Planning application · Newham
21/01717/FUL.
267 High Street South East Ham London E6 3PG
Full / Other Planning at 267 High Street South East Ham London E6 3PG — refused on 22 Sep 2021.
ApprovedRefusedOther
At a glance · this applicationNewham profile →
Refused
Outcome
22 Sep 2021
—
Decision time
submission → decision
—
Conditions
not captured
14
Documents
14 linked
4
Objections
0 in support
No
Appeal
none recorded
Record from the Newham planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Change of use from ancillary shop space and erection of a first floor extension to create 2 x 3 bed flats and 1x 1 bedroom flat
Reference
21/01717/FUL
Type
Full Planning Permission
Applicant
Agent / consultant
Case officer
Not recorded
Postcode
E6 3PG
Ward
Council
Received
—
Validated
29 Jul 2021
Target date
23 Aug 2021
Decision date
22 Sep 2021
Decision route
Delegated (officer)
Council register
Reference
21/01717/FUL
Type
Full Planning Permission
Show all 15 rows
Applicant
Agent / consultant
Case officer
Not recorded
Postcode
E6 3PG
Ward
Council
Received
—
Validated
29 Jul 2021
Target date
23 Aug 2021
Decision date
22 Sep 2021
Decision route
Delegated (officer)
Council register
Documents
What was filed?
Document
Published
View
Documents open on the Newham portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 22 Sep 2021.
Timeline
Date
Event
29 Jul 2021
Application validated
23 Aug 2021
Statutory target date
22 Sep 2021
Delegated decision: Refused
29 Jul 2021
Application validated
23 Aug 2021
Statutory target date
22 Sep 2021
Delegated decision: Refused
Why it was refused
Reason
As stated on the decision notice
1
Inaccuracies on the plans
The proposed elevations do not complement the proposed floor plan in respect to the location of
the windows and the doors. Furthermore, the application has not provided accurate information in
relation to what the application site is current being used for and what the previous uses of the site
were. The inaccuracies and deficiencies inhibit the ability of the Local Planning Authority to make
a full and proper assessment of the proposal against the National Planning Policy Framework
(MHCLG, July 2021), The London Plan (GLA, March 2021) and the London Borough of Newham
Local Plan (adopted December 2018).
2
Piecemeal development
Notwithstanding reason for refusal 1, the proposal delivers a piecemeal form of development
which fails to comprehensively develop the site. The proposed development has retained part of
the commercial unit on the ground floor and has failed to improve the quality of accommodation
for the existing first floor unit. This would prejudice the realisation of the overall vision of the site.
The proposal is therefore contrary to:
Policies D1, D3, H1 and H2 of The London Plan (GLA, March 2021); and,
Policy S1 of The London Borough of Newham Local Plan (adopted December 2018).
3
Internal quality of accommodation
Notwithstanding reason for refusal 1, the proposed residential units would give rise to a poor
standard of accommodation to the detriment of the living conditions of future occupiers. This is
due to the provision of undersized units, with no access to outdoor amenity space. Additionally,
the lack of any defensible space for the ground floor flats which limits the level of privacy. The
proposed development is therefore contrary to:
Policies GG4, D1 and D6 of The London Plan (GLA, March 2021); and,
Policies S1, S6, SP1, SP2, SP3, SP8, H1 and H4 of the London Borough of Newham
Local Plan (adopted December 2018).
4
External design
Notwithstanding reason for refusal 1, the proposed development, by reason of its bulky and
dominant design, lack of architectural detailing, and failure to consider the site holistically, would
not successfully integrate into the wider street scene and fails to harmonise with the character and
appearance of the terrace and surrounding street scene. The proposal is therefore contrary to:
Policies D1, D4 and D8 of The London Plan (GLA, March 2021);
Policies S1, S6, SP1, SP2, SP3, SP8 and SP9 of the London Borough of Newham Local
Plan (adopted December 2018); and,
Policy 2.3 of the Housing SPG (March 2016)
21/01717/FUL Page 2 of 6
5
Neighbouring amenity
Notwithstanding reason for refusal 1, the proposed extension at first floor would result in an
increased sense of overbearing, loss of daylight and an increase in overshadowing for the
occupiers of no. 269 High Street South that would be detrimental to the living conditions for the
occupiers of this property and therefore would constitute unneighbourly development. For these
reasons, officers consider the proposed development is contrary to;
Policies D1 and D4 of The London Plan (GLA, March 2021); and,
Policies SP2 and SP8 of the London Borough of Newham Local Plan (adopted December
2018).
6
Cycle
Notwithstanding reason for refusal 1, the proposed development has failed to demonstrate
provision of any cycle storage facilities for residents of the existing or proposed flats and as such
fails to promote or encourage sustainable modes of transport to the detriment of future residents
including their health and wellbeing. The proposed development would therefore be contrary to:
The National Planning Policy Framework (MHCLG, July 2021);
Policy T5 of The London Plan (GLA, March 2021); and,
Policy INF2 of the London Borough of Newham Local Plan (adopted December 2018).
7
Waste
Notwithstanding reason for refusal 1, the proposal has failed to demonstrate that the application
site would be able to appropriately gather, store and put out waste and recycling for the flats.
Intensification of the site without the provision of waste storage could give rise to fly-typing which
would lead to the deterioration of the public realm. Officers cannot deduce any potential storage
location from the proposed drawings. Therefore, this proposal is contrary to:
The National Planning Policy Framework (MHCLG, July 2021);
Policy SI8 of The London Plan (GLA, March 2021); and,
Policy INF3 of the London Borough of Newham Local Plan (adopted December 2018).
