Planning application · Newham
24/00126/FUL.
142 New City Road Plaistow London E13 9PY
Full / Other Planning at 142 New City Road Plaistow London E13 9PY — refused on 9 Aug 2024 by committee.
ApprovedRefusedOther
At a glance · this applicationNewham profile →
Refused
Outcome
9 Aug 2024
—
Decision time
submission → decision
—
Conditions
not captured
15
Documents
15 linked
10
Objections
1 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?
Redevelopment of site including the demolition of the existing building (and removal of existing ground-floor commercial unit) to provide a two-storey residential building comprising of 2x two-bedroom and 2x one-bedroom units, and associated works.
Reference
24/00126/FUL
Type
Full Planning Permission
Applicant
Agent / consultant
Case officer
Postcode
E13 9PY
Ward
Council
Received
—
Validated
28 Feb 2024
Decision date
9 Aug 2024
Decision route
Planning committee
Council register
Reference
24/00126/FUL
Type
Full Planning Permission
Show all 14 rows
Applicant
Agent / consultant
Case officer
Postcode
E13 9PY
Ward
Council
Received
—
Validated
28 Feb 2024
Decision date
9 Aug 2024
Decision route
Planning committee
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
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 9 Aug 2024, determined by the planning committee.
Timeline
Date
Event
28 Feb 2024
Application validated
9 Aug 2024
Committee decision: Refused
28 Feb 2024
Application validated
9 Aug 2024
Committee decision: Refused
Why it was refused
Reason
As stated on the decision notice
1
The proposal, has resulted in the loss of a family sized dwelling house within the borough which is
a form of housing the Council is seeking to protect. The loss of this family sized home without re-
provision through the new-build proposal would be contrary to the identified priority housing needs
of the borough and prejudice the ability to stabilise the community and reduce population churn
with implications for convergence and feeling of community cohesion within the borough. The
proposal is therefore considered contrary to:
Policies GG4, H8 and H10 of The London Plan (GLA, March 2021); and
Policies S1, S6, SP1, SP2, SP3, H1, H4 of the London Borough of Newham Local Plan
(December 2018).
2
The proposal, by reason of the arrangement of bedrooms in proximity to the communal rear
garden area, and failure to provide sufficient private external amenity space for all the proposed
flats, gives rise to an overall poor quality of accommodation to the detriment of future occupiers.
The proposal is therefore contrary to:
Policies GG4, D1, D3, D4 and D6 of The London Plan (GLA, March 2021); and
Policies S1, SP1, SP3, SP8, and H1 of the London Borough of Newham Local Plan
(December 2018); and
Housing Design Standards LPG (GLA, June 2023).
3
The proposal by reason of its excessive and bulky scale, awkward roof design, and overall
external design would not successfully integrate into the wider street scene and fails to harmonise
with the character and appearance the surrounding built environment and would appear
incongruous in siting having a detrimental impact on the character of the wider locality.
Furthermore, by reason of the lack of architectural coherence, landscaping and boundary
treatment, the proposal represents a poor-quality design that fails to demonstrate successful
integration to the existing character and appearance of the surrounding built form. The proposal is
therefore contrary to:
Policies D1, D3, D4 and D8 of the London Plan (GLA, March 2021); and,
Policies S6, SP1 SP2, SP3 and SP8 of the London Borough of Newham Local Plan
(December 2018).
4
The proposed development by reason of its scale, massing, bulk to the rear and proximity to the
shared boundary of No. 144 New City Road, would give rise to an unacceptable level of harm to
the neighbouring amenity of such occupants of No. 144 New City Road. This is due to loss of
daylight and sunlight, and outlook including an increased sense of enclosure and overbearing. The
proposal therefore constitutes an unneighbourly form of development contrary to:
24/00126/FUL
Policies GG3, D3 and D6 of The London Plan (GLA, March 2021); and
Policies S1, SP2 and SP8 of the London Borough of Newham Local Plan (December
2018).
5
The proposed development has failed to provide sufficient practical, secure and weatherproof
cycle storage facilities and would propose a car parking space where a car-free scheme is
desirable and as such fails to promote or encourage and appropriately facilitate use of sustainable
modes of transport to the detriment of future residents including their health and wellbeing and
wider objectives seeking to minimise reliance on the use of private motor vehicles as a mode of
transport. The proposal is therefore contrary to:
Policies GG3, D3, D4, D14, T5, T6, and T6.1 of The London Plan (GLA, March 2021); and
Policies S1, SP2, SP8, and INF2 of the London Borough of Newham Local Plan
(December 2018)
Housing Supplementary Planning Guidance (GLA, March 2016, Updated August 2017).
6
The proposed development does not provide adequate details in relation to waste and recycling
provision, nor does it explain how the existing waste and recycling provision on site would be able
to cope with a significantly higher turnover of site users. The Local Planning Authority therefore
does not have sufficient information in order to assess the impacts of the scheme in relation to
waste removal, which in turn could give rise to impacts on the streetscene and occupiers’ and
neighbouring amenity, in particular odour and public health. The proposal is therefore contrary to:
Policies SI7 and SI8 of the London Plan (GLA, March 2021); and,
Policies SP8 and INF3 of the London Borough of Newham Local Plan (December 2018).
