Agenda item
17/0298 - All Units at 4-9 INC, and Garages rear of 4-9 Gladstone Parade, Edgware Road, Cricklewood, London
Minutes:
PROPOSAL: Demolition of all existing mixed used buildings and garages and construction of part three, part four and part five storey building providing 219 sqm of flexible retail floorspace for shop / financial and professional services (Use Classes A1 / A2), hot food takeaway (Use class A5) and 153 sqm for public house (Use Class A4) at ground floor level, and 38 residential units (Use Class C3) on the upper floors comprising 16 x 1 bed, 12 x 2 bed, 9 x 3 bed and 1 x 4 bed units with associated car and cycle parking spaces, bin stores and landscaping.
RECOMMENDATION: To grant planning permission subject to the completion of a satisfactory Section 106 or other legal agreement and delegate authority to the Head of Planning or other duly authorised person to agree the exact terms thereof on advice from the Head of Legal Services and to secure the benefits set out in the agreement.
To delegate authority to the Head of Planning to issue the planning permission and impose conditions and informatives to secure the matters set out in the report.
And, to authorise the Head of Area Planning, or other duly authorised person, to refuse planning permission if the applicant has failed to demonstrate the ability to provide for the terms of the agreement and meet the policies of the Development Plan by concluding an appropriate agreement.
That the Head of Planning is delegated authority to issue the planning permission and Impose conditions (and informatives) to secure the matters set out in the report.
Angus Saunders introduced the application and responded to members’ questions. With reference to the supplementary report he responded to queries raised at the site visit on the building line, the offer of new tenancies to existing occupiers, loss of trees and amenity space. Members were advised that the building was currently set back from Edgware Road by 9 metres and that the proposed building would be sited about 4 metres and 8 metres from the road on the northern and southern side, respectively. He continued that the applicant was understood to have been in contact with the existing tenants of Skippers Choice fish and chip shop about occupying the proposed A5 use and was also in negotiations with the other existing tenants. He continued that as the existing trees were believed to be of low quality, the proposals would provide replacement tree planting of five trees to the landscaped areas along Edgware Road as well as new tree planting to the communal garden to the rear of the property. In respect of amenity space, he stated that residents would have access to a mixture of their own private balconies and 388sqm of communal roof terraces that combine to meet Brent DMP19 amenity space requirement.
Michael Cawthorne an objector alleged that he was not consulted on the application. He felt that the proposal was an inappropriate development, adding that, in his view, the existing garages only required a refurbishment and not a demolition.
Alison Hopkins, speaking in a similar vein, felt that the proposal constituted an over development of the site which would result in loss of community asset and employment. She added that the funding for CPZ was apparently dependent on the redevelopment of Brent Cross station which she thought might not happen.
Christopher Kilcoyne objected on the grounds that the proposed development would affect his right of way.
Andy Thompson on behalf of Dollis Hill Residents’ Association echoed similar sentiments adding that the proposal failed to comply with local and national density levels and that it should be 1 bedroom flats for key workers rather than family size accommodation. He also objected on the grounds of inadequate parking provision and the resulting congestion in the area.
Ben Rogers (applicant’s agent) informed members that the design, density and massing were agreed via detailed pre-application to ensure that the scheme complied with Council’s standards. He added that the parking provisions were agreed with the Council’s Highways with additional funding towards CPZ. John Ashton (applicant’s architect) clarified the BREEAM standards for the scheme. The agent added that the applicant would welcome an informative for a “Car Club”.
In accordance with the provisions of the Planning Code of Practice, Councillor Dixon, ward member for Dollis Hill stated that she had been approached by the residents. Councillor Dixon felt that the proposal would offer insufficient affordable housing units and congested accommodation as well as result in loss of employment and disruption to the community. Councillor Dixon also expressed a preference for refurbishment of the block rather than demolition.
Angus Saunders clarified that statutory consultation including site notices and press notices was carried out. He continued that the principle of development was acceptable and complied with the Development Plan and the London Plan. He added that the proposal, which responded responsibly to the site constraints, would offer 30% affordable housing with re-provision for the Chip shop. The financial viability of the scheme had been independently assessed and a pre-completion review built into the s106 legal agreement. He advised members that the Council had no powers to direct a refurbishment as requested by various speakers.
DECISION: Granted planning permission as recommended with additional condition for car club and informatives regarding repairs to damage to the public realm during construction.
(Voting on the application was: FOR 7; AGAINST 1)
Supporting documents:
- 17.0298 - All Units at 4-9 INC, and Garages rear of 4-9 Gladstone Parade, Edgware Road, Cricklewood, London, item 6. PDF 706 KB
- Supp 06 - 17.0298 Gladstone Parade, item 6. PDF 94 KB