8
Flood risk assessment
This proposal has failed to provide a flood risk assessment that complies with the requirements for
site specific flood risk assessments. The development could have the potential to result in
exacerbation of flood risk and unacceptable harm to the safety of the intended occupants in the
event of flooding. Failure to provide sufficient information, prevents officers from undertaking a
complete assessment. The proposal is therefore contrary to:
The National Planning Policy Framework MHCLG, July 2021);
Policies GG6, D11, SI 12 and SI 13 of the London Plan (GLA, March 2021); and,
Policies SC1, SC3, SP8 and SP9 of the Newham Local Plan (adopted December 2018).
The above policies can be viewed online via the respective government websites ie. the Council's
website www.newham.gov.uk , the GLA’s website www.london.gov.uk and the www.gov.uk website.
1
Inaccuracies on the plans
The proposed elevations do not complement the proposed floor plan in respect to the location of
the windows and the doors. Furthermore, the application has not provided accurate information in
relation to what the application site is current being used for and what the previous uses of the site
were. The inaccuracies and deficiencies inhibit the ability of the Local Planning Authority to make
a full and proper assessment of the proposal against the National Planning Policy Framework
(MHCLG, July 2021), The London Plan (GLA, March 2021) and the London Borough of Newham
Local Plan (adopted December 2018).
2
Piecemeal development
Notwithstanding reason for refusal 1, the proposal delivers a piecemeal form of development
which fails to comprehensively develop the site. The proposed development has retained part of
the commercial unit on the ground floor and has failed to improve the quality of accommodation
for the existing first floor unit. This would prejudice the realisation of the overall vision of the site.
The proposal is therefore contrary to:
Policies D1, D3, H1 and H2 of The London Plan (GLA, March 2021); and,
Policy S1 of The London Borough of Newham Local Plan (adopted December 2018).
3
Internal quality of accommodation
Notwithstanding reason for refusal 1, the proposed residential units would give rise to a poor
standard of accommodation to the detriment of the living conditions of future occupiers. This is
due to the provision of undersized units, with no access to outdoor amenity space. Additionally,
the lack of any defensible space for the ground floor flats which limits the level of privacy. The
proposed development is therefore contrary to:
Policies GG4, D1 and D6 of The London Plan (GLA, March 2021); and,
Policies S1, S6, SP1, SP2, SP3, SP8, H1 and H4 of the London Borough of Newham
Local Plan (adopted December 2018).
Show all 8 rows
4
External design
Notwithstanding reason for refusal 1, the proposed development, by reason of its bulky and
dominant design, lack of architectural detailing, and failure to consider the site holistically, would
not successfully integrate into the wider street scene and fails to harmonise with the character and
appearance of the terrace and surrounding street scene. The proposal is therefore contrary to:
Policies D1, D4 and D8 of The London Plan (GLA, March 2021);
Policies S1, S6, SP1, SP2, SP3, SP8 and SP9 of the London Borough of Newham Local
Plan (adopted December 2018); and,
Policy 2.3 of the Housing SPG (March 2016)
21/01717/FUL Page 2 of 6
5
Neighbouring amenity
Notwithstanding reason for refusal 1, the proposed extension at first floor would result in an
increased sense of overbearing, loss of daylight and an increase in overshadowing for the
occupiers of no. 269 High Street South that would be detrimental to the living conditions for the
occupiers of this property and therefore would constitute unneighbourly development. For these
reasons, officers consider the proposed development is contrary to;
Policies D1 and D4 of The London Plan (GLA, March 2021); and,
Policies SP2 and SP8 of the London Borough of Newham Local Plan (adopted December
2018).
6
Cycle
Notwithstanding reason for refusal 1, the proposed development has failed to demonstrate
provision of any cycle storage facilities for residents of the existing or proposed flats and as such
fails to promote or encourage sustainable modes of transport to the detriment of future residents
including their health and wellbeing. The proposed development would therefore be contrary to:
The National Planning Policy Framework (MHCLG, July 2021);
Policy T5 of The London Plan (GLA, March 2021); and,
Policy INF2 of the London Borough of Newham Local Plan (adopted December 2018).
7
Waste
Notwithstanding reason for refusal 1, the proposal has failed to demonstrate that the application
site would be able to appropriately gather, store and put out waste and recycling for the flats.
Intensification of the site without the provision of waste storage could give rise to fly-typing which
would lead to the deterioration of the public realm. Officers cannot deduce any potential storage
location from the proposed drawings. Therefore, this proposal is contrary to:
The National Planning Policy Framework (MHCLG, July 2021);
Policy SI8 of The London Plan (GLA, March 2021); and,
Policy INF3 of the London Borough of Newham Local Plan (adopted December 2018).
8
Flood risk assessment
This proposal has failed to provide a flood risk assessment that complies with the requirements for
site specific flood risk assessments. The development could have the potential to result in
exacerbation of flood risk and unacceptable harm to the safety of the intended occupants in the
event of flooding. Failure to provide sufficient information, prevents officers from undertaking a
complete assessment. The proposal is therefore contrary to:
The National Planning Policy Framework MHCLG, July 2021);
Policies GG6, D11, SI 12 and SI 13 of the London Plan (GLA, March 2021); and,
Policies SC1, SC3, SP8 and SP9 of the Newham Local Plan (adopted December 2018).
The above policies can be viewed online via the respective government websites ie. the Council's
website www.newham.gov.uk , the GLA’s website www.london.gov.uk and the www.gov.uk website.
Policies cited
NPPFD1D3H1H2S1GG4D6S6SP1SP2SP3SP8H4D4D8SP9T5INF2SI8INF3GG6D11SI12SI13SC1SC3
Public response
Measure
Count
Objections
4
In support
0
Total comments
4
Objections
4
In support
0
Total comments
4
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer not recorded
No case officer is recorded.
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer not recorded
No case officer is recorded.
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.