50-room co-living scheme at 198-202 Fore Street, Edmonton, London N18

“PROPOSAL: Internal and external refurbishment of existing buildings at 198-202 Fore Street, including erection of an additional floor above 200-202 Fore to create additional rooms to facilitate a 10-bedroom HMO (Sui Generis), with the ground floor restaurant space to be retained (Class E).”

“The application site comprises unit numbers 198-202 Fore Street as well as land to the rear. It has a footprint area of circa 1255 sqm within the red line boundary. This site occupies a corner plot with its front elevation on Fore Street (A1010) and its flank elevation on Sterling Way, which is an exit from the adjacent North Circular Road (A406). To the rear of the site, outside the red line, is the Raynham Road car park.”

“The main pedestrian access to the site is from the front of the building on Fore Street. The site can also be accessed to the rear from Raynham Road, and the existing HMO accommodation on upper floors is currently accessed from Raynham Road via an external metal stair at the rear of the building. There is a gated area of hardstanding to the rear, off Raynham Road, which is used as vehicular parking space, and there is a row of mature trees on the adjacent car park site.”

“21/00412/CEU - Use of Block A as a House in Multiple Occupation (HMO) Use Class C4 – Lawful development certificate granted, 16/04/21.”

“22/02347/PREHER - The proposed development will comprise the provision of 50 co-living units including communal facilities and flexible working space with café at ground floor, and the erection of an additional floor above no. 200-202 Fore Street to provide 4 additional units – Pre-application advice issued, 27/09/22.”

“The development would make a positive contribution to the supply of new housing in the Borough, particularly through the delivery of 50 studio rooms in large-scale purpose-built shared living accommodation. • The proposal would add variety to the mix of accommodation available in the surrounding area. • An acceptable quality of accommodation will be provided.”

“These involve heritage benefits associated with the renovation of the existing buildings at 198-202 Fore Street, which would be secured through a legal agreement requiring works to be completed prior to the occupation of the development. • The development is in a sustainable location, and it will be broadly ‘car free’, except for the provision of two disabled parking bays for the new co-living building.”

“Having regard to the above assessment, officers take the view that, overall, the benefits of the scheme would outweigh any harm that it may cause.”

“Some loss of amenity for neighbours, particularly in terms of loss of sunlight to bedrooms at the rear of 196 and 198 Fore Street. This could be mitigated to some extent at number 198 by the provision of additional details relating to the internal refurbishment of the HMOs, which should ensure that the available natural light is optimized through interior design.”

“In response to Members’ queries relating to sunlight/ daylight and the quality of accommodation, officers advised that light would be at an acceptable level and there were no concerns about the quality of accommodation with bedrooms and communal spaces all served by windows which provided light and ventilation.”

“Members made comments about the quality of the plans provided, concerns around the proliferation of units of this type and their impact on the local community, and a desire for more variation in the colour and design of developments.”

“The proposal having been put to the vote; Members voted:”

“That subject to the completion of a S106 Agreement to secure the matters covered in this report, the Head of Development Management be authorised to GRANT planning permission subject to conditions. That the Head of Development Management be granted delegated authority to finalise the wording of the S106 Agreement and agree the final wording of the conditions to cover the matters set out in the Recommendation section of this report.”