92-96 Curtain Road, Hackney, London, EC2A 3AA

part retention, part reconfiguration and part redevelopment to provide a mixed-use scheme, increasing the Class E commercial floorspace (from 199 sqm to 288 sqm GIA) and Class C3 residential dwellings (from 9 to 13 homes), associated landscaping and cycle parking spaces

Authority: London Borough of Hackney
Appeal type: major · Planning Appeal
Procedure: Written Representations
Development: residential · Other Major Developments
Inspector: Owen A

Main issues, as the Inspector framed them

the effect of the proposal on the character and appearance of the South Shoreditch Conservation Area (SSCA), the non-designated heritage asset (NDHA) on the site, and the setting of a nearby listed building
whether the proposal would provide an appropriate amount of commercial floorspace
whether the proposal would provide a suitable mix of housing
the effect of the proposal on the living conditions of the occupiers of neighbouring properties with respect to their privacy
whether the proposal would provide acceptable living conditions for its future occupiers with respect to accessibility, internal living space, light, and privacy
whether the proposal would provide appropriate facilities for waste
whether the proposal would provide appropriate facilities for cycle parking
the effect of the proposal on flooding
whether the proposal would provide appropriate contributions towards affordable housing and carbon offset

What decided it

The harm to the character and appearance of the South Shoreditch Conservation Area and non-designated heritage assets, combined with conflicts on commercial floorspace, housing mix, neighbour privacy, and inclusive access, collectively outweigh the limited benefits of the scheme.

The limited benefits of four additional residential units, improved commercial floorspace quality, affordable housing contributions, and surface water improvements were outweighed by the considerable harms to heritage assets, insufficient employment floorspace, inappropriate housing mix, severe loss of privacy to neighbours, and failure to provide inclusive access for family units.

Framework references: 11

Plan policies cited: London Plan Policy HC1, London Plan Policy D3, London Plan Policy D5, London Plan Policy D6, London Plan Policy D7, London Plan Policy D8, London Plan Policy E1, London Plan Policy H4, London Plan Policy H10, London Plan Policy SD4, London Plan Policy SD5, London Plan Policy SI 2, London Plan Policy T1, London Plan Policy T4, London Plan Policy T5, Hackney Local Plan Policy LP1, Hackney Local Plan Policy LP2, Hackney Local Plan Policy LP3, Hackney Local Plan Policy LP4, Hackney Local Plan Policy LP13, Hackney Local Plan Policy LP14, Hackney Local Plan Policy LP17, Hackney Local Plan Policy LP26, Hackney Local Plan Policy LP27, Hackney Local Plan Policy LP42, Hackney Local Plan Policy LP43, Hackney Local Plan Policy LP53, Hackney Local Plan Policy LP55, Hackney Local Plan Policy LP57

Read the decision letter on the Inspectorate’s site

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.