Agenda item

The presenting officer highlighted that this is an application for a three storey new development with 256 sqm flexible commercial use ground floor space with cycle and refuse storage. It is located on the north side of Ladywell Road within a local parade. Previously it was used as a petrol station with a canopy and there is a single storey building to the rear.  The existing buildings would be demolished and the proposed ground floor would provide a flexible commercial area. The residential entrance is on the left side of the plan. At the first floor 4 one-bedroom units and on the second floor 3 two-bedroom units are proposed. The front elevation has similar height to adjacent buildings with 4 gables and terraces in between for the 2 bed flats. The design reflects the existing positive character on Ladywell road. The building would have a  mansard roof and to the rear a projecting bay includes a stairwell with bay windows are also proposed. Proposed materials are brown brick, velux rooflights system and dark zinc mansard roof with aluminium windows. The addendum report covers revision of drawings and an additional condition relating to PV panels.

The application didn’t receive any comments from local residents and received one objection from The Ladywell Society in regards of overprovision of commercial units, design and materials. The Ladywell Traders Group prefer smaller businesses in the area.

Highways and TFL raised no objections.

Officer’s view is that the scheme would be acceptable in principle, it would contribute to the local parade and would remove an unsightly feature from the area. The proposed residential units would meet minimum standards of accommodation. It would be a car free development with high public transport accessibility. The development would not result in significant harm to the neighboring amenities.

Cllr Johnston-Franklin pointed out that zinc is proposed and raised a concern that this development is setting a precedent, because there was no use of zinc previously in the conservation area and that there may be alternatives in material choice.

The presenting officer clarified that we do see zinc in many conservation areas and that it is a modern and very durable material and it would be used on the roof only and that policies look for a materials to be complementary to the existing context, rather than prescribing that they match.

Cllr Paschoud pointed out that Ladywell Tavern, just on the other side of the road has a good amount on the zinc on its roof.

The committee received verbal representations on behalf of the applicant. Alex Wythe, architect and Jack Southon, who clarified that this would be a sustainable development, replacing a dreadful area, providing residential and commercial units that are designed to be flexible in the future. In terms of materials they are willing to discuss conditions. Alex Wythe explained that this development is a modern interpretation of conservation area with zinc as a modern alternative to lead, with specially designed bay windows at the rear to avoid impact on the neighbors. In terms of materials, they are willing to discuss and condition them.

Cllr Kelleher highlighted the previous case with concerns on viability of retail use.

Alex Wythe clarified that Ladywell is a vibrant area with no vacant shops and the proposed ground floor is a flexible space. With the location being in a flood zone 2 it wouldn’t be possible to put residential units on the ground floor.

Cllr Johnston-Franklin raised a question on overlooking at the back and impact in terms of daylight. 

Alex Wythe clarified that windows closest to the rear properties would be opaque and other windows are positioned at an angle to prevent overlooking. Mr Southon further clarified that there is a report for daylight and sunlight.

The committee received verbal representations on behalf of The Ladywell Society. Geoffrey Thurley, committee member of The Ladywell Society pointed out that the design is not sympathetic to the Ladywell area, that the proposed color of bricks is too dark, that the front gables are not as soft as on the adjoining buildings, that space for terraces at the front could be incorporated within the  internal space, that black zinc is not a material used in the area and that tiles or grey slates could be more appropriate. Material for windows cannot be aluminum as windows at adjoining buildings are single glazed. The Ladywell Traders Association raised concerns that Class A1-A3 units could have detrimental impact on the viability of the parade. There is already a good variety of Class A1 units. There is no gym in the area and no viability survey has been carried out and it is not clear from the proposal whether divided commercial units would be fitted with separate toilets.

Cllr Rathbone highlighted that there is already a condition in place for materials.

Cllr Copley pointed out that the design is in keeping with the area and moved a vote for the approval of the application.

Cllr Paschoud commented that this constitutes a sustainable development and is not bad enough to be refused and that respect is given to the Society for bringing up design details and seconded the vote.

Furthermore, Cllr Paschoud raised an issue over having this most significant application last on the agenda when it is late and where design details concerns are being presented from The Ladywell Society.

Cllr Clarke (Chair) asked Cllr Paschoud about which points should be further covered.

Cllr Paschoud highlighted issues about the design and proposed to make the applicant work with society and those concerned as they seem to be open to some flexibility when it comes to materials.

Cllr Anwar agreed with Cllr Paschoud and proposed condition that no big superstores like Tesco should be allowed in proposed commercial units.

The presenting officer clarified that it is not possible to restrict the occupier, only the use.

Cllr Adefiranye supported Cllr Clarke (Chair) to allow for more time to discuss many elements of this proposal.

The presenting officer clarified that design in conservation areas is the main concern, and that in officer’s view this is a good quality design and fits well with the character of the area. The detailing and materials would be discussed with conservation officers at the approval of details stage and, if Members were minded, these condition applications could be brought back to committee.

Cllr Rathbone pointed out that conditions on materials are already attached.

Cllr Paschoud clarified that his concern was relating to the late hour for discussing the most important application with the most extensive impact on public realm, expressed his agreement with planning officers and that it seems that the developer could be trusted to resolve issues over materials.

Councillors were reminded that there was a motion on the table.

Cllr Copley moved the vote for the application to be approved. This was seconded by Cllr Paschoud.

Members voted as follows:

For: Councillors Copley, Anwar, Bourne, Muldoon, Paschoud, Rathbone.

Against: Clarke (Chair), Adefiranye, Johnston-Franklin, Kelleher

RESOLVED: Approve application DC/18/107234.

The meeting ended at 22.50.

15^th November 2018.