Kingsland CAAC March 2017

Planning Applications for KCAAC meeting on Monday 6 March 2017

 

2017/0149 153 De Beauvoir Road N1 4DL Erection of an additional floor above second floor level to provide additional accommodation (Micheal Garvey 020 8356 8053)

We object to this application. This house would originally have been the small side extension of one of the neighbouring semi-detached villas (very characteristic of De Beauvoir), with the front door in it. It is therefore slightly recessed from the terrace, and never formed part of the front façade of the terrace. It has in the past been extended to create a small house, but raising it to the full height of the neighbouring house will still leave it stepped back, and will negatively affect the setting of the pair of villas by further unbalancing the frontage. On the back elevation, the proposed horizontal roofline is overbearing, and bears no relation to the neighbouring butterfly roofs, whereas the current roof does actually follow the south-north line of the neighbouring roof, in a subservient role.

 

2017/0099 62 Englefield Road N1 4HA Erection of a roof extension to create an additional storey at second floor level incorporating rooflights to the front and two rear dormer windows. (Alix Hauser 020 8356 6377)

We object to this application on the basis that 1) the proposal removes the butterfly roof which is a characteristic of the Conservation Area. 2) this house is at the end of the road and it is visible in the long view along Southgate Road, and from Englefield Rd: as such it is prominent and the proposed changes would have a disproportionate detrimental effect on the appearance of the Conservation Area. 3) the use of fibre cement slates is a further example of a lack of thought about a proposal for a conservation area. NB the property on Glenarm Rd cited is in E5, is of a later period, and is not relevant to this application.

 

2016/4775 2016/4776 2017/0021 2017/0023 35 Northchurch Road N1 4ED Demolition of existing single-storey rear extension at lower ground floor level and detached outbuilding at rear of garden; erection of single-storey rear extension at lower ground floor level; erection of single-storey side extension at lower ground floor level; erection of single-storey outbuilding at rear of garden; external alterations; removal of one tree and new landscaping in rear garden. [Note for consultation: Listed Building Consent application 2017/0021 also received] (Gerard Livett 020 8356 8398)

We object to this application. We feel that the proposed design of the triangular extension to the roof of the ground floor extension, although interesting and attractive in the right setting, is inappropriate here, and particularly as an addition to a listed early Victorian building. We are very concerned that in effect, the proposed “garden room” would create a habitable space with its own access door to the street. Although there are indeed other garden studios already in De Beauvoir, these are accessible only from the garden. We would prefer to see a continuation of the garden wall, with no door to the street.

 

2017/0413 Opposite No. 36-40 Kingsland Road Hackney E2 8DA Display of double sided freestanding advertisement panel with LED digital display measuring 2.9m high and 1.34m wide. (Muhammad Saleem)

We object to this application. We are concerned that this sign would obscure the sightline for bus drivers approaching the bus stop, and for passengers waiting for a bus. No Design and Access statement has been provided to explain the location. There is no bin in this location, and the bus stop has not been marked: the plan is incorrect and misleading. We are also concerned that an illuminated sign in this shaded area could distract drivers.

 

2017/0369 70-72 Kingsland Road E2 8DP Installation of an internally illuminated fascia sign. (Alix Hauser 020 8356 6377)

No documents online, so it was not possible to comment.

 

2016/4413 218-222 Kingsland Road E2 8DB Replacement of existing windows and doors on north, east and west elevations and associated elevational works. (Alix Hauser 020 8356 6377)

We would greatly regret the loss of the original crittal windows. These windows can usually be refurbished, and secondary glazing can be installed. There are no images of the proposed windows: on a building of that design and scale the windows are an enormously important architectural feature, and detail will be important. We would hope that the Conservation Officer will ask for the appropriate drawings and information.

 

2016/4580 273 Kingsland Road Hackney LONDON E2 8AS Change of use from Mini cab office to part A3 (Restaraunt) and part A5 (Take-away) Sui Generis and erection of single storey ground floor rear extension and erection of external rear ducting . Hours of opening: Mon-Saturday -07:00-23:00, and Sunday-08:00-22:30 (Micheal Garvey 020 8356 8053)

No objection.

 

2017/0272 2017/0284 388 Kingsland Road E8 4AA Installation of an ATM through the existing shopfront glazing (retrotespective). (Raymond Okot 020 8356 8080)

No objection.