7
The site lacks biodiversity and there is clear scope for the enhancement of biodiversity as part of
any redevelopment of the site. The proposed development has failed to demonstrate that the
opportunity to enhance biodiversity onsite has been maximised. The lack of any measures to
enhance biodiversity on this site is contrary to:
Policies G5 and G6 of the London Plan (GLA, March 2021); and,
Policies SP8, SC1 and SC4 of the London Borough of Newham Local Plan (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
The proposal, has resulted in the loss of a family sized dwelling house within the borough which is
a form of housing the Council is seeking to protect. The loss of this family sized home without re-
provision through the new-build proposal would be contrary to the identified priority housing needs
of the borough and prejudice the ability to stabilise the community and reduce population churn
with implications for convergence and feeling of community cohesion within the borough. The
proposal is therefore considered contrary to:
Policies GG4, H8 and H10 of The London Plan (GLA, March 2021); and
Policies S1, S6, SP1, SP2, SP3, H1, H4 of the London Borough of Newham Local Plan
(December 2018).
2
The proposal, by reason of the arrangement of bedrooms in proximity to the communal rear
garden area, and failure to provide sufficient private external amenity space for all the proposed
flats, gives rise to an overall poor quality of accommodation to the detriment of future occupiers.
The proposal is therefore contrary to:
Policies GG4, D1, D3, D4 and D6 of The London Plan (GLA, March 2021); and
Policies S1, SP1, SP3, SP8, and H1 of the London Borough of Newham Local Plan
(December 2018); and
Housing Design Standards LPG (GLA, June 2023).
3
The proposal by reason of its excessive and bulky scale, awkward roof design, and overall
external design would not successfully integrate into the wider street scene and fails to harmonise
with the character and appearance the surrounding built environment and would appear
incongruous in siting having a detrimental impact on the character of the wider locality.
Furthermore, by reason of the lack of architectural coherence, landscaping and boundary
treatment, the proposal represents a poor-quality design that fails to demonstrate successful
integration to the existing character and appearance of the surrounding built form. The proposal is
therefore contrary to:
Policies D1, D3, D4 and D8 of the London Plan (GLA, March 2021); and,
Policies S6, SP1 SP2, SP3 and SP8 of the London Borough of Newham Local Plan
(December 2018).
Show all 7 rows
4
The proposed development by reason of its scale, massing, bulk to the rear and proximity to the
shared boundary of No. 144 New City Road, would give rise to an unacceptable level of harm to
the neighbouring amenity of such occupants of No. 144 New City Road. This is due to loss of
daylight and sunlight, and outlook including an increased sense of enclosure and overbearing. The
proposal therefore constitutes an unneighbourly form of development contrary to:
24/00126/FUL
Policies GG3, D3 and D6 of The London Plan (GLA, March 2021); and
Policies S1, SP2 and SP8 of the London Borough of Newham Local Plan (December
2018).
5
The proposed development has failed to provide sufficient practical, secure and weatherproof
cycle storage facilities and would propose a car parking space where a car-free scheme is
desirable and as such fails to promote or encourage and appropriately facilitate use of sustainable
modes of transport to the detriment of future residents including their health and wellbeing and
wider objectives seeking to minimise reliance on the use of private motor vehicles as a mode of
transport. The proposal is therefore contrary to:
Policies GG3, D3, D4, D14, T5, T6, and T6.1 of The London Plan (GLA, March 2021); and
Policies S1, SP2, SP8, and INF2 of the London Borough of Newham Local Plan
(December 2018)
Housing Supplementary Planning Guidance (GLA, March 2016, Updated August 2017).
6
The proposed development does not provide adequate details in relation to waste and recycling
provision, nor does it explain how the existing waste and recycling provision on site would be able
to cope with a significantly higher turnover of site users. The Local Planning Authority therefore
does not have sufficient information in order to assess the impacts of the scheme in relation to
waste removal, which in turn could give rise to impacts on the streetscene and occupiers’ and
neighbouring amenity, in particular odour and public health. The proposal is therefore contrary to:
Policies SI7 and SI8 of the London Plan (GLA, March 2021); and,
Policies SP8 and INF3 of the London Borough of Newham Local Plan (December 2018).
7
The site lacks biodiversity and there is clear scope for the enhancement of biodiversity as part of
any redevelopment of the site. The proposed development has failed to demonstrate that the
opportunity to enhance biodiversity onsite has been maximised. The lack of any measures to
enhance biodiversity on this site is contrary to:
Policies G5 and G6 of the London Plan (GLA, March 2021); and,
Policies SP8, SC1 and SC4 of the London Borough of Newham Local Plan (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
GG4H8H10S1S6SP1SP2SP3H1H4D1D3D4D6D8SP8GG3T6.1INF2SI7SI8INF3G5G6SC1SC4
Public response
Measure
Count
Objections
10
In support
1
Total comments
11
Objections
10
In support
1
Total comments
11
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer (report to committee)
Determined at committee
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer (report to committee)
Show all 4 rows
Determined at committee
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.