18 social-rent homes at Garages Blackwell Close, London

What was proposed

The application proposed demolishing existing garages and building 18 homes with amenity space, play space, landscaping, cycle parking and access improvements.

“APPLICANT: Housing Regeneration and Delivery Team London Borough of Hackney Hillman Street London E18 1DY”

“PROPOSAL: Demolition of existing garages and construction of 18 residential dwellings with associated amenity space, cycle parking, refuse stores, hard and soft landscaping, play space, improvements to access and public realm, and other associated works.”

Officer report

The site and its setting

The site contained 33 garages and a community garden below the surrounding roads, in a mainly residential area with two- to six-storey buildings.

“The site is located on a northern side of Redwald Road and comprises 33 single-storey garages and a community garden. The site is sunken below Redwald Road. Pedestrian access to the site is via a set of stairs from Redwald Road to the east of the site or via level access from Pedro Street to the north. Vehicular access is provided to the west of the site between 1 - 16 Blackwell Close and Monsal Court.”

“The surrounding area is characterised by predominantly residential uses ranging in height from two to six storeys in a mixture of dwelling types including terraces and apartment blocks.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement, saying the substantial housing and public-realm benefits outweighed the main neighbouring harm.

“On balance, the benefits of the proposal are substantial. This includes the provision of 18 affordable housing units, all of which provide good quality of accommodation, improvements to the existing public realm within Blackwell Close including new play areas and improved communal open space, and a development which is deemed to be sustainable in terms of energy use.”

“The proposal is deemed to comply with the relevant policies in the Hackney Local Plan 2033 (2020) and the London Plan (2021) and the granting of planning permission is recommended subject to conditions and the completion of a legal agreement.”

Officer report

What consultees and residents said

Two objections raised refuse, construction traffic, dust, noise, disruption and health concerns, while consultees generally raised no objection subject to conditions.

“The paving outside of numbers 10-12 Derby Court should be replaced. ● The existing refuse situation at Derby Court to the east of the proposal is unacceptable and would negatively impact future occupiers of the development. ● Increase of flow of large trucks during demolition and construction works. ● Dust, noise nuisance and disruptions during building works. ● Affect on health as a result of the development.”

“Environmental Protection (Noise): No objection subject to conditions in regard to construction noise, insulation between and within dwellings and plant noise. 5”

Officer report

Who spoke at the meeting

No one registered to object; an architect and a planning consultant spoke in support, with representatives available to answer questions.

What members discussed

Members discussed daylight, separation distances, the community garden, step-free access, accessible homes and whether balustrades and materials should be reviewed.

“During a discussion a number of points were raised including the following: • Responding to concerns raised by Hackney Society, the Planning Officer confirmed that daylight and sunlight impacts were assessed and deemed acceptable for the urban setting.”

“The Council’s regeneration team had worked closely with the local Tenants Management Organisation (TMO) and community gardeners, to integrate planting beds in a well-overlooked location to make the garden more accessible to the wider area, retaining existing planters and pergolas; • Improvements to accessibility also included a new ramped access to Redwood Road, providing step-free access to the estate; • The community garden was designed with security in mind, benefiting…”

Minutes

The decision

The committee granted conditional planning permission subject to an additional design condition and completion of a legal agreement.

“To grant conditional planning permission subject to an additional design condition and the completion of a Legal Agreement.”

Minutes

The added design condition

The additional condition reserved the external balustrade and facing-material details so alternatives could be explored for privacy and a consistent appearance.

“Following further discussions with the Planning Service and the Applicant, the Planning Sub-Committee agreed to include a condition to reserve the details of the external balustrades and the facing materials for the rest of the building. This condition would allow Planning Officers to explore alternatives that provided privacy and would maintain an aesthetic and uniform appearance, considering the specific context of the ground and first floors facing the road…”

Minutes