Commercial space alterations at 5 Yeo Street, London E3

What was proposed

The application proposed internal and external changes to reconfigure commercial floorspace and provide additional residential and commercial support facilities.

“PROPOSAL 2.1 The application proposes internal and external alterations at ground and mezzanine levels, to facilitate the reconfiguration of the commercial floorspace and to provide additional residential and commercial ‘back of house’ facilities.”

“To the southern elevation, it is proposed to set back and angle the fenestration behind the brick ‘frame’ of the building and to provide balconies to the commercial units at mezzanine levels. Internal Alterations 2.5 In terms of internal alterations at the ground floor to Block A- the cycle store would be relocated. The number of cycle parking spaces would remain as approved, at 48 spaces.”

Officer report

The site and surroundings

The site contains a recently built nine-storey building with commercial floorspace, 92 flats, residential cores and a shared service yard.

“SITE AND SURROUNDINGS 1.1 The application Site contains a 9 storey building on the south side of Yeo Street. The building was constructed recently, after gaining planning permission in 2020 (ref PA/19/02281 – hereafter known as ‘the original permission’). The building contains 2,471sqm of commercial floorspace (Use Class E) at ground and mezzanine floors and 92 self-contained flats at first floor and above.”

“The majority of the ground floor of the building is commercial floorspace, which wraps around the residential cores and has frontages on the north, west and southern elevations. The whole of the mezzanine floor is commercial floorspace. There are two residential cores within the building, ‘Block A’ and ‘Block B’. Block A is the northerly core and Block B, the southerly core.”

Officer report

Planning history and enforcement

The building was approved in 2020, later applications were approved, and an enforcement case concerning disabled parking spaces remains in progress.

“RELEVANT PLANNING HISTORY Planning Applications 3.1 PA/21/02143 : Submission of details pursuant to condition 23 (Parking Management Strategy) of planning permission PA/19/02281, dated 29/09/2020. Approved 30/08/2022”

“Approved 26/03/2021. PA/20/02658 : Submission of details pursuant to condition 18 (SUDS) of permission PA/19/02281 dated 02/09/2020. Approved 17/02/2021 3.7 PA/19/02281 : Demolition of the existing buildings and redevelopment of the site comprising the erection of 4 to 9 storey building to provide 2,471sqm of flexible B1c workspace at ground and mezzanine level and 92 residential units (Use Class C3) on the upper floors, together with landscaped public open space, communal…”

Officer report

What officers recommended

Officers recommended approval because the proposal retained the approved commercial floorspace and was acceptable subject to conditions.

“The enforcement team are dealing with this matter and whilst it is not material to the consideration of this particular application, the applicant is reminded of the requirement to comply with the Parking Management Strategy that was approved by condition.”

“Overall, subject to several conditions, the proposal is considered acceptable in terms of the impact on the highway network and waste provision. Environment 7.54 A Sustainable Urban Drainage Scheme was submitted and approved pursuant to the original permission. No changes are proposed within this application to the open areas or to the SUDS arrangements at the site.”

Officer report

Consultation responses

Council and external consultees raised no objections subject to conditions covering construction, noise, servicing and lighting matters.

“CONSULTATION RESPONSES Internal Consultees Environmental Health: Air Quality 5.1 No objection, subject to conditions relating to a Construction Environmental Management Plan Environmental Health: Noise and Disturbance 5.2 Following assessment of the proposal including the additional ‘Technical Note’ dated July 2024, the proposal would not result in any noise or vibration nuisance to the existing or neighbouring occupiers, subject to conditions which ensure that doors and…”

“No objection, subject to the submission, by condition, of a Construction Management Plan. Waste Management 5.5 The proposal, as amended, provides additional waste storage for the two blocks, with no relocation of the waste stores. The proposal is acceptable in waste management terms. External Consultees HSE (Fire Safety)”

Officer report

Residents’ concerns

Residents objected on grounds including engagement, waste, parking, noise, servicing, security, commercial uses and the effect on residential life.

“Proposed goods lift would encourage more delivery vehicles - development is intended to be ‘car- free’ • Proposed goods lift would block the bin store • Changes to layout of residential communal areas are inconvenient, convoluted and raise fire concerns • Bike store B would be reduced in size • The commercial bike store accessed through a residential lobby which is unsafe for residents • Noise assessment doesn’t fully address impact on residential windows facing the canal…”

“As now proposed, they may be café/ restaurant/ take away uses leading to potential odour, noise and air pollution • Light pollution from proposed signage • No details of ventilation for commercial units submitted • Additional sound insulation should be installed to the lower residential floors • ‘Warehouse’ appearance including large number detailing would be out of character with building and canal.”

Officer report

Who spoke

Objectors raised concerns about engagement, waste systems and commercial use, while the applicant’s agent discussed noise and communication.

Members’ discussion

Members asked about building services and whether the commercial changes would affect residents; officers and the applicant provided responses.

“Further to questions from the Committee, to officers, objectors and the applicant provided more details on the following elements of the application: • Can objectors further detail the issues residents are having with services within the building? Objectors stated that they have requested better energy efficiency within the building. Water pressure can be quite poor for residents, and waste services in the building requires a lot of intervention from building management.”

“Committee debated the application, before moving to the vote.”

Minutes

The vote

The committee voted six in favour, none against and no abstentions.

“On a vote of 6 in favour ,0 against, and 0 abstentions the Committee RESOLVED that planning permission is GRANTED.”

Minutes

The decision

Planning permission was granted for the reconfiguration of commercial spaces and associated external design changes.

“Reconfiguration of the approved internal layout of the commercial spaces and ground and mezzanine floor levels and associated external design changes to elevations. The update report was noted.”

Minutes