Clapton CAAC October 2018

Planning Applications for Clapton CAAC 25 October 2018

2018/3255 Ground Floor 18-24 Lower Clapton Road E5 0PD Change of use of the ground floor from part D1 and part A3 to part flexible use (D1/B1a) and part cafe (A3). (Louise Smith 0208 356 8061)

The Clapton CAAC has no objection to the proposal.

2018/2975 54 Ickburgh Road E5 8AD Erection of single storey side extension to form a porch and replacement of front windows. (Micheal Garvey 020 8356 8053)

The Clapton CAAC has no objection to the proposal.

2018/3330 157 Brooke Road E5 8AG Erection of single storey ground floor rear side extension and rooflight to outrigger roof slope (Micheal Garvey 020 8356 8053)

The Clapton CAAC has no objection to the proposal.

2018/3332 199 Lower Clapton Road E5 8EG Proposed erection of a two-storey dwellinghouse at the rear of 199 Lower Clapton Road (following the demolition of rear extensions at ground floor level currently being used as storage for the restaurant on site). (Jeni Cowan 020 8356 1371)

The Clapton CAAC objects to this poor quality proposal that will likely result in sub-standard accommodation, but moreover fails to take an opportunity to create a high quality design that might enhance these poorly-treated backlands.

2018/3503 201 Lower Clapton Road E5 8EG Change of use of lower ground and ground floor from retail (Class A1) to restaurant (Class A3) and erection of rear extract duct to the rear. (Louise Smith 0208 356 8061)

The Clapton CAAC has no objection to the proposal but would like to see the exit of the flue positioned directly behind the chimney stack to better preserve the appearance of the host building and long views across Clapton Pond.

2018/3465 22 Clapton Passage E5 8HS Replacement of single-glazed timber windows with double-glazed timber windows. (Alix Hauser 020 8356 6377)

The Clapton CAAC has no objection to the proposal but would suggest further detailed drawings are obtained for the rounded upper sashes to ensure they match the proportions and appearance of the existing windows.

2018/3390 43 Durlston Road E5 8RP Erection of a single storey ground floor side extension, rear roof dormer extension and insertion of two rooflights to the front roof slope (Danny Huber 020 8356 1453)

The Clapton CAAC has no objection to the proposal, save for the timber cladding to the rear extension (for which we suggest a more hardwearing, low maintenance material) and more importantly the timber cladding to the roof extension (which we suggest should either match the roof material or be zinc or lead - to improve weathering and longevity).

2018/3226 Land to the rear of No.13 Clapton Common E5 9AA Erection of three-storey (plus basement) dwelling house on land at rear of 13 Clapton Common and fronting Forburg Road (Nick Bovaird 0208 356 8291)

The Clapton CAAC has no objection to the proposal.

2018/3118 Flat 1 17 Clapton Terrace E5 9BW Single storey lower ground floor extension and internal reordering (Jeni Cowan 020 8356 1371)

The Clapton CAAC objects to this proposal. The mediocre design and materiality of the (albeit modest) external elements fail to take the opportunity to enhance the appearance of the Gd II Listed Building. Further work on the appearance could result in an altogether more positive addition. We note there does not appear to be a corresponding Listed Building Consent for this scheme.

2018/3186 13 Clapton Terrace E5 9BW Replacement of uPVC upper section of front drainpipe with cast iron drainpipe [Listed Building Consent] (Nick Bovaird 0208 356 8291)

Notwithstanding there are no drawings, the Clapton CAAC has no objection to the proposal provided conservation officers are satisfied by the appearance of the proposed cast iron rainwater goods.

2018/3099 1-12 Otley Terrace E5 9RG Variation of condition 2 (Approved plans) attached to planning permission ref 2016/1457 dated 28/06/2016 for the demolition of existing terrace and erection of nine (9) townhouses including associated disabled parking, cycle parking, landscaping, private amenity space and refuse storage. The variation would reconfigure the external openings, in order for the internal layout to be reconfigurated. (Jeni Cowan 020 8356 1371)

The Clapton CAAC feels the proposal does little to improve the chaotic elevations which we lamented during consultation on the approved application.

2018/3402 2 Aspland Grove E8 1FJ Installation of wall mounted artwork to eastern elevation made up of 19 individual sections affixed to indented squares. (Alix Hauser 020 8356 6377)

The Clapton CAAC has no objection to the proposal provided the LPA retains sufficient discretion and powers to avoid the art becoming advertising.

2018/3476 382 Mare Street E8 1HR Erection of three-storey extension at rear of site to provide a self-contained dwellinghouse and creation of means of pedestrian access in rear boundary wall of site. Propsoal includes area of external amenity space at 1st floor level. (Louise Smith 0208 356 8061)

The Clapton CAAC has no objection to the proposal.

2018/3664 80 Amhurst Road E8 1JH Installation of ATM surround signage (retrospective) (Danny Huber 020 8356 1453)

The Clapton CAAC has no objection to the proposal.

2018/2601 4 Forburg Road N16 6HS Conversion of the property into two self-contained dwellings comprising 2 x 2 bed units (Retrospective). (Alyce Jeffery)

The Clapton CAAC regrets the loss of another large family home the likes of which are sorely needed in the area.

2018/3110 41 Oldhill Street N16 6LR Erection of a single storey rear extension. (Isaac Kirk 020 8356 4778)

There is a lamentable planning history at this site which is to the severe detribent of both the CA and Gd II listed building whose setting it affects. This attempt to regularise the situation is as unconvincing as any previous attempts. What is proposed may well improve on the current situation but still contains insufficient commitment to respecting the quality of the host building the streetscene and heritage assets. The application includes no "as-built" drawings and provision of them would, at least, make clear what is to be removed (for instance the unauthorised A/C units and poor-quality brickwork). We understand the bakery operation has been making extensive use of a vehicle situated permanently on the highway adjacent which would suggest there is insufficient room in the oversized, unauthorised extensions and a further reduction in scale, as is proposed, is therefore unlikely to lead to self-sufficient operations within the confines of the site. This does not bode well for compliance and continued good upkeep of the site. Furthermore the total loss of rear amenity for the upstairs flats is to be resisted.

