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P11-0392 the Turnmill (FULL)

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P11-0392 the Turnmill (FULL) Planning Service Environment and Regeneration Department PO Box 3333 222 Upper Street London N1 1YA PLANNING COMMITTEE AGENDA ITEM NO: B7 Date: 1st September 2011 Application number P110392 Application type Full planning application Site Address: The Turnmill, 63, Clerkenwell Road, Islington, London, EC1M 5NP Proposal Demolition of the existing building and erection of a six storey building, plus basement with mezzanine level and roof top plant enclosure, providing for a total of 9,703 sq.m (GEA) of floorspace with 6,834 sq.m (GEA) for business (Class B1)and 2,869 sq.m (GEA) of flexible shop/restaurant/café/drinking establishment floorspace (Class A1/A3/A4) together with associated works. RECOMMENDATION That the Committee resolve to GRANT planning permission as set out in Appendix 1. INTRODUCTION Joint Conservation Area Consent (CAC) Application 1. A joint CAC application has been submitted (LBI ref: P110393) regarding the demolition of the existing 3-storey Victorian building. This application is also before the Committee and is also recommended for approval. 2. This report, for full planning permission, considers the merits of the new building; this report does not include an analysis of the case for the demolition of the existing building. Consideration of the impact of the proposed demolition on the conservation area, surrounding townscape, or acceptability of the loss with respect of PPS5, regional and local heritage policies is provided separately within the accompanying report relating to the conservation area consent application (LBI ref: P110393) Site 3. The application site has a broadly rectangular footprint, is approximately 1,450sqm (0.145ha) in size and benefits from three street frontages, Clerkenwell Road to the north, Turnmill Street to the west and Broad Yard to the south – the site occupies a prominent corner location. For ease of reference the application site described above and shown at Appendix 3 ‘Site Plan’ shall hereafter referred to as the ‘Site’. 4. The Site contains a 3-storey Victorian building (c.1886) originally built as a warehouse (at lower levels) and stables for 190 horses (at upper floors) for the Great Northern Railway Company. The building’s façade is composed of a variety of individual sections of walls and punctuated by freely grouped single or pairs of standard windows and single or double-storey arched openings; elevation displays an elegant curve following the turn from Clerkenwell Road into Turnmill Street. The building is largely clad in a pale brick over a plinth of Staffordshire blue brick, red brick dressing for lintels and arches. 5. The building is part vacant and has established use rights as a nightclub, gym and office storage at basement level (presently vacant); a restaurant at ground floor level fronting Clerkenwell Road together internal service yard to Turnmill Street and office floorspace at ground, mezzanine and remaining upper levels (varying degrees of vacancy). 6. The Site lies within the Clerkenwell Green Conservation Area, falls within an Archaeological Priority Area and the Clerkenwell/Smithfield Area of Special Character. 7. The existing building on the Site is not a statutory listed building nor is it noted on the council’s register of locally listed buildings. Surroundings 8. Beyond Turnmill Street to the west can be found the expansive Farringdon railway cutting. To the south is no. 65-66 Turnmill Street, a Victorian office building which is separated from the subject building by a narrow street known as Broad Yard. To the east can be found Fleet House, 57-61 Clerkenwell Road a 5-storey office building behind which is the large servicing / circulation area at the head of Broad Yard. North of the site beyond Clerkenwell Road is the grade II* listed building known as the former Middlesex Session House, 120a-122 Clerkenwell Road (for the ease of reference hereafter referred to as ‘Session’s House’). To the north east is the grade II listed Cornwell House, 20-21 Clerkenwell Green and 120 Clerkenwell Road. The area is characterised by a wide variety of uses and building types. 9. The fabric of the surrounding area derives from incremental development dating from Norman times to the present day, with surviving examples of buildings from nine different centuries. The character of the area also depends on its great variety of uses including specialist manufacturing, workshops, wholesaling and retailing activities. The juxtaposition of different activities, cheek by jowl, sets Clerkenwell and Smithfield apart from more homogenous business and residential areas. There is a predominance of buildings within the conservation area of three to five storeys, although there are some examples of taller buildings. The network of streets, alleys and spaces which make up the conservation area are lined by buildings with generally narrow frontages. The Site forms part of an urban block with generally wider than usual plot widths for this part of Clerkenwell / Farringdon. 