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Development Management Service PLANNING COMMITTEE REPORT Planning and Development Division Environment and Regeneration PLANNING [SUB] COMMITTEE A AGENDA ITEM NO: B5 Date: 6th September 2018 NON-EXEMPT Application number P2018/0666/FUL Application type Full Planning Application Ward Finsbury Park Listed building No Conservation area No Development Plan Context - Nag’s Head Town Centre - Nags Head & Upper Holloway Rd - Key Core Strategy Key Area - Secondary Retail Frontage - Article 4 Direction A1-A2 (Town Centres) Licensing Implications Yes Site Address 95 Seven Sisters Road, N7 6BU. Proposal Change of use of the ground floor from bank (use class A2) to part restaurant/cafe (use class A3) and part shop/retail (use class A1) including subdivision into four restaurant/cafe units with shared seating area and four shop/retail units; changes to the shop front with internal roller shutter blinds and addition of a skylight on the existing flat roof. Case Officer Owen Griffiths Applicant Mr Manpreet Singh Agent Mr David Carroll 1. RECOMMENDATION The Committee is asked to resolve to GRANT planning permission: 1. subject to the conditions set out in Appendix 1; P-RPT-COM-Main 2. SITE PLAN (site outlined in red) 3. PHOTOS OF SITE/STREET IMAGE 1: View of Site Showing Junction of Seven Sisters Road and Hornsey Road P-RPT-COM-Main Image 2: Aerial View of Site Showing Junction of Seven Sisters Road and Hornsey Road o Image 3: View along Hornsey Road Image 4: Interior of the unit. P-RPT-COM-Main 4. SUMMARY 4.1 Planning permission is sought for the subdivision and change of use of the ground floor of the site from a Bank (Use Class A2) to 4 x A3 café/restaurant units and 4 x A1 retail units. 4.2 The A3 café/restaurant units will all be internal with a combined ventilation system. The ventilation plant will be housed within the ceiling void and treated ventilation fumes will expel directly onto Seven Sisters Road above head height. This approach, that avoids visible plant on the flat roof, has been agreed with Public Protection subject to conditions on the specifications of the proposed plant that will be installed. 4.3 The A1 retail units will face onto Hornsey Road with access via the internal courtyard seating area. All units will incorporate internal roller shutter blinds. Furthermore, the unit sizes of the A1 and A3 units will vary to provide a suitable retail offer. 4.4 The proposed hours of use are 0900-2200 Monday to Saturday and 1200-2000 on Sundays and Bank Holidays. A new secondary entrance will be installed on Hornsey Road with automatic sliding doors. These doors will be restricted for use only between 1100-2000 on all days to protect the amenities of the residential units above. 4.5 A draft Waste and Servicing Strategy has been provided. A final version will be required by condition 12 which will be discharged prior to operation in consultation with TFL. The draft proposals for delivery and servicing are considered to be acceptable and have been agreed with Waste Services and Transport & Highways 5. SITE AND SURROUNDING 5.1 The site is located on the corner of Seven Sisters Road and Hornsey Road and contains a four storey Victorian style building. The main 4 storey element is accessed via Hornsey Road and a flat roof single storey extends at ground level from the main body of the building along Hornsey Road onto Seven Sisters Road. The site also incorporates an existing basement level. 5.2 The ground floor and basement of the site were last used as a bank (A2 use) but the unit has been vacant for a number of years. However, it is noted that recent internal and external work has occurred to the building and the shopfront has been repainted. The works recently undertaken at the site would not have required planning permission. 5.3 A total11 residential bedsit flats are located on the upper floors, set back from Seven Sisters Road by the flat roof extension at ground floor level with access from Hornsey Road. There is an additional access route to the rear of the property from Sussex Way and adjacent to the Greek Orthodox Church that is situated to the rear of the terrace buildings that front Seven Sisters Road. 5.4 The site is located on the edge, but within, the Nags Head and Upper Holloway Town Centre. The surrounding area is predominately characterised by a mixture of ground floor retail uses with residential dwellings above. 