Further comments 11 Nov:

Further to our comments of 1 November (below) a further drawing has been uploaded - labeled 'Proposed' - however this differs from the 'Existing' drawing only in the height of the extension. It is now clearer that the 'Existing' drawings egregiously misrepresent the current 'as built' situation and none of the drawing show the actual situation on the ground. Accurate drawings are important in the sensitive context of this site. Missing from the existing drawings are at least the air conditioning units, rainwater and other pipework, utility meter boxes and roller shutter - all of which add to the clutter and poor quality elevation. For the avoidance of doubt the unauthorised air-conditioning units and excessive pipework are wholly unacceptable and the applicant must be asked to clarify their status or be put under no illusion that they are to be removed whether consent is granted or not. As to the extension, it's reduction in height is welcome but it is all that can be said of it. Its form and mass are still excessive and are exacerbated by the poor quality brickwork that currently exists. Otherwise the distinct lack of clarity makes it impossible to assess the application.

2018/3615 162 Osbaldeston Road N16 6NJ Removal of part of the front boundary wall and formation of pavement crossover. (Alyce Jeffery)

As with the related outstanding application 2018/2070, the Clapton CAAC objects to the additional provision of car parking which will intensify car use and causes the loss of a front garden and its domestic ornamental planting. It is clear from use, that the driveway is only suitable for a small car and a standard sized vehicle would likely extend into the footpath. There are no precedents and the creation of a crossover is an impediment to the safe passage of pedestrians, and other footpath users. This does not appear to be permitted development.

2018/3394 First Floor Flat 113 Osbaldeston Road N16 6NP Erection of a rear dormer with juliet-balcony and side roof extension with with ridge-rooflight, installation of rooflights on the front roof slope. (Isaac Kirk 020 8356 4778)

The Clapton CAAC finds the mass, form and scale broadly acceptable apart from: a) the ridge rooflights whose detail is critical for successful inclusion and will be difficult to achieve to a high quality. A simple rooflight to the rear facing slope would be just as effective, less obtrusive, and less troublesome; b) The french doors and Juliette balcony would be better replaced with a more traditionally scaled large dormer window, in part to reduce the sense of overlooking.

2018/3487 61 Kyverdale Road N16 6PH Rear dormer extension. (Kim Aukett 020 8356 4740)

The Clapton CAAC has no objection to the proposal.

2018/3530 45 Benthal Road N16 7AR Erection of single storey side/rear extension at ground floor level, alterations to windows to the rear at ground floor level, provision of rear lightwell seving lower ground floor accommodation, rooflights at main roof level and to rear outrigger and other associated external alterations. (Alix Hauser 020 8356 6377)

The Clapton CAAC has no objection overall, though feel the green roof is tokenistic, and the drawings misleading with respect to the ellided detailed assembly of the glass elements and their interface to the host building (and which are a critical aspect of the visual appearance).

2018/3297 1 Osbaldeston Road N16 7DJ Erection of a rear dormer and insertion of roof-lights to rear and side roof slopes. (Isaac Kirk 020 8356 4778)

The Clapton CAAC has no objection to the proposal.

2018/3618 1 Osbaldeston Road N16 7DJ Erection of a single storey rear infill extension; the excavation and extension of the existing basement and changes to existing fenestration at basement level. (Alyce Jeffery)

The Clapton CAAC has no objection to the proposal.

2018/3451 41 Osbaldeston Road N16 7DL Erection of a single storey rear extension (Isaac Kirk 020 8356 4778)

The Clapton CAAC has objects to the proposal. Even with the unsatisfactory brick slips, the fenestration and mass bear no relationship to the approved scheme, which in any event is from an entirely different period and policy era. The scheme needs to be re-addressed from scratch.

2018/3366 46 Fountayne Road N16 7DT Planning permission is sought for the conversion of a five bedroom dwellinghouse in to 1 studio unit, 1 x 1 bedroom unit and 1 x 5 bedroom flat. Excavation of existing basement level; excavation of basement to rear; creation of a front/rear/side pocket lightwell and extension to raised rear terrace area. (Alyce Jeffery)

The Clapton CAAC has no objection to the proposal.

2018/2901 28 Northwold Road N16 7EH Erection of part single-storey, part three-storey 3-bed dwellinghouse. (Kim Aukett 020 8356 4740)

The Clapton CAAC understands that the this site proposes a number of challenges due to the nature of the site, its awkward size and shape, the difficulty in opportunities to enhance the streetscape and an important view at the entrance to Norcott Road from Northwold Road, however this scheme does not address this view adequately with the 'stepped' approach to the facade. This stepped approach neither address the street adequately or attempts to lessen its impact on the elevation along Norcott Road. We disagree with The Heritage Design and Access statement "The proposal would help towards conserving the aesthetic value of the terrace.' It would in fact be harmful to the terrace elevation as currently designed.

There has been an attempt to use the Conservation Area's predominating architectural style in a contemporary way with small projecting 'bay' windows which are proportional to the fenestration along Norcott Road however this attempt could be significantly strengthened. There are a number of architectural precedents that use clever devices to avoid overlooking and these should be explored in more detail.

The use of hectic black brickwork and black timber needs further investigation as these materials 'jar' with the fine examples of Victorian architectural along Norcott Road.