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Planning application alert! – 130 Kingsland High Street

September 18, 2012

A new planning application has just been made for a major development at 130 Kingsland High Street (opposite the Rio Cinema) which, if it goes through, will have a huge impact on the Rio Cross area.

This application (planning reference number 2012/2598) is for a 6-storey building in the space currently occupied by the low-rise Tesco Express and its forecourt. You can see the plans by going to http://www.hackney.gov.uk/ep-planning-applications and entering the application number 2012/2598 or by going to the Hackney Service Centre at 1 Hillman Street, E8 1DY (telephone 0208 356 8064) between 9 and 5 on a weekday and inspecting them in person. The planning officer is Steve Fraser-Lim (telephone 020 8356 6377).

This application is a resubmission of an almost identical application (reference number 2011/3132) which was REJECTED by Hackney Council after local residents objected to it. The only significant differences are that the entrance to the flats, which was formerly via a garage, is now via the street, and that the number and size of a few units have been altered

The reasons given for the refusal of the original application were:

Reason 1 The proposed development, by reason of the provision of an inappropriate mix of housing would fail to address the need for family housing in the Borough. As such the proposed development is contrary to policy 3.8 (Housing choice) of the London Plan 2011 and policy 19 (Housing Growth) of the Hackney Local Development Core Strategy.

Reason 2  The proposed development, by reason of the failure of the applicant to commit to adequate levels of sustainable construction and energy conservation, would result in a failure to provide an adequately sustainable form of development. As such the proposed development is contrary to policies 5.1 (Climate change mitigation), 5.2 (Minimising carbon dioxide emissions) and 5.3 (Sustainable design and construction) of the London Plan 2011 and policies 29 (Resource Efficiency and Reducing Carbon Dioxide Emissions) and 30 (Low Carbon Energy, Renewable Technologies and District Heating) of the Hackney Local Development Framework Core Strategy.

Reason 3 The proposed development, by reason of its size, design and position, as shown on the indicative plans submitted, would result in an unacceptable detrimental impact upon the amenity of adjoining occupiers in terms of loss of light and outlook, increased sense of enclosure, overbearing impact, overlooking and noise and disturbance. As such the proposed development is contrary to policies 7.1 (Building London’s neighbourhoods and communities) and 7.6 (Architecture) of the London Plan 2011 and policy 24 (Design) of the Hackney Local Development Framework Core Strategy.

Reason 4 The proposed development, by reason of the provision of inadequate safe and convenient access, as shown on the indicative plans submitted, would result in a substandard form of accommodation which would be detrimental to the living conditions to be enjoyed by the prospective occupants of the development. As such the proposed development would be contrary to policies 3.5 (Quality and design of housing developments), 7.1 (Building London’s neighbourhoods and communities), 7.2 (An inclusive environment), 7.3 (Designing out crime), 7.4 (Local character), 7.6 (Architecture) of the London Plan 2011, policies 19 (Housing Growth) and 24 (Design) of the Hackney Local Development Core Strategy, and The Mayor of London Interim Housing Design Guide.

Reason 5 The proposed development, by reason of excessive provision of car parking, as shown on the indicative plans submitted, would fail to encourage modal shift, reduce reliance upon car usage and reduce pressure on the local highway network. As such the proposed development is contrary to policies 6.1 (Strategic approach), 6.3 (Assessing effects of development on transport capacity) and 6.13 (Parking) of the London Plan 2011 and policies 6 (Transport and Land Use) and 33 (Promoting Sustainable Transport) of the Hackney Local Development Framework Core Strategy.

Reason 6 The proposed development, by reason of the failure of the applicant to commit to adequate levels of sustainable construction and energy conservation, would result in a failure to provide an adequately sustainable form of development. As such the proposed development is contrary to policies 5.1 (Climate change mitigation), 5.2 (Minimising carbon dioxide emissions) and 5.3 (Sustainable design and construction) of the London Plan 2011 and policies 29 (Resource Efficiency and Reducing Carbon Dioxide Emissions) and 30 (Low Carbon Energy, Renewable Technologies and District Heating) of the Hackney Local Development Framework Core Strategy.

This decision is currently being appealed by the applicants. However this hasn’t  stopped them putting in a second application.

Residents who objected to the original proposal should also object to the new proposal, MAKING SURE THAT THE NEW OBJECTION REFERS TO THE NEW APPLICATION – REFERENCE NO: 2012/2598.

Objections quoting this new reference number 2012/2598 should be sent to planningconsultation@hackney.gov.uk

For further information or to join the campaign against this development contact:  kingslandhighst@hotmail.com

There is also a petition you can sign or direct others to at: http://www.ipetitions.com/petition/kingslandhighst/

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