Clapton CAAC September 2017

Planning Applications for Clapton CAAC September 2017

2017/2758 13 Reighton Road E5 8SQ Erection of single storey rear extension at ground floor level and rear dormer and excavation of front lightwell to facilitate a change of use of the premises to 3No. self-contained residential units. For the purposes of consultation only, the proposed accommodation comprises 1 x three bed unit, 1 x two bed unit and 1 x studio unit (Catherine Slade 020 8356 8056)

Reighton Road has relatively small front gardens and does not generally support lightwells adequately, especially when accounting for refuse storage. We note the LPA recently refused a similar scheme at 86 Reighton Road (2017/2180), in part because of the difficulty in incorporating a lightwell. Such is the case here. If the LPA is minded to grant approval, the details of the boundary treatment should be reserved by condition and incorporate a dwarf wall. We note the rear roof extension rises to the ridge and should, instead, fall short of it.

2017/2814 402 Mare Street E8 1HN Installation of new ATM machine to replace existing ATM machine (Micheal Garvey 020 8356 8053)

The Clapton CAAC has no objection to the proposal.

2017/3379 Bay House Sutton Place E9 6EH Erection of a single storey third floor roof extension to create a 2-bed self-contained dwelling (use class C3). (Alix Hauser 020 8356 6377)

Bay House is in a key position on the corner of Urswick Road and looms large in views from Sutton House, Sutton Place and beyond. There is a clear distinction between the historic residential scale on the west of Urswick Road (nearly all of which is statutorily or locally listed) and the City Academy opposite. Any roof extension must be sensitively designed, subservient and discreet, and not harm the settings of the very many adjacent listed buildings. The current all-zinc proposal does not achieve this. Materials are a factor in the undue prominence of the mansard but it is by no means clear that the proposed mass can be visually reduced by choice of materials alone.

2017/2199 90-92 Cazenove Road N16 6AB Erection of part single storey, part two storey rear extension over basement and ground floor levels to provide additional library and study space accommodation for existing educational establishment (Catherine Slade 020 8356 8056)

The proposed extension is massive in comparison to the host building and would dominate it. This is most clearly illustrated in the Tree Protection Plan. It further erodes the domestic characteristic of the property, within the terrace. The proposal also reduces outdoor play space to the detriment of the educational facilities. We note all of the precedents cited are from 1995-2000 and predate much of the relevant current planning policy at all levels, and in particular the CA designation. They are of no help to the applicant and the existence of a pre-existing weakness in the Conservation Area is not a reason to further erode it, otherwise no purpose would be served by the designation.

2017/3094 Flat A 69 Chardmore Road N16 6JA Erection of two storey rear extension with rear lightwell at ground and lower ground floor levels, excavation of the basement, enlargement of the front lightwell, enlargement of the existing front bay windows at lower ground floor level, removal of the rear staircase. (Sissi Yang 02083561352)

The proposed 5m, two storey, full-width extension is a massive addition and would dominate the host building. Most of the poorer quality additions in the street and nearby pre-date CA designation and offer no precedent to justify this over-development.

2017/3384 56 Fountayne Road N16 7DT Variation of condition 2 (plans) of approval 2016/3818 for "Excavation of basement and front/rear lightwells; erection of part two storey, part single storey rear extension at basement level; alterations to ground floor and basement level to convert existing ground floor flat into three self-contained flats; replacement of front boundary and landscaping of front garden". The effect of the changes would be extend further to the rear at basement level to enable the provision of an extra bedroom and to reconfigure the floorplate of the two basement units. (Nick Bovaird 0208 356 8291)

The effect of the proposed variation is described in the LPA's summary description as to "extend further to the rear at basement level to enable the provision of an extra bedroom and to reconfigure the floorplate of the two basement units." However just two drawings, together comprising three sections, apparently indicate the proposed amendement but no equivalent consented drawings are supplied and it is not clear whether the revisions uploaded to the 2016 application are as approved. On the basis that the variation comprises, in mass, only a partial recovery of the previous consented rear lightwell, beneath the bridge, we have no objection.

