®Planning appeal decision
27 Hackney Grove, LONDON, E8 3NR
the change of use from offices to mixed residential/commercial with 3x 1-bed/1person self contained flats and 1x office space at the lower ground floor, side infill extension and 1st and 2nd floors, demolition of additions at the rear, window change to rear, front railing refurbishment and restauration, bike storage, waste storage, planter extension to front garden, new paving to the front, new cast iron stairs to rear garden from upper ground floors level, internal alterations
- Authority
- London Borough of Hackney
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Redford R
Main issues, as the Inspector framed them
- whether the proposal would preserve a Grade II listed building known as '25 and 27, Hackney Grove E8' and any of the features of special architectural or historic interest that it has
- whether the proposal would preserve the setting of the nearby Grade II listed building, known as 'Forecourt wall to number 25' and preserve or enhance the character or appearance of Mare Street Conservation Area
- whether the proposal would provide adequate living conditions for future occupiers with specific regard to internal space
- whether the proposal would provide sufficient affordable housing
- the effect of the proposal on transport infrastructure with regard to car parking
- the effect of the proposal on climate change
What decided it
The harm to three heritage assets (the listed building, its setting, and the conservation area) would not be outweighed by the public benefits of bringing a vacant building back into use and creating housing, particularly given the irrevocable damage to historic fabric and context.
The considerable weight given to bringing a vacant at-risk building back into use and creating housing in a sustainable location was outweighed by the great weight that must be attached to the less than substantial harm caused to three heritage assets, the failure to provide adequate living conditions for future occupants, insufficient affordable housing provision, and potential harm to transport infrastructure.
Framework references: 11, 65, 215
Plan policies cited: London Plan Policy D3, London Plan Policy D4, London Plan Policy D6, London Plan Policy H4, London Plan Policy H5, London Plan Policy T1, London Plan Policy T4, London Plan Policy SI2, Hackney Local Plan Policy LP1, Hackney Local Plan Policy LP2, Hackney Local Plan Policy LP3, Hackney Local Plan Policy LP4, Hackney Local Plan Policy LP12, Hackney Local Plan Policy LP13, Hackney Local Plan Policy LP17, Hackney Local Plan Policy LP43, Hackney Local Plan Policy LP55
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.