5.5 Seven Sisters Road is operated by TfL which is a busy route served by numerous bus services and there are three tube/rail stations within a 10-minute walk; Finsbury Park, Arsenal and Holloway Road. P-RPT-COM-Main 6. PROPOSAL (IN DETAIL) 6.1 Planning permission is sought for the change of use and subdivision of the ground floor of the site from a Bank (Use Class A2) to 4 x A3 café/restaurant units and 4 x A1 retail units. Since the application was initially submitted the applicant agreed to remove the proposed office in the basement and instead it would be used as an ancillary storage space in connection with the ground floor units. 6.2 The proposal is to convert the former bank into four A1 units facing onto Hornsey Road and four internal A3 café/restaurant units with associated indoor seating. The A1 retail units range in size from 6sqm to 12sqm and the A3 units range from 5sqm to 11sqm. The rear of the building will contain a customer toilet that is wheelchair accessible and four cycle spaces. 6.3 The new A1/A3 units are proposed to operate during the following hours: 0900-2200 Monday to Saturday 1200-2000 on Sundays and Bank Holidays 6.4 A new shop front is also proposed which will feature aluminium framed sliding doors and refurbished windows. External shutter doors were proposed to the shopfront but the applicant has since agreed to remove them from the proposal and instead internal shutters would be installed with an ‘open weave’. 6.5 The applicant states that the A3 units are intend to operate “on a similar model to the new small cafés in South London markets that have re-invigorated places like Tootings’ and Brixton markets”. 6.6 A new side entrance will be created on Hornsey Road that will provide secondary access to the site. This entrance will be restricted for use only between 11:00 and 20:00 on all days. The main entrance on Seven Sisters Road will be moved from the current corner location to the west of the site and away from Hornsey Road. Proposed ground and roof floor plan 6.7 Servicing will principally be made from the new entrance on Hornsey Road where there are parking bays in close proximity. Further loading bays are available along Seven Sisters Road. Waste collection will be made from the kerbside along Seven Sisters Road. This is the existing waste collection arrangement for the current retail units along Seven Sisters Road. P-RPT-COM-Main 6.8 Extract ventilation from the proposed A3 café/restaurant units will be via a joint air duct. This will connect to an extract ventilation system that will be housed within the ceiling void, with the treated ventilation fumes expelling onto Seven Sisters Road above head height. The specification of the ventilation system has been provided and the level of air abatement has been considered as satisfactory by public protection. This situation has avoided ventilation plant machinery being positioned on the existing flat roof and moved the expelled ventilation fumes away from existing residents as far as possible Revision 1 6.9 The application has been revised as follows: The basement is no longer intended for office use and instead will be ancillary storage to the retail units. A2 (financial and professional services) use is no longer being applied for. The total number of units has been reduced from 13 to 8 to provide a range of unit sizes. The ventilation plant has been relocated from previously proposed location on top of the ground floor units roof to being contained within to within the ceiling void with a front facing ventilation. Four cycle spaces have been provided. Opening hours have been amended and reduced. 7. RELEVANT HISTORY: 7.1 990113: Ground floor extension to No. 95 Seven Sisters Road and change of use of the basement, ground and first floor of No. 167 Hornsey Road to a bank. Approved 10/03/1999 7.2 992606: Erection of ground floor level extension, alterations to shopfront and installation of air conditioning unit. Approved 23/03/2000 7.3 P2016/4589/FUL: Change of use part of the ground floor at the rear from retail (A1) to one self contained residential (2 bed, 4 person) residential unit. Removal of ground floor rear addition and alterations to ground floor rear elevation and landscaping to the rear. Withdrawn 13/02/2017 7.4 P2017/1949/FUL: Change of use of ground floor unit from A2 unit to Betting Shop (Sui Generis). Refused 16/08/2017. ENFORCEMENT: 7.5 None PRE-APPLICATION ADVICE: 7.6 None 8. CONSULTATION Public Consultation 8.2 Letters were sent to occupants of 110 adjoining and nearby properties on. A site notice and press advert were displayed on 19/04/2018. The public consultation of the application therefore expired on 18/05/2018, however it is the Council’s practice to continue to consider representations made up until the date of a decision. P-RPT-COM-Main 8.3 At the time of the writing of this report a total of 4 responses had been received from the public with regard to the application.
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