 

2017/0583 400 Kingsland Road E8 4AA Part change of use of ground floor retail unit (use class A1) to residential flat (use class C3) (Notification for Prior Approval) (Muhammad Saleem)

Although we can see that it makes sense to make use of this redundant space, we note that the living space has very little light indeed. There is no ventilation indicated for the bathroom. There is no Design and Access statement, and there are no section drawings. This application should not have been accepted.

 

2016/4049 416 Kingsland Road E8 4AA Erection of single-storey rear extensions at ground, first and second floor levels, removal of existing front mansard roof and replacement with front wall and erection of two additional floors to provide new third and fourth floor levels. Extended upper floors would provide three self-contained residential units. [For the purposes of consultation proposed dwelling mix is 1 x 1-bed and 2 x 2-bed. Existing property has 2 x 1-bed units.] (Gerard Livett 020 8356 8398)

We object strongly to this application. This proposal for a huge two storey upper extension is presumably influenced by the taller (later) building to the north: this is completely inappropriate as the majority of the buildings along the Waste are either 2 or 3 storey, retaining the Georgian/early Victorian rooflines. The proposal would make it 5 storeys and as tall as one neighbour, but looming over its 2 storey neighbour to the south. We would be very concerned that this proposal if granted would set an unpleasant and inappropriate precedent.

 

2017/0432 480 Kingsland Road E8 4AE To use the garden at the rear of the property as an outside seating area for the wine bar premises and installation of an extract duct and flue to rear of property (Muhammad Saleem)

We object to this application. The Design and Access statement does not mention any near neighbours who might be affected by noise from the garden. The exit of the ducting is very close to windows of the upper storey, but there is no consideration of smells or noise to the flats above the garden.There is no wheelchair access to the rear garden, or to the toilets. The alternate means of escape from fire from the garden to the lane behind should be defined.

 

2016/4594 492 Kingsland Road E8 4AE Erection of rear extensions to the first and second floors to extend existing residential accommodation, and erection of a roof extension with front and rear dormer windows to form a new dwelling at third floor level (Toyin Omodara 0208 356 8095)

We strongly object to this application. 486-494 is one of the most untouched runs of three storey 1860’s buildings along the Kingsland Rd, all with surviving parapets and brick stringing, and similar rear rooflines. If this application were to be granted, it could create a precedent for future development on adjacent properties. If the applicant is going to invoke Policy CS20 on affordable housing, they need to demonstrate how affordable it will be. Ditto invocation of CS 21 on supported housing to meet the needs of older people and other vulnerable groups. The D and A statement fails to explain what the applicant is proposing in order to respond to earlier refusal, and simply quotes Council policy (which is sometimes misused/misunderstood) back at the planners. The D and A statement does not recognise that this is part of the Conservation Area. Pictures of other mansards/roof extensions are mostly completely inappropriate. This is an example of considerable overdevelopment.

 

2016/4621 114-125 Stanway Court N1 6SE Erection of walls and fences in association with the provision of refuse and recycling stores. (Raymond Okot 020 8356 8080)

We have no objection, but would comment that the brick enclosures for the bins need to be more robust than is suggested in the illustration.

 

2016/4636 35-68 Geffrye Court Geffrye Estate N1 6RX Erection of walls and fences in association with the provision of refuse and recycling stores. (Raymond Okot 020 8356 8080)

We have no objection, but would comment that the brick enclosures for the bins need to be more robust than is suggested in the illustration.

 

2016/4023 86 Mortimer Road Hackney LONDON N1 4LH Erection of single-storey rear extension at lower ground floor level; excavation of part of rear garden to create terrace with steps up to main garden level; extension of side boundary wall fronting Englefield Road involving the removal of 3.5m of railings. (Gerard Livett 020 8356 8398)

We do not object to the application, but are concerned that it is not clear why the railings have to be removed, and replaced with brickwork. We are also concerned that it has not been stated that any new brickwork should carefully match the existing, in terms of brick type, pointing and bonding.

 

2017/0104 124 Tottenham Road N1 4DY Erection of a two-storey rear extension at ground and first floor levels including the installation of rooflights to the ground floor extension. (Raymond Okot 020 8356 8080)

We object to this application. The proposal destroys the symmetry of the distinctive rear façade with its three windows. An extension should be subservient to the main building, whereas here the massing is excessive. The extension at first floor indicates a door, which would suggest the (unacknowledged) creation of a roof terrace, which brings with it overlooking issues. The gardens of these houses are very small, and in this case, the use of nearly 40% for building is excessive. It is disingenuous to quote Policy 19 on increasing family accommodation, as the extension creates no further bedrooms.

 

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