I got this by email today:
Application Number: 51 – 57 Kingsland High Street Hackney London E8 2JS
Site Address: 2011/3439
Development Description: Demolition of the existing building and the subsequent
redevelopment for a building of mixed use ranging from basement and 7-18 storeys comprising
130 residential units (48×1, 48×2, 29×3 and 5×4 bed units) (Class C3) and 1039sqm of retail
floorspace (class A1) together with 2 disabled car parking spaces, cycle and refuse storage,
improvements to the public realm, improvements to Dalston Kingsland Station and all
necessary ancillary and enabling works.
I write with reference to the above mentioned planning application. I wish to advise
you that the Council, having had regard to the nature of the application, the relevant
planning policies and all of the comments received from interested parties, has
decided to refuse planning permission for the following reasons:
1 The proposed development, by reason of its height, scale and mass would
detract from the appearance of the surrounding area, in particular the Kingsland
High Street, Boleyn Road and Ridley Road townscape. This would be contrary
to Hackney Core Strategy 2010 policy 24 (Design), 25 (Historic
environment),Dalston Area Action Plan (Pre-submission document Sept 2011),
London Plan 2011 policies 7.4 (Local character), 7.6 (Architecture), 7.7
(Location and design of tall buildings) and 7.8 (Heritage assets).
2 The development does not provide affordable housing and therefore fails to
provide a form of housing which adequately meets the greatest housing need
and demand in the borough. This would be contrary to Hackney Core Strategy
policy 20 (Affordable housing) and London Plan 2011 policies 3.10 (Affordable
housing definitions), 3.11 (Affordable housing targets) and 3.12 (Negotiating
affordable housing).
3 The development would result in a reduction in retail floor space, within a
Primary Shopping Area, within Dalston town centre. This would detract from the
retail character and function of the town centre, contrary to Hackney Core
Strategy 2010 policy 1 (Main town centres), 13 (Growth areas), Dalston Area
Action Plan (Pre-submission document Sept 2011), London Plan 2011 policies
2.15 (Town centres), 4.7 (Retail and town centre development) and 4.8
(Supporting a successful and diverse retail sector).
4 The development by reason of its siting, scale and design would unduly inhibit
future mixed use development of Dalston Kingsland rail station. As such the
development would prejudice the potential for the adjoining station site to
deliver a number of planning benefits such as: an improved contribution to the
Kingsland High Street townscape; station improvements; additional retail /
employment floorspace; and housing. This would be contrary to the aspirations
of the Dalston Area Action Plan (Pre-submission document Sept 2011),
Hackney Core Strategy 2010 policies 1 (Main town centres), 13 (Growth areas),
17 (Economic development), 19 (Housing), 24 (design), London Plan 2011
policies 2.15 (Town centres), 3.4 (Optimising housing potential), 4.1
(Developing London’s economy, 4.7 (Retail and town centre development), 7.4
(local character) and 7.6 (architecture).
If you wish to view the full decision notice for this application and the case officers’
report please visit our website at http://www.hackney.gov.uk/planning and search for the
application using the above application number. Alternatively you may view the
documents at Ground Floor Reception Area, Hackney Service Centre, 1 Hillman
Street, London E8 1DY, Monday and Friday, between 9am – 5pm.
sprite
