Clapton CAAC August & September 2019

Planning Applications for Clapton CAAC meeting for 19 September 2019

2019/2827 70 Osbaldeston Road N16 7DR Erection of light well and creation of single bedroom flat at basement level; excavation to add additional height to basement level; alterations to front stairs leading to basement; and the addition of a sukkah roof on the existing rear extension (Fabian Culican)

The Clapton CAAC has no objection to the proposal.

2019/2907 184 Evering Road E5 8AJ Excavation of basement; erection of two-storey rear extension, rear dormer and insertion of rooflights in front rooflsope; external alterations; conversion of extended property into five self-contained dwellings. [2 x 1-bed; 2 x 2-bed; 1 x 3-bed] (Gerard Livett 020 8356 8398)

The Clapton CAAC has no objection to the proposal.

2019/1812 74 Filey Avenue N16 6JJ Erection of two-storey rear extension at basement and ground floor level. (Gerard Livett 020 8356 8398)

The Clapton CAAC has no objection to the proposal.

2019/3086 54 and 56 Kyverdale Road N16 7AJ Excavation of a rear basement extension, including associated lightwells, and erection of a single storey rear ground floor extension. (Gerard Livett 020 8356 8398)

The Clapton CAAC feels that in attempting to maintain the symmetry of the rear of these two properties, the applicants has overreached on scale massively and the result is a monolithic structure that owes more to the design of a ziggurat than a domestic extension.

2019/2666 3 Durlston Road E5 8RP Retention of a ground floor rear extension finished with painted cement render. (Kelsi Bolstad)

The Clapton CAAC has no objection to the proposal.

2019/2221 34 Forburg Road N16 6HS Erection of a flat roof rear dormer and a ground floor wrap-around extension. (Kelsi Bolstad)

The Clapton CAAC has no objection to the proposal.

2019/2829 52 Forburg Road N16 6HT Amalgamation of the lower ground floor flat (Known as 52a) and 1 x4 bed flat above (Known as No 52) to create a four bed dwellinghouse. Excavation of existing lower ground floor level to create additional habitable floor space and a rear lightwell. Erection of single storey rear wraparound extension. (Kelsi Bolstad)

The Clapton CAAC feels there continues to be excessive mass and in particular we see no justification for the extension projecting beyond the neighbouring extension.

2019/2718 86 Osbaldeston Road N16 6NL Erection of a rear dormer extension witjh Sukkah roof. Changes to the front elevation above the bay window with the creation of a new roof. (Kelsi Bolstad)

The Clapton CAAC welcomes the reinstatement of the front bonnet cap and have no objection to the scale of the proposed rear dormer, but given its prominence as seen from Filey Avenue, we find the materials and fenestration unacceptable and unsympathetic to the wider Conservation Area. For a better resolved and comparable extension we suggest the applicant looks to the proposed rear dormer at 103 Osbaldeston Rd from the same agent (2019/2769).

2019/2769 103 Osbaldeston Road N16 6NP Erection of a rear dormer extension with a raised roof light above and installation of front and side rooflights. (Kelsi Bolstad)

The Clapton CAAC has no objection to the proposal.

2019/2860 25 Cazenove Road N16 6PA Erection of a ground floor single storey rear extension. (Kelsi Bolstad)

The Clapton CAAC has no objection to the proposal.

2019/2995 143 Evering Road N16 7BL Erection of 2 storey plus semi-basement 2-bedroom dwelling house on the land at the rear of 143 Evering Road and fronting Maury Road. (Kim Aukett 020 8356 4740)

The Clapton CAAC feels the site is developable but, perhaps in attempting not to scare the neighbours, the resolved design does not sit well and has the appearance of a brutal, uncompromising stump, facing on to Maury Road. The scheme would benefit, at the very minimum, from additional detailing and articulation or maybe just more ambition overall.

2019/1624 26 Benthal Road N16 7BX Conversion of house into HMO (Kim Aukett 020 8356 4740)

The Clapton CAAC says the claim that noone wants to buy a 6-bedroom house is patently nonsense and without evidence or common sense. Notwithstanding there is demonstrable demand in this part of north london for houses for larger families, subdivision might be supported if the result were self-contained flats of the type we regularly see before the Committee.

2019/2733 Lorna Doone Fountayne Road N16 7EA Erection of a ground floor, first floor rear extension; side extension above existing garage roofed by extending existing sloping roof; rear and side roof dormer; modified roof including an increase in height and front roof lights; replacing garage door with windows; change of use of garage area from storage to a habitable room. (Kim Aukett 020 8356 4740)

The Clapton CAAC has no objection to the proposal, given the poor quality of the existing property.

2019/2686 2 Stoke Newington Common N16 7ET Rear dormer (Kim Aukett 020 8356 4740)

The Clapton CAAC has no objection to the proposal.

