was noted
· Members agreed that overall, the proposal would not have a detrimental impact on noise and disturbance, odour, outlook, privacy and overlooking and Daylight and Sunlight and would therefore be in compliance with policies DM2.1 of the Development Management Policies 2013.
Councillor Kay proposed a motion to grant planning permission subject to amending condition 9 to change the contact details and add a condition requiring details of noise insulation to be submitted (wording delegated to officers). This was seconded by Councillor Convery and carried.
That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations and objections provided verbally at this meeting, planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the officer.
- Committee Report_HAC stables JS FULL B6, item 37. PDF 2 MB
- Map P2019-2369-FUL Armoury House, City Road, London, EC1Y 2BQ, item 37. PDF 163 KB