45 affordable homes at Buckland Court Garages, London N1

What was proposed

The application proposed demolishing garages and stores to build 45 homes with amenity space, parking, landscaping, play space and public-realm improvements.

“Demolition of existing garages and external stores and construction of 45 new residential dwellings (Use Class C3) with associated amenity space, cycle parking, refuse stores, hard and soft landscaping, play space, improvements to public realm, and other associated works…”

Officer report

The site and surroundings

The site contained 53 garages and 23 stores within an estate, near Shoreditch Park, with moderate public transport access and low flood risk.

“The application site occupies approximately 0.34 hectares and is currently occupied by 53 garages and 23 external storage units that serve existing residents of Marshall House to the west and Buckland Court to the east. The garages and stores are all owned and leased by the Council to estate residents and members of the public, primarily for storage rather than vehicle parking.”

“To the south of the site is the ongoing 'Buckland Street' housing redevelopment project. The site is not located within a conservation area and does not impact any listed buildings. It is situated close to Shoreditch Park - a designated open space and also a Sites of Importance for Nature Conservation (SINCs). The site has a PTAL score of 3-4, meaning it has good access to public transport.”

Officer report

Earlier planning history

Earlier permissions covered estate works in 2007 and a larger residential redevelopment scheme approved in 2021.

“2006/3416: Alterations including works to four service entrances; installation of new railings on existing Buckland Street wall; provision of new refuse store and upgrade of existing refuse bins; and landscaping of courtyard. Approved 07.02.2007.”

“2020/1576: Demolition of existing garage buildings and construction of three, six (6) storey residential buildings providing 54 residential units, a flexible, ground floor commercial space (A1, B1, D1, D2 uses), a new ball court, games area, new and replacement car and cycle parking and associated landscape and public realm works. Approved 11.03.2021.”

Officer report

What residents said

Six objections raised concerns about height, overdevelopment, privacy, light, noise, ecology, parking, construction, infrastructure, boundaries and estate management.

“At the time of writing the report six objections have been received. The issues raised can be summarised as follows:”

“Development is excessive in height and an overdevelopment ● Harm to neighbour amenity - overlooking, increased sense of enclosure, noise and disturbances and loss of privacy. Harming of neighbours’ right to light ● Submitted documents include the use of the large, fenced-off communal garden as new communal space for all residents. Proposed plans also omit the existing fence which separates this.”

Officer report

Who spoke at the meeting

One speaker objected, while a ward councillor and representatives from housing delivery, architecture and planning spoke in support.

What members discussed

Members discussed apartment sizes, daylight standards, blue-badge parking, wider estate concerns, affordable housing mix and overshadowing.

“During the course of a discussion a number of points were raised including the following: • The proposed bedrooms would meet minimum space standards, with overall apartment sizes being marginally larger than required; • The daylight and sunlight assessment were carried out under the Building Research Establishment (BRE) guidance, which suggested that a Visible Sky Component (VSC) of 27%.”

“The proposals would include blue badge bays, with the potential for three more, and one of the current proposed bays could be designated to the resident if needed; • Concerns raised about mould and drainage on site were not material planning considerations; • The scheme, along with the Cropley Court scheme, was policy compliant with a 33% split between one, two, and three beds for affordable housing tenure.”

Minutes

The final decision

The committee resolved to grant conditional planning permission subject to completion of a legal agreement.

“To grant conditional planning permission subject to completion of a legal agreement.”

Minutes