Agenda item
Storage Land next to 75, St Pauls Avenue, London, NW2 5TG (Ref. 10/0677)
- Meeting of Planning Committee, Wednesday 30 June 2010 7.00 pm (Item 8.)
- View the declarations of interest for item 8.
Decision:
Refused planning permission with amended and additional reasons.
Minutes:
Redevelopment of the site to provide part 2, 3, 4 and part 6 storey building comprising 20 (5 one, 10 two and 5 three bed) affordable units and associated access, landscaping, car parking and cycle parking provision. |
OFFICER RECOMMENDATION: Refuse planning permission.
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With reference to the tabled supplementary report, the Planning Manager, Andy Bates in response to members’ concern about contaminated land on the site submitted that if the grant planning permission was to be recommended a condition would be attached requiring site investigation to determine the nature and extent of any contamination and a remediation report would also be sought. He then outlined the following 3 key issues to support the recommendation for refusal;
In view of the proximity of the land to the railway line the proposal for residential development would require a number of conditions including details of glazing, balcony screens and insulation works to mitigate and address issues of noise and vibration.
The relationship of the proposed development with the adjacent garage and the level of noise produced by the garage which members observed at the site visit would have a significant impact on the residential amenities. As this concern had not been satisfactorily addressed at this stage, he recommended an additional reason for refusal as set out in the tabled supplementary report.
He added that although a revised plan had been received which made amendments to the design, it was not significant in terms of design and failed to address the objections raised by Highways’ officers. For this reason the Planning Manager amended reason 1 for refusal and also drew attention to the amendment to reason 2, as set out in the tabled supplementary report.
Miss Ann Marie Glynn an objector stated that the proposed residential development posed an inherent danger particularly to children using the nearby play area. She added that the proposal with unacceptable design, would conflict with the right of way of the garage and its users in particular the height of vehicles that could use the garage. Miss Glynn added that the proposal failed to present a comprehensive development which could have included the present garage site.
Mr Dicks an objector circulated some photographs of the area to illustrate his objections. He stated that the site which was used as a petrol filling station suffered from a history of flooding through surface and rain water, matters of serious concern to local residents and which Thames Water Authority had been unable to resolve.
Mr Ben Thomas the applicant’s agent stated the principle of land use in terms of height, massing and the building line along St Pauls Avenue and the mixed use of the site had been established. He added that the proposed development by providing affordable housing of high quality design which would complement the area, would assist in the regeneration of a brownfield site. Mr Thomas also drew members’ attention to the provision of the Section 106 legal agreement for £40,000 and on behalf of the applicant, undertook to reach a deal with the garage owners on the right of way issue.
In responding to the issues raised, the Head of Area Planning, Steve Weeks advised that whilst the principle of a residential development and its general scale was accepted, the form of proposal would be significantly impacted upon by the Right of Access through the site and its impact on design, landscaping, residential environment and highway and pedestrian safety. He reiterated the recommendation for refusal with amended and additional reasons as set out in the tabled supplementary report.
DECISION: Planning permission refused with amended and additional reasons. |
Supporting documents:
- 8, Land next to 75 St Pauls Avenue, NW2 5TG, item 8. PDF 305 KB
- 8 - Supplementary Info - storage land 75 St Pauls Avenue NW10, item 8. PDF 63 KB