Agenda item
271-273 Kilburn High Road, London, NW6 7JR (Ref. 15/3695)
Decision:
Planning permission granted as recommended, with additional conditions relating to balcony privacy screens, control of access to green roofs, maintenance of ventilation and an amendment to condition 8 for a Construction Logistics Plan (CLP) requiring advice on delivery vehicles for neighbouring properties.
Minutes:
PROPOSAL: Demolition of existing building and erection of a part four, part five storey building comprising an A3 unit (restaurant/cafe) on the ground floor and 7x self-contained flats (7 x 1 bed) on the upper floors with associated bin and cycle storage.
RECOMMENDATION: Grant planning permission subject to conditions as set out in the Draft Decision Notice.
Angus Saunders (Area Planning Manager) introduced the proposal and with reference to the supplementary report responded to issues raised at the site visit in respect of overlooking and daylight and sunlight impact. He informed members that the applicanthadsubmitteddetailsto showa 1.2mdeepplanteralongtheside facingtheunitson 275 Kilburn HighRoad to demonstrate that overlooking would not result. However, and inresponsetoMember'squeries,a privacyscreencouldbelocatedalongthissection byamendingthe proposedlandscape condition. He continued that whilst there would be some impact on thesecond floor flat facingthe flankfacade(Flat5, 275 Kilburn HighRoad),onbalance, he considered it to be limitedandnotsufficienttomerita refusal. He added that whilst the BRESunlight/Daylight assessmentdidnotsatisfy every scenario,itshowedstrongconformity withthebroaderassessmentofthe proposals.
In addressing the concerns expressed by the Tricycle Theatre, Angus Saunders informed the Committee that asthe development would be located to the north of the Theatre, the Theatre would notbeovershadowedbytheproposals nor itsoperation unduly affected.
Tom Gilmore objected to the proposed development on the grounds that it would materially harm the living conditions of the residents at 275 Kilburn High Road through loss of outlook and increased noise level. He added that illegal parking in the vicinity would result due to the operation of the nearby café and raised concerns that the EB7 report was based on theoretical data as the rooms were bigger than stated and would therefore be darker than reported.
Graham Sproul objecting on behalf Tricycle Theatre stated that due to its excessive scale and size, the proposal would have a detrimental impact on neighbouring properties including the Tricycle Theatre. The impact on the theatre including noise and overshadowing, would be more significant as it conducted rehearsals throughout the day.
Patrick O’Sullivan objecting on behalf of Peabody Estates (owners of the adjoining properties) echoed similar sentiments and added that due to its size and its proximity to the Peabody properties, the proposal would give rise to overlooking to balconies. He urged the Committee to require the applicant to submit a Construction Management Plan to demonstrate their commitment to minimise construction impact. Patrick O’Sullivan also expressed concerns about lack of controls to access to the green roof.
Robert O’Hara (applicant’s agent) stated that the proposal would not have an unacceptable daylight and sunlight impact and loss of outlook to adjoining properties. He added his company had designed the building at 275 Kilburn High Road and therefore had accurate information on which to base their report. He also stated that the Construction Management Plan to be submitted would set out in more detail measures to minimise construction impact on the neighbours.
In the ensuing discussion, members were minded to endorse officers’ recommendation for approval however, they added additional conditions relating to balcony privacy screens, control of access to green roofs, maintenance of ventilation and an amendment to condition 8 for a Construction Logistics Plan (CLP) requiring advice on delivery vehicles for neighbouring properties.
DECISION: Planning permission granted as recommended, with additional conditions relating to balcony privacy screens, control of access to green roofs, maintenance of ventilation and an amendment to condition 8 for a Construction Logistics Plan (CLP) requiring advice on delivery vehicles for neighbouring properties.
Supporting documents: