Agenda item

2008/1099 – (Full Planning Application) Erection of a part single-storey and part three-storey rear extension and change of use to provide a new community arts centre with kitchen/servery facilities and one bedroom flat with balcony at second floor level involving partial demolition of the church building.  Opening hours 10:00 to 23:00 hours daily.

 

6.1  The Planning Officer introduced the report as set out in the agenda.

 

6.2  Anderson Inge, spoke in objection to the scheme, his comments are summarised as follows:

 

§  This was the second round of consultation, however this was not reflected on the notice on-site or on the Council’s website.

§  What was the need for the project?

§  Was the proposal financially viable as it was to be funded by the commercial flat located on-site?

§  Design inappropriate for the location.

§  Did not feel that the proposal was an enhancement of the existing building.

§  Felt the drawings were inadequate – not in colour and could not be accessed on the Council’s website.

 

6.3  Jonathan Clark and Matthew Lloyd spoke in support of the scheme, their comments are summarised as follows:

 

§  There was a need for something to be done with the structure of the building and for the church to be brought back into use and become the ‘hub of the community’.

§  Received lots of support for the activities proposed.

§  There were no plans to build on the grave yard.

§  The flat was a source of income and would allow a range of activities to be provided, to a range of different social groups.

§  The extension would provide a multifunctional flexible space, which fits the brief.

§   The proposal is very heavily conditioned, including the design and materials and they have the high aspirations for the scheme.

§  Following consultation, between 150-200 expressed their support for the scheme. All members of the St Mary’s Old Church were also thoroughly behind the proposal.

 

6.4  The Urban Design and Conservation Manager stated that the Council had worked closely with the architect and English Heritage and had previously visited the site.  The Council strongly supports the proposal, which provides a unique new space which respects the historical architecture.

 

6.5  Councillor Desmond referred to boxed pews and what was planned for these, as he felt they should be preserved.  Jonathan Clark explained that this would be dealt with under faculty procedures, which were not in place yet.  The plan was for the oldest south aisle to be retained and restored in situ.  He added that they did have the facility to store such items if necessary.

 

6.6  In response to a query regarding the materials, it was confirmed that the proposed materials would come back to Committee for approval.

 

Unanimously RESOLVED that:-

 

 

1.  SCB0 – Development in accordance with plans

The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

2.  SCB1 – Commencement within three years

The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

3.  SCM6 – Materials to be approved

In order to preserve the appearance of St Mary’s Old Church, details, including samples, of all materials to be used on the external surfaces of the new extension, boundary walls and ground surfaces shall be submitted to and approved by the Local Planning Committee, in writing, before work on the external surfaces, boundary walls and ground surfaces commences on site. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

4.  SCM7 – Details to be approved

Detailed drawings/full particulars of the new extension showing the matters set out below must be submitted to and approved by the Local Planning Authority, in writing, before work on the matters set out below is commenced. The development shall not be carried out otherwise than in accordance with the details thus approved. All the details set out below shall be submitted together and at the same time.

·  Windows; all clear and obscure glazing

·  Doors

·  All exterior materials, including the wood panelling

·  External lighting 

REASON: To ensure that the external appearance of the building is satisfactory and satisfies design quality requirements, as well as safety of the public realm.

 

5.  SCM9 – No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

6.  SCI3 – No roof plant

No roof plant (including all external enclosures, machinery and other installations) shall be placed upon or attached to the roof or other external surfaces of the building.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

7.  SCD1 – Level Access

A level access shall be provided to and within the new community arts hall hereby approved before the use is first commenced.

 

REASON: In order to ensure that people with disabilities are able to gain proper access to the development.

 

8.  SCD2 – Provision of access and facilities

All provisions and facilities to be made for people with disabilities as shown on the plans and details hereby approved shall be implemented in full to the satisfaction of the Local Planning Authority before the use is first commenced. The details as approved and implemented shall be permanently retained on the site.

 

  REASON: In order to ensure that access and facilities for people with disabilities are provided in order to ensure that they may make full use of the development.

 

9.  SCG1 – Restriction on Hours

The use hereby permitted may only be carried out between 10:00 hours and 23:00 hours on any day.

 

REASON: To ensure that the use is operated in a satisfactory manner and does not unduly disturb adjoining occupiers or prejudice local amenity generally.

 

10.  CH10 – Provision for bicycles

 

Space shall be made available for the parking of 3 cycles within the new St Mary's Church site before the use of the community arts centre is first commenced.

 

REASON: To ensure that a reasonable provision is made withion the site for the parking of cycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

11.  CH8 – Parking for people with disabilities

Before the use hereby permitted first commences, at least 2 car parking spaces shall be marked and retained permanently for use by the vehicles of persons with disabilities within the site of the new St Mary's Church on the opposite side of Stoke Newington Church Street.

 

REASON: In order to ensure that a reasonable minimum of parking spaces are located conveniently for the use persons with disabilities.

 

12.  CL10 – Archeological Investigation

No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Council, as local planning authority.  The development shall only take place in accordance with the detailed scheme approved pursuant to this condition.  The archeaological works shall be carried out by a suitably qualified investigating body acceptable to the Council. 

 

REASON: To safeguard the archaeological interest of the site, which is within a Area of Archaelogical Priority.

 

13.  CL11 – Archaeology and Foundations

No work on site shall take place until a detailed design and method statement for the foundation design and all new groundworks has been submitted to and approved in writing by the Council, as local planning authority.  The development hereby approved shall only take place in accordance with the detailed scheme approved pursuant to this condition.

 

REASON: To safeguard the archaeological interest of the site, which is within a Area of Archaelogical Priority.

 

14.  CR2 – Dustbin Enclosures (details to be approved)

Details of dustbin enclosures showing the design, location and external appearance, shall be submitted to and approved by the Local Planning Authority, in writing, before the use/development commences.  The developement shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: In order to provide for adequate bin enclosures in the interest of the appearance of the site and area.

15.  CT1 – Landscaping Scheme to be approved

A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site, for the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed; all landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years, such maintenance to include the replacement of any plants that die, or are severly damaged, seriously diseased, or removed. 

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

16.  CT2 – Provision of Landscaping as Approved

The landscaping scheme hereby approved as part of the development shall be carried out within a period of twelve months from the date at which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years, such maintenance to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed.

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and in the interests of the appearance of the site and of the area generally.

 

17.  CT3 – Protection of trees during site works

No development will take place on site until full details of tree protection have been submitted to, and approved in writing by, the Council and until such approved protection has been erected on site.

 

Tree protection will be in accordance with BS5837:2005 (Trees in relation to construction - Recommendations) and will protect the root protection area calculated as described in Table 2 of that British Standard.

 

The protective fencing will be 2.4m high and conform to Figure 2 of BS5837:2005 i.e. a scaffold framework comprising a vertical and horizontal framework, well braced to resist impacts, with vertical tubes spaced at a maximum interval of 3m.  On to this weldmesh panels should be securely fixed with wire or scaffold clamps.

REASON: In order to protect the existing trees during building operation and site works.

 

18.  CT5 – No removal, felling, topping or lopping of trees

No tree within the curtilage of the site shall be wilfully damaged or destroyed and no tree shall be removed, lopped, topped, felled or uprooted without the prior consent in writing of the Local Planning Authority.

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide for the retention and protection of existing treest in the interests of the appearance of the locality.

 

19.  SC – Non standard condition

Prior to commencement of any works, the applicant shall submit a report detalining the potential noise impacts on nearby residents and the relevant mitigation measures proposed. The report, along with any proposed remedial measures shall be approved by Council's Pollution Group prior to the commencement of any works. The development shall be carried out fully in accordance with remedial measures thus approved and the measures shall be retained thereafter.

 

REASON: To ensure the proposal is acceptable for the occupants.

 

20.  SC – Non standard condition

A vegetation-covered roof (or 'green roof') system is to be established on the new extension's roof surfaces as shown in the approved plans. Details thereof shall be submitted to the Local Planning Authority and approved in writing before occupation of the development hereby approved first commences.

 

REASON: To enhance the character and ecology of the development.

 

21.  SC – Non standard condition

No deliveries shall be taken or dispatched from the premises outside 08:00 hours to 24:00 hours any day.

 

REASON: To safeguard from noise and disturbance to residential occupiers.

 

REASONS FOR APPROVAL

 

The following policies saved in the Hackney Unitary Development Plan (1995) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: EQ1 - Development Requirements; EQ12 - Protection of Conservation Areas; EQ13 - Demolition in Conservation Areas; EQ14 - Alterations and Expansions of buildings in Conservation Areas; EQ16 - Protection of Listed Buildings; EQ17 - Alterations to Listed Buildings; EQ18 - Setting of Listed Buildings; EQ19 - Changes of Use of Listed Buildings; EQ20 - Buildings of Local Significance; EQ29 - Archaeological Heritage; EQ31 – Trees; EQ40 - Noise Control; EQ42 - Air Pollution; EQ48 - Designing out Crime; HO3 - Other sites for Housing; TR19 - Planning Standards; OS5 - Development Affecting Open Spaces and Parks; OS6 - Green Chains and Links; CS8 - Places of Religious Worship; ACE1 - New Arts, Culture and Entertainment Development; ACE8 - Planning Standards; and, TR19 - Planning Standards.

 

The following policies in the London Plan (2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 - Sustainability criteria; 3C.2 - Matching development to transport capacity; 3C.16 - Tackling congestion & reducing traffic; 3C.20 - Improving conditions for walking; 3C.21 - Improving conditions for cycling; 3C.22 - Parking strategy; 4A.1 - Tackling climate change; 4B.1 - Design principles for a compact city; and, 4B.2 - Promoting world-class architecture and design.