Agenda item
557 Kenton Road, Harrow Middlesex HA3 9RS (Ref. 09/2091)
Minutes:
09/2091 |
Erection of single-storey and two-storey side and rear extension to religious institution, formation of basement with lightwell to rear and associated landscaping (as accompanied by Apcar Smith Planning Design & Access Statement ref. CA/2349A and Three Counties Flood Risk Assessment dated 19/08/2009).
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OFFICER RECOMMENDATION: Grant planning permission subject to conditions including an additional condition on a management plan, amendment in conditions 12 and 13 and the deletion of condition 14.
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In reference to the tabled supplementary, the Planning Manager, Neil McClellan submitted that the application would allow the Council to impose a degree of control on the frequency and size of the activities and functions that would take place at the centre. He added that in conjunction with its management, a travel plan would be produced to ensure that the visitors to the centre were made aware of their responsibility for considerate parking, were advised about alternative means of transport and alterative places to park, thus reducing the impact on Kinross Close.
The Planning Manager continued that whilst conditions regarding hours of use and the number of people attending were difficult to enforce, their imposition would regularise and improve the existing situation. Members noted that refusal of the proposed extensions was unlikely to result in the closure of the temple and even it did, another community use could spring up as long as the existing D1 use remained lawful. He reiterated that this proposal would afford the Council a measure of control where none currently existed. He added that there was no evidence that crime would increase as a result of the extension and that issues about flood risk had been addressed within the report. The Planning Manager continued that although no loss of privacy would result from the works proposed, he recommended an additional condition to provide screen planting along the boundary with No. 555 Kenton Road.
At the start of his presentation, Mr Malik an objector referred to a petition of 20 signatures from the residents of Kinross Close on the following grounds;
(i) Visitors to the religious centre would continue to park their vehicles in Kinross Close leading to congestion in the quiet cul-de-sac and and likely to give rise to access problems for emergency vehicles to the detriment of the safety of residents.
(ii) The increase in the number of vehicles into and out of Kinross Close would lead to an increase in carbon emission, thus causing health and safety problems for the local residents
(iii) The continued use of 557 Kenton Road for religious purposes would alter and cause harm to the residential character of Kinross Close, resulting in the loss property values.
Mr N Mehta the applicant’s agent and a member of the family that donated the building for religious use started by saying that the centre would provide educational and spiritual discourse and meditation without creating nuisance to the local residents. He added that the proposed improvements would enable the centre to fulfil its spiritual objectives without attracting masses of people. He continued that measures to control parking and congestion including the use of stewards and the implementation of an agreed travel plan would be in place.
In response to members’ questions Mr Mehta submitted that at any time the expected visitors had been between 10 and 15 and that the maximum number after the extensions had been completed would be between 30 and 50. He continued that most of the visitors would be arriving in shared cars and were likely to use the 5 car parking spaces available, although a few may park their vehicles in Kinross Close. He added that the use of 3 stewards before and after each service and adherence to a travel plan would minimise any resulting impact. Mr Mehta also confirmed that the building had been in use for religious purposes for the past 11 years.
In the discussion that followed, Councillor Jackson expressed echoed a view that the grant of planning permission would enable the Council to exert control over the use and operation of the religious centre. Councillor Anwar stated that despite the conditions and a travel plan, the traffic impact on the residents of Kinross Close would be unbearable.
The Head of Area Planning Steve Weeks stated that officers were aware of the significant existing problems but felt that the proposed travel and management plans and the imposition of conditions would, on balance, enable the Council to exercise control over the use of the building. In his summary, the Chair drew members’ attention to similar precedents in the Borough, the proposed travel and management plan and the existing parking restrictions on Kenton Road. He noted that the Council’s Highways Unit had not raised objections to the proposal.
DECISION: Planning permission granted subject to conditions including an additional condition on a management plan, amendment in conditions 12 and 13 and the deletion of condition 14. |
Supporting documents: