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393 Liverpool Road, Islington, London N1 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 391- 393 LIVERPOOL ROAD, ISLINGTON, LONDON N1 1LR APPEAL AGAINST DECISION OF LONDON BOROUGH OF ISLINGTON TO REFUSE PLANNING PERMISSION IN RESPECT OF PLANNING APPLICATION LPA REF: P2018/3267/FUL Prepared By NICHOLAS TAYLOR + ASSOCIATES TOWN PLANNING CONSULTANTS WWW.NTAPLANNING.CO.UK [email protected] 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 1 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE CONTACTS Nicholas Taylor Partner [email protected] NICHOLAS TAYLOR + ASSOCIATES TOWN PLANNING CONSULTANTS LONDON (HEAD OFFICE) 46 JAMES STREET LONDON W1U 1EZ T. +44 (0)20 7636 3961 (LEEDS OFFICE) ONE BREWERY WHARF WATERLOO STREET LEEDS LS10 1GX T. +44 (0)113 220 4521 WWW.NTAPLANNING.CO.UK [email protected] Client OLW Construction Ltd 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 2 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE CONTENTS Page No. 1. INTRODUCTION 4 2. DESCRIPTION OF SITE AND SURROUNDING AREA 5 3. SITE HISTORY 6 4. THE APPEAL PROPOSALS 7 5. THE DEVELOPMENT PLAN 8 6. STATEMENT OF CASE 9 7. CONCLUSIONS 13 APPENDICES 1. Officer’s Report P2018/3267/FUL 15 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 3 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 1.0 INTRODUCTION 1.1 This statement of case has been prepared by Nicholas Taylor + Associates on behalf of OLW Construction Ltd (OLW). The statement supports an appeal against the decision of the London Borough of Islington (“the Council” hereafter) to refuse planning permission for an application LPA Ref: P2018/3267/FUL. 1.2 The application is to extend a building at 391-393 Liverpool Road, Islington by the addition of a single storey on part of the roof. 1.3 The statement confines itself to town planning aspects of the appeal. It should be read in conjunction with two reports which accompanied the planning application, namely, the Design and Access statement by Sada Architecture and the Built Heritage report by CGMS. 1.4 For this appeal OLW have instructed two other firms, in order to provide independent appraisals of both the design and heritage implications of the scheme. Stephen Levrant Heritage Architecture Ltd have assessed the heritage and conservation aspects of the proposal; and Goldstein Heather have provided an independent assessment of the design of the scheme 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 4 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 2.0 DESCRIPTION OF SITE AND SURROUNDING AREA 2.1 391-393 Liverpool Road is a part-5 storey, part-3 storey building situated on the west side of Liverpool Road. It is roughly L- shaped. Part of the ground floor at the front is occupied by a small supermarket; the remainder of the front is vacant. The four floors above and the three floors to the rear are in residential use, arranged as 14 flats. The building was erected in two stages, 391 Liverpool Road was constructed in 2010 and 393 Liverpool Road was constructed in 2005. For further details, please see the detailed history of the buildings contained in the statement by Stephen Levrant Heritage Architecture Ltd 2.2 The supermarket has its own access off Liverpool Road. At the southern end of the shop there is a separate access to the flats. At the rear of the building there is a small yard which abuts the northern boundary of the property. There is no on site, allocated parking for cars. Refuse storage is in an enclosed store at the northern end of the building with a roller shutter door opening onto the pavement. Next to the door is a pair of gates which provide access to the side of the building and yard at the rear. 2.3 The immediate surroundings of the building are: to the North are the tracks of the London Overground railway which are in cutting, some 5m below adjacent street levels, and which run East- West. To the South, and physically attached to the appeal site, is another 3-5 storey building,387-389 Liverpool Road. There is then an access road, known as Epping Place, which serves a residential development to the West of the building. That development forms part of a wider redevelopment scheme, which includes a 5 storey block of flats fronting onto Offord Road. Islington Council approved that scheme in 1997 (ref. 961170). To the East the site adjoins Liverpool Road, the B515, a two lane single carriageway road which connects The Angel, Islington with Holloway Road. 