Agenda item

All Units at 4-9 INC, and Garages rear of 4-9 Gladstone Parade, Edgware Road, Cricklewood, London (Ref.18/4777)

Decision:

Granted planning permission as recommended and an additional condition for mechanical ventilation to mitigate poor air quality and pollution levels.

Minutes:

PROPOSAL: Demolition of the existing mixed used building and garages and construction of a part three to six storey building providing 225 sqm of flexible retail floorspace for shops/financial professional services (Use Class A1/A2) and hot food takeaway (Use class A5) and 155 sqm for public house (Use Class A4) at ground floor level, and 54 residential units (Use Class C3) comprising 19 x 1 bed, 21 x 2 bed and 14 x 3 bed units with associated car and cycle parking spaces, bin stores and landscaping.

 

RECOMMENDATION: That the Committee resolve to GRANT planning permission subject to the prior completion of a legal agreement to secure the planning obligations set out within the Committee reports.

 

That the Head of Planning be granted delegated authority to negotiate the legal agreement indicated above.

 

That the Head of Planning be granted delegated authority to issue the planning permission and impose conditions (and informatives) to secure the matters set out within the Committee reports.

 

That the Head of Planning be granted delegated authority to make changes to the wording of the Committee’s decision (such as to delete, vary or add conditions, informative, planning obligations or reasons for the decision) prior to the decision being actioned, provided that the Head of Planning is satisfied that any such changes could not reasonably be regarded as deviating from the overall principle of the decision reached by Committee nor that such change(s) could reasonably have led to a different decision having been reached by the Committee.

 

That if by the 16th October the legal agreement has not been completed, the Head of Planning be granted delegated authority to refuse planning permission.

 

That the Committee confirms that adequate provision has been made, by the imposition of conditions, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.

 

Mr Damian Manhertz (Development Management Team Leader, South) introduced the report and answered Members’ questions. Members heard that the scheme complied with planning policy objectives and was in general conformity with local, regional and national policy.  The efficient use of the land would result in a substantial number of new homes, helping to meet housing targets, and secure the maximum viable proportion of affordable housing.  It was considered that the form of development would have an acceptable impact on and relationship with the existing surrounding development without undue harm to the surrounding amenity. Mr Manhertz explained that a well-considered landscape strategy was proposed which, combined with the proposed standard of design and layout of buildings, would ensure a high standard of development and a good quality residential environment for future occupiers.  He then referenced the supplementary report which set out additional representations and officers’ responses to them.

 

In accordance with the Planning Code of Practice, Councillor Dixon stated that she had been approached by the local residents.  Councillor Dixon objected to the application on the following grounds;

Overdevelopment of the site with single aspect sub-standard accommodation.

Excessive height

Loss of privacy to the detriment of residential amenity.

Excessive density levels above the national average.

Poor air quality and pollution levels.

Strain on local roads and infrastructure.

 

In concluding her address, Councillor Dixon requested the Committee to require the applicant, by way of condition, to plant trees and install mechanical ventilation to mitigate poor air quality and pollution levels in the area.

 

Ms Gill Close (Chair of Dollis Hill, Residents’ Association) echoed similar sentiments, highlighting excessive density, inadequate amenity spaces, the need for the single aspect units to be reduced and tree planting to minimise dangerous pollution levels along that stretch of Edgware Road.

 

Messrs Ben Kelway and Sonny Gowans (agents addressed the Committee. Members heard that the current application had been revised to optimise land use in terms of scale, sustainability and energy efficiency. The scheme would offer a good standard of accommodation including the provision of 6 affordable housing, 14 family homes and an improved residential amenity including daylight, privacy and outlook.   Mr Kelway added that air quality assessment had been submitted with the application.  In response to questions, Mr Kelway stated that the right of way would be maintained and that the applicant would agree to an additional condition for the installation of a mechanical ventilation.

 

During question time, Members focussed on measures to mitigate pollution levels and improve air quality, consultation and parking issues.  Mr Manhertz responded that the air quality assessment submitted with the application complied with the Air Quality Action Plan.  He added that landscaping had been conditioned but not tree planting. He clarified that consultation with residents which included site and press notices, was beyond the statutory requirement.  Mr John Fletcher (Highways) added that as parking controls (CPZ) were not in operation in the area, parking permit restriction would be put in place to reduce potential parking problems that could arise from the development.

 

In approving the application, Members added a further condition requiring the applicant to install a mechanical ventilation to mitigate poor air quality and pollution levels to the occupiers of the proposed development.

 

DECISION: Granted planning permission as recommended with an additional condition for mechanical ventilation to mitigate poor air quality and pollution levels.

(Voting on the amended recommendation was: For 4, Against 1, Abstention 2).

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