Firstplan
PLANNING STATEMENT IN SUPPORT OF NOTIFICATION OF CHANGE OF USE FROM B1 (BUSINESS) TO C3 (RESIDENTIAL).
457 - 463 HOLLOWAY ROAD, ISLINGTON, LONDON, N7 6LJ.
PLANNING STATEMENT
Firstplan Ltd. 25 Floral Street, London WC2E 9DS T:020 7031 8210 F:020 7031 8211
Appeal Ref: Firstplan Ref: 13147/MM/cj Date: November 2013
COPYRIGHT
The contents of this document must not be copied or reproduced in whole or in part without the written consent of Firstplan Ltd.
PLANNING STATEMENT IN SUPPORT OF NOTIFICATION OF CHANGE OF USE FROM B1 (BUSINESS) TO C3 (RESIDENTIAL).
457 - 463 HOLLOWAY ROAD, ISLINGTON, LONDON, N7 6LJ.
PLANNING STATEMENT
CONTENTS
SECTION 1: INTRODUCTION 1
SECTION 2: PLANNING BACKGROUND 2
SECTION 3: REQUIREMENT FOR PRIOR NOTIFICATION 4
SECTION 4: CONCLUSIONS 7
SECTION 5: DEVELOPER CONTACT DETAILS 8
Firstplan
SECTION 1: INTRODUCTION
1.1 This Planning Statement has been prepared by Firstplan in support of a proposed change of use from B1 (Business) to C3 (Residential) at 457 - 463 Holloway Road, Islington, London, N7 6LJ. The proposal does not relate to the Class A1 retail unit situated on the ground floor of No.463.
1.2 The purpose of this statement is to examine if the proposed change of use can be undertaken as permitted development under Class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013.
1.3 This Statement adopts the following structure:-
Section 2 sets out a description of the site and its planning history;
Section 3 appraises the need for prior approval;
Section 4 draws conclusions;
Section 5 contact details for the developer.
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SECTION 2: PLANNING BACKGROUND a) Description of the Application Site and Surroundings
2.1 The application site is located at 457-463 Holloway Road, Islington, N7 6LJ. The site is bounded by Holloway Road to the northeast and Mercers Road to the northwest. The site is located within the London Borough of Islington.
2.2 The site forms part of part of a five storey late-Victorian property with a basement and four storeys above ground. Originally the site comprised four Victorian houses; these were converted to B1 offices (circa 1982) with an A1 retail unit covering part of the ground floor. The site sits within an established residential area and the building does maintain its original residential design features.
2.3 This substantial building comprises a total GIA of 1,580sqm and provides parking for 10 cars to the rear. The façade of the property is locally listed. b) Planning History
2.4 The building comprising of four Victorian dwellings is believed to have been constructed circa 1880 - 1895. This is confirmed by the historic maps in Fig.1.
2.5 Planning permission was granted for the change of use of various parts of the building between 1958 and 1980. The use of the whole building was regularised in 1982 (planning reference: 82/0996) for:
“Change of use of 457 Holloway Road from warehouse to offices, 461 Holloway Road ground floor from warehouse and offices to offices and 459-563 Holloway Road 3rd floor from residential to offices and associated changes to front elevation.”
2.6 This was approved 08-10-1982, thus regularising the use of the premises as offices (Class B1). As part of that permission, Islington Council attached an ownership condition to restrict the use of the premises solely to applicant. Subsequent to this, an application was submitted to Islington Council to remove this condition in 1983 (planning reference: 83/0052) for:
“Implementation of planning permission dated 30th September 1982 granting change of use to offices without complying with Condition 2 of that permission.”
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2.7 This application was refused by Islington Council (26-04-1983) but overturned at appeal (ref: T/APP/V5570/A/83/5814/PE1) on 19-03-1984 allowing the use of the offices by any subsequent occupants.
1876-1882 Map 1895 Map
Fig.1 Historic Maps
2.8 No successive change of use planning applications have been approved at the site and no other material change of use has occurred subsequent to the change of use of the premises to offices approved in 1982 (ref: 82/0996).
2.9 Accordingly, it is clear that the authorised use of the premises is as a Class B1 office building. A detailed list of the planning history relating to the site is set out in Appendix 1 along with the decision notices and appeal decision for the above applications.
APPENDIX 1
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SECTION 3: REQUIREMENT FOR PRIOR NOTIFICATION
a) Prior Notification Process
3.1 This application is submitted to Islington Council for determination as to whether prior approval of the authority is required in respect of a change of use from B1 (business) to C3 (residential) pursuant to class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 in respect of the existing office building at 457-463 Holloway Road, Islington.
3.2 The relaxation of permitted development rights came into effect in May 2013 with 17 Local Planning Authorities gaining exemption from the amendments to the GPDO. The proposal site falls within an area of the London Borough of Islington which is not exempt from this change in legislation. Other exemptions include: safety hazard areas (as designated by the Health and Safety Executive), military explosives storage areas or if the building is a listed building or a scheduled ancient monument. The application building does not fall within any of the noted exemptions, thus, the proposal site does benefit from class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 provided other requirements are met.
3.3 Development is only permitted by class J provided the building was used as an office immediately before 30 May 2013, or, if vacant, where its last use was as an office. The proposal building, 457-463 Holloway Road, is currently a vacant office building and this use is clear having examined the property planning history. A detailed analysis of the planning history is outlined in Appendix 1. Historic permission ref: 82/0996 clearly identifies the use of the site at B1 (Business) and no material change of use has occurred since. Further to this, the Council’s online public access system clearly identifies the existing use of the site as B1 (Business) on the most recent planning application ref: P101726.
3.4 In accordance with requirements, this notification is accompanied by:
A written description of the proposed development;
A plan indicating the site and showing the proposed development;
The developer's contact address; and
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The developer's email address if the developer is content to receive communications electronically
3.5 In the prior approval process, the local planning authority should determine applications in relation to three issues:
transport and highways impacts of the development;
contamination risks on the site; and
flooding risks on the site. b) Transport and highways impacts of the development
3.6 It is not considered that the proposed change of use of this office building to 25 residential units is likely to have a material increase or a material change in the character of traffic in the vicinity of the site.
3.7 The site is situated within a highly sustainable transport location with a PTAL rating of 6A. London Underground and Overground rail links are all within ten minutes walking distance. This includes Upper Holloway (580m) and Holloway Road stations (850m). Furthermore, Holloway Road is served by a large number of bus routes. A copy of the PTAL summary is included within Appendix 2.
3.8 Given this high level of accessibility, there is a strong propensity for the occupiers of the units to travel by public transport.
APPENDIX 2
c) Contamination risks on the site
3.9 Given the site’s location, existing use and historic use, it is not considered that there is any risk of contamination at the site. The existing uses as an office and previously residential are not considered hazardous or to pose any risk to public health and the environment.
3.10 In identifying, assessing and evaluating the risks to that may be posed by the condition of a site it is necessary to examine its historic uses. Through historical analysis, it was identified that prior to the construction of the building the land was used as tree-laden common or garden land (See Fig.1). Thus, it is clear that no
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industrial processes or activities that present a hazard to the general environment have occurred at the site. Nor is any remediation work necessary. d) Flooding risks on the site
3.11 If there are concerns over flood risk the Local Planning Authority must consult the Environment Agency where the development is in an area within Flood Zone 2 or 3 as part of any prior approval. The application site falls within the London Borough of Islington which is not situated within any flood risk zone. Thus, the site is not at risk from flooding. This is confirmed by the Flood Risk Zone map included within the Council’s Strategic Flood Risk Assessment attached at Appendix 3.
APPENDIX 3
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SECTION 4: CONCLUSIONS
4.1 This application is submitted to Islington Council for determination as to whether prior approval of the authority is required in respect of a change of use from B1 (business) to C3 (residential) pursuant to class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 in respect of the existing office building at 457-463 Holloway Road, Islington.
4.2 Firstly, the proposal site does not fall within any of the noted exemptions in class J, the site is not within:
any of the areas exempt from the change in legislation;
a safety hazard areas (as designated by the Health and Safety Executive);
a military explosives storage area;
a listed building or a scheduled ancient monument.
4.3 Development is only permitted by class J provided the building was used as an office immediately before 30 May 2013, or, if vacant, where its last use was as an office. The proposal building, 457-463 Holloway Road, is currently a vacant office building and this use is established having examined the property planning history.
4.4 Furthermore, the proposal will not result in any issues relevant to the determination process as to whether prior approval is required. There will be no issues relating to:
transport and highways impacts of the development;
contamination risks on the site; and
flooding risks on the site.
4.5 Accordingly, it is concluded that prior approval by Islington Council is not required under class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013.
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SECTION 5: DEVELOPER CONTACT DETAILS
5.1 To meet the requirements of class J of The Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 the following information is included:
Developer Contact Details
Name: Richard Law (Branstar Ltd)
Contact Address: 84 Upper Tollington Park, London, N4 4NB.
Email: [email protected]
Telephone: 07714 091746
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APPENDIX 1 Planning History at 457-463, Holloway Road, Islington, London, N7 6LJ
P101726 - Change of use from offices (B1) into a non-residential college (D1). Withdrawn 23-01- 2013.
P080769 - Demolition of existing building behind front and side elevations, Demolition of later rear extension, and erection of a new building incorporating restored elevations for B1 (serviced offices) and 8 new Residential dwellings Also conservation area consent reference P080770 submitted. Withdrawn 02-03-2012.
P080770 - Conservation area consent in connection with demolition of existing building behind front and side elevations, Demolition of later rear extension, and erection of a new building incorporating restored elevations for B1 (serviced offices) and 8 new Residential dwellings also full planning reference P080769 submitted. Withdrawn 02-03-2012.
88/0617 - Erection of internally illuminated individual letter to fascia. Approved
85/0769 - Erection of internally illuminated projecting box sign. Approved
84/0899 - Erection of internally illuminated individual letter to fascia. Approved
83/0052 - Implementation of planning permission dated 30th September 1982 granting change of use to offices without complying with Condition 2 of that permission. Refused 26-04-1983, granted at appeal (ref: T/APP/V5570/A/83/5814/PE1).
82/0996 - Change of use of 457 Holloway Road from warehouse to offices, 461 Holloway Road ground floor from warehouse and offices to offices and 459-563 Holloway Road 3rd floor from residential to offices and associated changes to front elevation. Approved 08-10-1982
555/1 - Alterations and change of use at 457 Holloway Road to form general warehouse (Class X of the Town and Country Planning Use Classes Order 1963). Approved 15-04-1969
PN/4736 - To use basement at 457, Holloway Road for storage. Approved 06-09-1963
PN/4736 - To change of use to parking area at the rear of 457, Holloway Road. Approved 26-07-1958
TP/19981/NE - Alterations and additions at Nos. 459-463 (odd) Holloway Road, Islington to form a shop on the ground floor, offices on the first and second floors and residential accommodation on the third floor, as shown on the plans submitted. Approved 24-07-1958
TP/32484/NE - The use of the ground floor at No. 463 Holloway Road, Islington, as a shop. Approved 06-03-1958
APPENDIX 2
PTAI Study Report File Summary PTAI Run Parameters
PTAI Run 20132210163236 Description 20132210163236 Run by user PTAL web application Date and time 22/10/2013 16:32 Walk File Parameters
Walk File PLSQLTest Day of Week M-F Time Period AM Peak Walk Speed 4.8 kph BUS Walk Access Time (mins) 8 BUS Reliability Factor 2.0 LU LRT Walk Access Time (mins) 12 LU LRT Reliability Factor 0.75 NATIONAL_RAIL Walk Access Time (mins) 12 NATIONAL_RAIL Reliability Factor 0.75 Coordinates: 530210, 186221
Walk Distance Frequency SWT TAT Mode Stop Route Weight time EDF AI (metres) (vph) (mins) (mins) (mins) HOLLOWAY BUS ROAD MANOR 263 25.13 6.0 0.5 0.31 7.0 7.31 4.1 2.05 GDNS HOLLOWAY HOLLOWAY BUS ROAD MANOR 43 25.13 10.0 1.0 0.31 5.0 5.31 5.65 5.65 GDNS HOLLOWAY BUS ROAD MANOR 271 25.13 8.0 0.5 0.31 5.75 6.06 4.95 2.47 GDNS HOLLOWAY BUS ROAD MANOR 17 25.13 7.5 0.5 0.31 6.0 6.31 4.75 2.38 GDNS HOLLOWAY BUS 29 432.77 15.0 0.5 5.41 4.0 9.41 3.19 1.59 SEVEN SISTERS R HOLLOWAY BUS 393 434.55 5.0 0.5 5.43 8.0 13.43 2.23 1.12 NAGS HEAD HOLLOWAY BUS 259 432.77 8.0 0.5 5.41 5.75 11.16 2.69 1.34 SEVEN SISTERS R HOLLOWAY BUS 254 432.77 12.0 0.5 5.41 4.5 9.91 3.03 1.51 SEVEN SISTERS R HOLLOWAY BUS 253 432.77 12.0 0.5 5.41 4.5 9.91 3.03 1.51 SEVEN SISTERS R HOLLOWAY BUS 91 432.77 8.0 0.5 5.41 5.75 11.16 2.69 1.34 SEVEN SISTERS R HOLLOWAY BUS 153 432.77 5.0 0.5 5.41 8.0 13.41 2.24 1.12 SEVEN SISTERS R HOLLOWAY BUS 4 254.33 6.0 0.5 3.18 7.0 10.18 2.95 1.47 ROAD ODEON LT SAP Points Not Found GOSPEL OAK UPPER NATIONAL_RAIL to BARKING 611.9 4.0 1.0 7.65 8.25 15.9 1.89 1.89 HOLLOWAY BR BR Total AI for this POI is 25.44. PTAL Rating is 6a.
APPENDIX 3
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All design, comments and recommendations are done so on behalf of Mouchel Client Legend Parkman and no individual responsibility is taken or implied in anyway, by recieving and acting on this infomation you, the client or any third party, are accepting that no North London Waste Plan Borough Boundaries Flood Zone 1 = Non - coloured areas individual is personally liable in contract, tort or breach of statutory duty (including negligence). Project North London Strategic Flood Risk Assessment Flood Zone 3b This map is based upon Ordance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office. Crown Purpose Drawing Title Flood Zone 3a copyright. Unauthorised reproduction infringes Crown copyright and may lead to Information prosecution or civil proceedings. Map 8: Flood Risk Zones Flood Zone 2 Data Origin Drawn SL Chckd KR Apprvd FP Flood Zones 2, 3a and 3b were provided by the EA. The flood zone 3b for the Silk Date 07/08/08 Date 07/08/08 Date 08/08/08 Canals Stream is based on the 1 in 25 yr outline. The EA also provided the canals and Draft Scale (at A1 size) Issuing Office Sutton Coldfield Drawing Number Rev watercourse information. C Watercourses Issue 1:40,000 Telephone 0121 355 8949 722586/008