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 5 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 3.0 SITE HISTORY AND BACKGROUND TO THE APPEAL 3.1 The appeal site has been the subject of numerous planning applications in the past 20 years. We list below in chronological order those which have a bearing on the current scheme P023094 393, Liverpool Road: Construction of 5 storey building (GF B1 use; upper floors 10 flats). Approved P042815 393, Liverpool Road: Construction of 5 storey building (GF B1 use: upper floors 10 flats). Approved P071742 391 Liverpool Road: Construction of 5 storey building (GF B1 use; upper floors 4 flats). Approved P102380 391 Liverpool Road: Construction of 5 storey building (GF A1 /A3 use; upper floors 4 flats). Approved P2017/2876/FUL 391-393 Liverpool Road: Erection of 5th floor extension to provide two flats. Refused P2018/3267/FUL 391-393 Liverpool Road: Erection of 5th floor extension to provide two flats (the appeal application). Refused 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 6 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 4.0 THE APPEAL PROPOSALS 4.1 The proposal is for an additional 2 x two bedroom flats which do not occupy the full extent of the building footprint, only the front part of the building which adjoins Liverpool Road. 4.2 The flats are both 2 bedroomed flats and they comply with the various technical standards laid down by Islington Council, and the “Technical housing standards-nationally described space standards” 4.3 The flats will share the same entrance at street level as the existing flats; this entrance is due to be upgraded as part of the scheme 4.4 The design of the scheme has evolved in the last two years. The Council rejected an earlier scheme on the same site on design grounds. We attach at Appendix 1 a copy of the officer’s report relating to the previous scheme. 4.5 The appeal application has taken into account the comments in the officer’s report and the reasons for refusal of the scheme. It incorporates a number of significant design changes. 4.6 First of all, the architect has changed the design and alignment of the windows on the east elevation. Now, they line up with the windows on the lower floors, to give a more balanced and resolved appearance 4.7 Secondly, the architect has introduced windows on the north elevation of the proposed roof extension in order to break up to some extent the large area of blank wall on that elevation. 4.8 Thirdly, this change should be read in conjunction with the introduction of a green wall on the ground to third floors of the north elevation which substantially reduces the area of render that will be visible and makes for a more interesting elevation. 4.9 Fourthly, on the east elevation the architect proposes to fill in the horizontal and vertical inset channels of no. 393 to tie in with the adjoining 391- see images below 4.10 Finally, the wall facing materials of the new flats will be of a much higher quality, namely zinc rather than render. 4.11 In conjunction with the appeal the applicant has offered a Unilateral Undertaking to contribute to the Council’s affordable housing fund, in accordance with their small sites policy. We attach a copy of the Undertaking 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 7 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 5.0 THE DEVELOPMENT PLAN 5.1 The Town and Country Planning Act 1990, section 70, advises that local planning authorities should, when determining planning applications, have regard to the provisions of the development plan and any other material considerations. 5.2 The development plan in Islington comprises the London Plan, the Islington Core Strategy, and the Development Management Policies (2013). Other material considerations would include, for example, guidance in the National Planning Policy Framework. 391 LIVERPOOL ROAD, ISLINGTON, LONDON, N1 1LR 8 NICHOLAS TAYLOR + ASSOCIATES STATEMENT OF CASE 6.0 STATEMENT OF CASE The need for extra housing 6.1 The strategic context for consideration of this appeal is the need for additional housing in London. Planning policies at every level – national, strategic and local – are united in supporting proposals for additional housing, particularly in an area of such high demand as London. This is true whether or not a particular council considers it has met the targets in the London Plan. 6.2 As the London Plan points out “The 2015-2036 figure of 49,000 additional homes a year provides the basis for the detailed housing need figures set out in this Plan. In light of the projected higher need, especially at the start of the plan period, this figure should be regarded as a minimum”. The figures contained within the Draft New London Plan has increased overall London targets. 6.3 In addition, Paragraph 59 of the NPPF (2018) states the following: “To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay.” 6.4 Although the scheme is for only two flats the appellant will make a contribution towards the provision of affordable housing in the Borough.
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