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Dismissed4 January 20243270613

364 Mare Street, London, E8 1HR

Planning appeal 3270613 at 364 Mare Street, London, E8 1HR (London Borough of Hackney) was dismissed on 4 January 2024 by Inspector Jones G, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the host building and the surrounding area, including its effect on the Clapton Square Conservation Area and the grade I listed Old Tower of Former Church of St Augustine, having particular regard to 'the established hierarchies of scale of the area', 'the original historic roof form' of the host building, and the proposed shop front.

demolition of infill extensions to create courtyard and mixed use redevelopment, providing a part two and part five storey building to create 5 new retail units on ground floor and net 6 additional residential units on upper floors. Alterations to 364 Mare Street including internal reconfiguration and relocation of access to existing residential units and construction of a mansard roof

Authority
London Borough of Hackney
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor retail and services
Inspector
Jones G
Postcode
E8 1HR

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the host building and the surrounding area, including its effect on the Clapton Square Conservation Area and the grade I listed Old Tower of Former Church of St Augustine, having particular regard to 'the established hierarchies of scale of the area', 'the original historic roof form' of the host building, and the proposed shop front
  • The effect of the proposed development on the living conditions of neighbouring occupants, having particular regard to effects on light and appearing 'overbearing'
  • Whether or not the proposed development would provide acceptable living conditions for its occupants, having particular regard to light and layout
  • Whether or not the proposed development would include or secure suitable carbon reduction measures
  • The absence of a legal agreement to secure planning obligations in respect to car-free housing and affordable housing
  • Whether any harm arising would be outweighed by other considerations

What decided it

The less than substantial harm to the significance of the grade I listed St Augustine's Tower and Clapton Square Conservation Area, caused by the proposed building's excessive height and mass disrupting the established hierarchy of scale and townscape legibility, could not be outweighed by the public benefits offered by the development.

What the Inspector cited

Development plan policies
Policy D3Policy D4Policy HC1Policy D6Policy SI 1Policy SI 2Policy SI 4Policy LP1Policy LP2Policy LP3Policy LP13Policy LP17Policy LP45Policy LP54Policy LP55
National Planning Policy Framework
Paragraph 208

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in London Borough of Hackney

The authority’s record since 2016 · every decision in 2024

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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