2017/3122 47 Fountayne Road N16 7ED Demolition of existing single and 3-storey extensions to the rear of the property. Exavation at basement level to create new basement level with front and rear lightwells Erection of part single/part three storey extension to the rear of the property. Conversion of loft space to create new habitable space with the addition of rear and side dormer roof extensions with rooflights to the front rooflsope. Other associated external alterations to include replacement windows/doors. (Louise Smith 0208 356 8061)

Overall the quantity of development - in particular excavation - is vast in comparison to the current floorspace and volume of the host building and is clear overdevelopment. No method statement or flood risk analysis accompanies this application which must be a prerequisite for considering the appropriateness of this scale of excavation. The rear extension will appear large in all visible elevation and its appropriateness is questioned.

In contrast the side roof extension is modest and avoids making the same mistake as many roof extensions that pre-date the Conservation Area designation.

2017/3175 Sunstone House 16 Northwold Road N16 7HR Change of Use from gym (Class D2) to a studio theatre (Sui Generis) with a capacity of 120 seats . Proposal includes rehearsal room, cafe/bar, dressing rooms, studio space and main performance area. Proposal includes minor external alterations to include the installation of a new ramp and platform lift and associated lift shaft to make the building more accessible. (Catherine Slade 020 8356 8056)

The Clapton CAAC supports this proposed development to bring the property back into a community leisure use.

2017/2746 48 Alkham Road N16 7AA Erection of part two-storey, part three-storey rear extension at lower ground, upper ground and first floor levels to provide ancillary floorspace for existing synagogue (D1 use class) (Nick Bovaird 0208 356 8291)

The Clapton CAAC has no objection to the proposal.

2017/3129 2 Clapton Terrace E5 9BW Erection of two-storey extensions at rear lower ground and upper ground floor level, to include terraces at lower ground and upper ground floor level and other associated external alterations (Application for Planning Permission). (Louise Smith 0208 356 8061)

The Clapton CAAC made combined comments on the withdrawn applications 2017/1806 and 2017/1812 upon which the current applications appear to flesh out some design details and establish a different material palette. In doing so the older drawings, heritage assessment and design and access statements are now significantly out of date and need revising to address the detailed design proposals.

We remain sceptical about the purported need for the wholesale removal of the existing trees which appears to be based on assumptions that ought to be reassessed once some clearance works are done - particularly now that significant time has passed since the reports were written in 2014 and the full planning permission was granted. The first preference should now be to keep, but manage, the existing growth, before total loss of any trees is considered. In particular T3 seems capable and worthy of retention.

The previous proposals for "chunky" timber elements have been replaced by a more restrained choice of brick and this goes some way to reducing the apparent scale of the proposed extensions - particularly at No 2 - but ultimately does not mitigate the overbearing bulk sufficiently to convince us that the design issues presented by the mass of the proposed extensions can be resolved through detailed design treatment.

The large squat boxes detract from the elegant proportions of the original Georgian elevations and it still seems likely that single storey extensions would be more appropriate, and less overbearing, on both elevations. We again suggest the applicant considers the extent to which the internal layout is driving poor decisions over design and massing."

2017/3178 2 Clapton Terrace E5 9BW Erection of two-storey extensions at rear lower ground and upper ground floor level, to include terraces at lower ground and upper ground floor level and other associated external alterations. Proposal inclueds associated internal alterations. (Application for Listed Building Consent). (Louise Smith 0208 356 8061)

as above

2017/3134 3 Clapton Terrace E5 9BW Erection of two-storey extensions at rear lower ground and upper ground floor level with stairwell access down to the rear garden and other associated external alterations (Application for Planning Permission). (Louise Smith 0208 356 8061)

as above

2017/3179 3 Clapton Terrace E5 9BW Erection of two-storey extensions at rear lower ground and upper ground floor level with stairwell access down to the rear garden and other associated external alterations. Proposal includes assocaited internal alterations (Application for Listed Building Consent). (Louise Smith 0208 356 8061)

as above