Agenda item
All Flats at Jubilee Heights, Shoot Up Hill, NW2 3UQ (Ref. 15/0064)
Decision:
Refused planning permission for the two reasons set out in the introduction to the original report.
Minutes:
PROPOSAL:
Erection of a 6-storey building comprising 5 x 2 bedroom self-contained flats with roof garden attached to the Jubilee Heights building to also include the removal of existing vehicular access and cross over off Shoot Up Hill and installation of new pedestrian gates, railing and brick piers with access from Exeter Road
RECOMMENDATION:
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 Chief Legal Officer, subject to the conditions set out in the Draft Decision Notice.
Stephen Weeks (Head of Planning) outlined the scheme and referenced the supplementary report circulated prior to the meeting which set out the residents’ concerns and the applicant’s response clarifying the certificate of ownership and parking spaces. The Head of Planning reiterated the recommendation for approval subject to conditions set out in the draft decision notice.
Lucy Gardiner speaking on behalf of the Jubilee and Cedar Lodge freeholders stated that the proposal represented an over-development of the site which would result in loss of greenery as well as impede access to the site for pedestrians, waste and emergency vehicles. She continued that as the area was already fully parked with a single lane road, the parking situation would be made worse by the proposed development.
O Sowunmi (objector) echoed similar sentiments adding that the proposal would result in a reduction vehicular access points and obstruction to emergency vehicles. She went on to clarify that one half of Jubilee Heights would be inaccessible to emergency vehicles including the fire service. She continued that the proposal would result in less space for car parking particularly in the Exeter Road area.
In accordance with the provisions of the Planning Code of Practice, Councillor Shahzad (ward member) declared that he had been approached by the freeholders and other residents. Councillor Shahzad raised concerns on behalf of the residents in respect of inadequate access points which could result in fire risks, inadequate parking facilities, loss of greenery and playground facilities and parking spaces.
Duncan Chadwick (agent) stated that the access arrangements were recommended by the Council’s Highways Officers, in the interest of highway safety. He continued that fire escape and dry riser measures would be in place to address fire issues. Members heard that as the area had a high PTAL rating due to its proximity to good public services, the development would not give rise to parking issues. The agent informed members that space requirements and density of the proposal complied with the London Plan and the Council’s policies and standards and that the development would maintain adequate daylighting and sunlight. He then responded to members’ questions about design and access issues.
Following Members’ discussion of the application, they decided unanimously to refuse the application for the reasons set out below:
DECISION:
Refused planning permission for the following reasons:
a) Concern about massing, design and the implications of another phase of development on an increasingly cramped site;
b) Concern about the reduction in access points at the same time as increasing population density of the development.
Supporting documents:
- Jubilee heights, item 4. PDF 399 KB
- Appendix 1, item 4. PDF 13 KB
- 4 - Jubilee Heights, item 4. PDF 710 KB
- 4 Supplementary Jubilee Heights, item 4. PDF 76 KB