Children’s care home at 15 Triangle Road, Hackney, London E8

The site and surroundings

The site contains a two-storey detached former caretaker’s house with a narrow garden, fencing and a mature Silver Birch tree.

“1.1The site contains a two-storey detached building last used for residential purposes in association with the children’s centre, located on the west side of Triangle Road, south of the junction with Warburton Street. The property is currently being occupied by guardians for security purposes on a temporary basis.”

“There is a narrow amenity area which encompasses the building and is dominated by a mature Silver Birch tree to the north eastern corner. Boundaries to the site are defined by 2m close board fencing with brick pillars to the east, 2m high brick wall to the north with an electric substation along the boundary line, and fencing to the west and south.”

Officer report

Earlier planning history

Earlier permissions covered works to the adjoining children’s centre and a ramp and external alterations for a former caretaker’s house use.

“2004/0728 - Erection of a two storey front extension to existing entrance area of combined child care centre and community centre to provide additional 442 sqm of floor space (D1) for purposes of enlarged reception area, office, meeting room and consultative rooms resulting in the loss of 9 on site car parking spaces, together with internal alterations including enclosing of one courtyard and modifications to internal layout. Granted 19.7.04.”

“2014/1583 - Installation of a ramp and other external alterations and works in association with the use of a former caretaker’s house as a crèche and admin office/training room. Granted 1.8.14.not implemented.”

Officer report

Why officers supported it

Officers considered the specialist home acceptable because it met local need, provided good accommodation and would not harm design, neighbours or transport conditions.

“The identified local need is evidenced in borough-level data on demand for Child Care provision and a lack of specific accommodation facilities within the borough. The site is in a sustainable location (PTAL 5) within walking distance of shops, services, and public transport, and is adjacent to a community school which provides a range of curricular care.”

“The proposed change of use does involve the loss of a family-sized dwelling, which engages Hackney Local Plan Policy LP24. This policy seeks to resist the loss of self-contained housing unless one of the listed exceptions applies. Exception (ii) permits the loss where replacement housing is provided to address a specialist housing need for which there is a demonstrable shortage.”

Officer report

Who attended to answer questions

No one registered to speak against the application, while three Hackney Council children’s services and project officers attended to answer members’ questions.

Members’ discussion

Members discussed energy efficiency and noted that the boiler would be reviewed and upgraded, with retrofitting measures planned.

“During the course of a discussion on the application a number of points were raised including the following: • While the proposals did not include air source heat pumps, the boiler system will be reviewed and upgraded, and retrofitting measures will ensure more efficient energy use);”

Minutes

Changes to conditions

The committee amended the solar condition and added requirements for cycle parking, tree protection and matching materials.

“Amend condition: Amend condition 7.1.4 to remove “1.2kwp” and replace with “0.8kwp”.”

“Prior to the commencement of the development hereby approved (including demolition and all preparatory work), an Arboricultural Impact Assessment (AIA), a scheme for the protection of the retained trees in accordance with BS 5837:2012 'Trees in relation to design, demolition and construction – Recommendations', including a Tree Protection Plan(s) (TPP) and an Arboricultural Method Statement (AMS) shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes

The vote and decision

All four voting councillors supported permission, with no votes against or abstentions, and the committee granted permission subject to conditions and a legal agreement.

“Members noted that the proposals had received community support, with no objections raised. Vote: For: Cllr Michael Desmond, Cllr Clare Potter, Cllr Ali Sadek and Cllr Jessica Webb (Chair). Against: None. Abstained: None.”

“To grant planning permission subject to conditions and completion of Section 106 legal agreement.”

Minutes