10. A medium sized street tree stands within the pavement in front of the site at Clerkenwell Road and is the only street tree at this point of Clerkenwell Road. Proposal (in Detail) 11. It is proposed that there shall be ‘Demolition of the existing building and erection of a six storey building, plus basement with mezzanine level and roof top plant enclosure, providing for a total of 9,703 sq.m (GEA) of floorspace with 6,834 sq.m (GEA) for business (Class B1)and 2,869 sq.m (GEA) of flexible shop/restaurant/café/drinking establishment floorspace (Class A1/A3/A4) together with associated works Issues 12. The main issues arising from this proposal relate to the: - Acknowledgement of the previous refused application and the conclusions of the Planning Inspector within the dismissed appeal decision notice. - previous grant of planning permission for refurbishment and extension; - demolition of the existing building; - use of the site for mixed use purposes and the type of uses proposed, including their appropriateness for the Clerkenwell and Smithfield / Central London / CAZ location; - quality of the resulting retail, restaurant and office floorspace; - height, scale, design and appearance of the resulting building, its relationship to neighbouring buildings and impact on the character and appearance of the Conservation Area, surrounding streetscenes and the setting of nearby listed buildings; - consideration of the impact on protected views of St. Pauls and the local view (LV1); - impact on neighbouring residential amenity; - accessibility and inclusive design; - sustainability and energy efficiency and renewable energy; - highways and transportation; and - archaeology. Relevant History of the Site 13. The existing building was erected in 1886-7 to provide warehousing and stables for the Great Northern Railway Co. in association with their main goods depot at Farringdon Station. It was designed by GNR’s Engineer, Richard Johnson. The stables, approached by internal ramps, occupied the two upper floors – the ground floor consisted of a yard (top-lit) within In and Out gateways on Turnmill Street surrounded by ancillary rooms, cranes and hoists. The GNR’s successor, the London and North Eastern Railway, continued to use the building for stabling and warehousing until the mid-1930’s, when it was taken over by Booth’s as warehousing for their wine department up until the 1970’s. Between 1985 and 2008 the building was occupied as a club venue at basement level (known as Turnmills). Externally, the building has been altered little, though it has lost the original pitched roof and clock gable over the Turnmill Street façade. The internal arrangement is entirely changed and all readily noticeable references to its previous use as a stable building have been removed – although there are some scars of the former location of ramps along some sections of internal walls. 14. The site has been the subject of a number of past planning applications and one appeal (Public Inquiry). The following two submissions and appeal are considered particularly relevant to the current proposal (summarised below): - Joint planning and conservation area consent applications P091493 and P091484 for the ‘Demolition of the existing building and erection of a part 5 to 7-storey building, plus basement with mezzanine level and roof top plant enclosure to provide for 7,717sqm (GEA) of business (Class B1) floorspace and 2,820sqm (GEA) flexible shop/restaurant/cafe/drinking establishment (Class A1/A3/A4) floorspace together with associated works’ were REFUSED on 26/11/2009. - Resulting Appeal (Public Inquiry) PINS ref: APP/V5570/A/09/2118166/NWF was DISMISSED on 20/05/2010. For the ease of reference the above joint planning and conservation area consent application will be referred to as the ‘2010 Appeal Scheme’ or when referring to the Inspector’s decision the ‘2010 Appeal’. - Planning Application P071986 for the ‘Erection of a 2-storey roof extension with rooftop plant enclosure and alteration and refurbishment of existing building in connection with its use for B1 (office) and A1/A3/A4 (retail/restaurant/bar) use’ was GRANTED on 17/12/2007. For the ease of reference the above change of use and roof extension application shall hereafter be referred to as the ‘2007 Approval’. 15. In February 2011 the applicant submitted a renewal application (LBI ref P102515), which seeks to extend the life of the ‘2007 approval’ and has yet to be determined. It is not proposed to consider the merits of this application within this report. Relevant History of Neighbouring Properties 16. Officers are mindful of the following planning permissions to adjoining properties: 66 Turnmill Street: - Planning application and Conservation Area Consent LBI refs. P101468 & P101469 were REFUSED with appeals dismissed for ‘retention of Turnmill Street and part Broad Yard facades and demolition of the remaining building; erection of a 7 storey building (plus basement) for Class B1 (office) use at basement, ground and first floor levels; use of second floor and above as a 16 unit apart hotel’ were dismissed.
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