2019/2897 Lower Ground 52 Brooke Road N16 7RX Full planning application for basement extension with front and rear lightwells to accommodate two new dwellings (Kim Aukett 020 8356 4740)

The Clapton CAAC has no objection to the proposal. but the proposed filling-in of the front boundary gate with 'bricks to match' is unlikely to be successful and we suggest a different approach that doesn't attempt the impossible.

2019/2252 The Boiler House Community Space George Downing Estate Cazenove Road N16 6BE Erection of a two storey building (use class D2), relocation of existing MUGA, refurbishment of existing Boiler House Community Space, and landscaping of the community garden (Louise Prew 020 8356 8613)

The Clapton CAAC welcomes the relocation of the MUGA which will improve surveillance along Cazenove Rd.

2019/2789 113 Lower Clapton Road E5 0NP Variation of hours of planning permission 2016/0170 dated 17/03/2016 to extend hours of use Sunday-Thursday 11:00 - 01:00 (following day) and Friday-Saturday 11:00 - 02:00 (following day) (Micheal Garvey 020 8356 8053)

The Clapton CAAC has no objection to the proposal.

2019/2367 394-396 & 398-400 Mare Street E8 1HP Erection of front dormer windows at roof level to 398-400 Mare street and new front and rear windows and new balconies to second and third floor rear; Demolition of existing roof extension to 394-396 Mare street and erection of new roof extension with rear balconies to second and third floor rear; toform new 3 bed flat and replacement of first and second floor materials to brick-slip cladding to 394-396 Mare street, replacement of windows with new windows and new Juliet balustrade to first and second floor front facade to 394-396 Mare street; Installation of Solar panels to both roofs; and reconfiguration of flats. Internal courtyard to create amenity space. Erection of two 2 x 2 storey three bedroom house to the rear of 394-396 & 400 Mare Street (Micheal Garvey 020 8356 8053)

The Clapton CAAC's principal concern is the front elevation and its impact on Mare St. Whilst the existing shopfront is of poor quality, the proposed development fails to either correct this or improve it in any way - in fact the proposed shopfroms further disturbs the established rhythm of The Narroway. Additionally the proposed re-facing of the building above the shopfront is chaotic, un-resolved and arbitrary. The Juliette balconies are particularly intrusive and alien to the largely retail appearance of Mare St and the perforated brick is entirely unconvincing. The existing facade above shop level is modest, regular and a fine example of its period and there is no justification for destroying it. Whilst there may be an opportunity to improve on the facade overall, the applicant has completely failed to do that. This is a missed opportunity to redevelop the entire site in a coherent way which enhances the streetscape.

2019/2342 398-400 Mare Street E8 1HP Retention of ground floor North Block from Medical Centre (D2) to part Hair Salon (Use class A1), and part Flexible Workspace Class B1 (Office ). Retention of ground floor South block from part Electrical substation to Class A2 (Financial & Professional Services) (Micheal Garvey 020 8356 8053)

The Clapton CAAC's comments on the withdrawn 2018/1129 stand: "The Clapton CAAC objects to the principle of change of use. It has not been demonstrated that the marketing has been at an appropriate financial level commensurate with the use and site restrictions. The proposed use was found sound from an access and size point of view when the previous permission (2013/1000) was granted. The applicant makes no claim that there is no need for such a development - only that they have been unable to attract offers on their terms. If the application is to be granted then the proposed 'start-up' space should be affordable workspace in perpetuity and efforts should be made to capture the significant planning gain that arises from the change of use, by securing a substantial discount on market rents."

2019/2862 56 Clarence Road E5 8HB Erection of a mansard roof extension (Raymond Okot 020 8356 8080)

The Clapton CAAC has no objection to the proposal.

2019/2522 124 Brooke Road N16 7RS Subdivision of a single dwellinghouse into three self-contained flats, basement excavation with associated front and rear lightwells, erection of a ground floor single storey rear extension and rear dormer extension. (Steven Mielczarek 020 8356 1804)

The Clapton CAAC has no objection to the proposal.

2019/2735 13 Norcott Road N16 7BJ Loft Conversion comprising: Erection of rear dormer with associated rooflight, and two roof lights to the front roof slope. (Thomas Bertwistle)

The Clapton CAAC has no objection to the proposal.

2019/2833 Second Floor Flat 103 Evering Road N16 7SL Erection of a rear dormer with a balcony to the rear and two roof lights on front slope. (Thomas Bertwistle)

The Clapton CAAC feels the scale of the dormer is made more apparent and uncomfortable by the unusual glass curtain wall. The scheme would benefit from a more traditional ratio of glass to wall.

2019/3251 Land Rear of 119 Evering Road N16 7SL Erection of a 3 storey/ 2 bedroom dwelling house at Land Rear of 119 Evering Road, London, N16 7SL (Thomas Bertwistle)

The Clapton CAAC welcomes the design approach and has no objections provided further details of the boundary, including the gate to the communal alley are reserved and considered more carefully.