Change of use of existing retail shop (A1) /office (A2) to gym (D2), alterations to side elevation and part demolition of existing rear extension to provide 3 off-street parking spaces.

Recommendation: – REFUSAL

Director Strategic Regeneration, Planning & Olympic Legacy. (Enclosure). 

Change of use of existing retail shop (A1) /office (A2) to gym (D2), alterations to side elevation and part demolition of existing rear extension to provide 3 off-street parking spaces.

Mr Nadeem Dar, Agent for the application, addressed the meeting in support of the application.

Mr Dar explained that the premises have been vacant for a while.  The applicant felt the premises could be successful as a Gym, as it is a prime location, only 9 minutes from Upton Park Station.

The applicant had consulted with local residents and businesses, who raised no objections.

Mr Dar added that there would be no material change to the building.  The applicant is willing to increase the cycle storage and provide additional parking facilities, including disabled parking.

Mr Dar explained that the windows to the back of the building cannot be seen by neighbours.  The applicant was also willing to make modifications if required.

In exercise of delegated authority the Committee considered a report of the Executive Director Strategic Commissioning & Community outlining the application for the above site.

The Presenting Officer gave a presentation of the application before the Committee. 

Councillor Christie asked if Officers concerns relating to the design could be addressed via conditions.  The Presenting Officer explained that had the principle of the use been acceptable, officers could have sought to address this matter by condition. However, the Council’s Core Strategy was against the use in this location.

In response to a question from Councillor Hussain, Mr Dar confirmed that the applicant had spoken to a number of local residents and businesses who felt it was better to have a gym in the area than to leave the site vacant.

Decision

The Committee REFUSED planning permission for the following reasons:

1. The proposed D2 gym use located at Nos. 60-62 Barking Road, by reason of its ribbon location on a key corridor and outside the Borough’s town centres would be detrimental to the spatial regeneration and leisure objectives of the Council in delivering mixed and sustainable communities. The proposal is therefore contrary to the National Planning Policy Framework (March 2012), and to Policies S1, S6, SP1, SP6, SP7, J1 and INF5 of the London Borough of Newham Core Strategy (adopted 26 January 2012) and Policies 2.15, 3.9, 4.1, 4.5, 4.7 and 4.8 of The London Plan (adopted July 2011).

2. The proposed 3 off-street parking spaces for the D2 use of this intensity and accessible location represents an over-provision of parking contrary to the London Plan parking standards as it would promote travel to the site by vehicles and would not encourage the use of sustainable means of transport to the site. The proposal is therefore contrary to National Planning Policy Framework (March 2012), and to Policy INF2 of the London Borough of Newham Core Strategy (adopted January 2012) and Policy 6.13 of The London Plan (adopted July 2011).

3. The overlong vehicular access proposed would represent an unacceptable dropped kerb width which would prejudice the free, safe and convenient flow of pedestrians using this part of Creighton Avenue and result in the net loss of on-street parking contrary to Policy INF2 of the London Borough of Newham Core Strategy (adopted January 2012) and Policy 6.10 of The London Plan (adopted July 2011).

4. The proposed alterations to the side and rear of the building, particularly the façade and window detailing and off-street parking, lacks sufficient quality and architectural merit, and would result in an unsightly feature within the streetscene to the detriment of the appearance and public realm of the locality. The proposal is therefore contrary to National Planning Policy Framework (March 2012), and to Policies S6, SP1 and SP3 of the London Borough of Newham Core Strategy (adopted January 2012) and Policies 7.5 and 7.6 of the London Plan (adopted July 2011).