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Planning Sub Committee B - Thursday, 8th May, 2025 7.30 pm

May 8, 2025 View on council website
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Summary

The Planning Sub Committee B of Islington Council is scheduled to meet on 8 May 2025 to discuss planning applications and other planning matters. The meeting will consider planning applications for land on Richmond Avenue and Shaftesbury Road.

Land at the rear of 49 Richmond Avenue

The committee will consider a report regarding a planning application for land at the rear of no. 49 Richmond Avenue, London, N1 0LX. The application, submitted by Mr Graham McBride, is for the:

Demolition of existing single storey garage and construction of 1 no. two-storey one-bedroom dwelling house over basement with a roof terrace and a setback second floor access roof extension and an Air Source Heat Pump at roof level.

The planning officer's recommendation is to refuse planning permission.

The report notes that two councillors requested that the application be considered by a planning sub-committee, citing the weighing of the provision of a new dwelling towards housing delivery targets, and the weighting in the planning balance of the sustainability aspects of the scheme, as reasonable planning grounds for the request.

The report states that the proposed dwellinghouse, due to its design, would not make a positive contribution to local character, legibility or distinctiveness, and would fail to respond to or enhance the existing local context. It also says that the design would adversely affect the special character and appearance of the Barnsbury Conservation Area and the setting of the locally listed terraces at 44 to 78 Hemingford and 49-59 Richmond Avenue.

The report also raises concerns about inadequate floor-to-ceiling height at basement level, inadequate dual aspect to the basement and ground floor levels, and excessive internal level changes to access each habitable room.

While the cycle spaces provided would exceed the minimum requirement, the report expresses concerns regarding the usability of the cycle storage due to stepped access and lack of an adequate landing at street level. There are also concerns about the appropriateness, usability and accessibility of the recycling bin located to the front garden.

The submitted Sustainable, Design and Construction Statement is criticised for not adequately addressing several sustainability areas, including the BRE Home Quality Mark1, energy, cooling hierarchy, water management, sustainable drainage, and circular economy. Additionally, the report notes the lack of a Planning Fire Safety Strategy authorised by a Chartered Engineer.

Land Rear Of 4 And 6 Shaftesbury Road

The committee will also discuss a planning application for land rear of 4 and 6 Shaftesbury Road, London, N19 4QN. The application, submitted by Mr E Reich, is for the:

Demolition of existing workshop/garage and erection of a two storey, 3-bedroom single family dwelling with associated garden space, cycle store, bin store and soft landscaping.

The planning officer is recommending that planning permission be granted, subject to conditions and a Unilateral Undertaking2 to secure affordable housing contributions of £50,000 and a carbon offsetting contribution of £1,500. The report notes that the existing dilapidated storage/workshop building is vacant and proposed to be demolished. The design of the proposed development comprises a pitched roof, contemporary style building to replace the similarly sized workshop building. However, the proposal has a reduced footprint compared to the existing building and appears as a smaller, backland development, set away from the street frontage of Shaftesbury Road.

The report states that the development would have an acceptable impact on the amenity of neighbouring occupiers in terms of daylight and sunlight amenity, privacy, overlooking, noise and disturbance. The application has been supported with a daylight and sunlight report and there are no transgressions of the BRE Guidelines with regards to internal daylight and sunlight to any neighbouring and nearby buildings.

The development would be in close proximity to several off-site trees, which would be protected throughout the development. An Arboricultural Report confirms this and details this is the form of root protection and crown reduction. The removal of one self-seeded group of small trees (Goat Willow) is acceptable. Overall, soft and hard landscaping would result in an improvement to biodiversity on site when compared with the existing layout.

The proposal would be car free. Policy compliant cycle parking (standard and accessible cycles) would also be provided, as well as sufficient outside space for refuse/recycling bins in an enclosure close to the front entrance.

A comprehensive sustainable design and construction statement has been produced following initial comments from the council’s Sustainability Officer. Subject to conditions, the development is considered to provide acceptable measures to address sustainability policies with the use of solar PV’s and an air source heat pump. A standard carbon emissions contribution has been secured.

Other Matters

The agenda includes standard items such as introductions, apologies for absence, declarations of interest, and confirmation of the minutes of the previous meeting. There is also an item to consider whether to exclude the press and public during discussion of any confidential or exempt information.


  1. The Building Research Establishment (BRE) Home Quality Mark (HQM) is a national standard for assessing the quality and sustainability of new homes. It considers factors such as energy efficiency, water usage, and indoor air quality. 

  2. A Unilateral Undertaking is a legal agreement where a developer makes a commitment to provide certain benefits to the community, such as affordable housing contributions or infrastructure improvements, without requiring negotiation with the local authority. 

Attendees

Profile image for CouncillorRuth Hayes
Councillor Ruth Hayes  Assistant Whip, Labour Group •  Labour Party •  Clerkenwell
Profile image for CouncillorTricia Clarke
Councillor Tricia Clarke  Chair of Environment, Climate Change & Transport Scrutiny Committee •  Labour Party •  Tufnell Park
Profile image for CouncillorMartin Klute
Councillor Martin Klute  Chair of Planning Committee •  Labour Party •  St Peter's and Canalside
Profile image for CouncillorBenali Hamdache
Councillor Benali Hamdache  Leader of the Independent and Green Group •  Green Party •  Highbury
Profile image for CouncillorShreya Nanda
Councillor Shreya Nanda  Labour Party •  Hillrise