®Planning appeal decision
178B Royal College Street and Arches 73, 74 and 75 Randolph Street, London, NW1 0SP
the change of use of café/restaurant (Class Use E) at 178A Royal Collage Street and storage facilities (Class Use B8) at arches 73,74 and 75 and amalgamation of 178A Royal College Street with Arches 74 and 75 and part of Arch 73 to create commercial kitchen and delivery centre with ancillary offices (Sui Generis). External alterations to shopfront of 178A Royal College Street and provision of plant and machinery to the rear of the Arches 73, 74 and 75 in association with the new use
- Authority
- London Borough of Camden
- Appeal type
- minor · Planning Appeal
- Procedure
- Hearing
- Development
- employment-industrial · Change of use
- Inspector
- McGlone A
Main issues, as the Inspector framed them
- The effect of the proposal from deliveries and collections on pedestrian and highway safety in Randolph Street
- The effect of the proposal on the living conditions of neighbouring residents in Rousden Street, Randolph Street, and Camden Road, with regards to noise from vehicular deliveries and collections
- Whether the proposal makes adequate provision in respect of bats, and local employment, skills, and training
What decided it
The Inspector's finding that the OMP, even as revised and monitored, could not reliably prevent ODP Riders from disregarding it, resulting in unacceptable and enduring harm to highway safety and neighbours' living conditions that outweighed the scheme's benefits.
The substantial and permanent harms to highway safety and residents' living conditions were not outweighed by the moderate positive weight given to economic benefits and the limited positive weight given to bringing vacant arches back into use, nor overcome by the s106 obligations, OMP or planning conditions, so permission was refused.
Framework references: 108, 114, 115, 85
Plan policies cited: Policy A1, Policy A4, Policy T1, Policy T4, Policy T4 of The London Plan, Policy C5, Policy C6, Policy T2, Policy T3, Policy A3, Policy E1, Policy E2, Policy G1, Policy DM1
The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.