Gondar Gardens: The beginning of the end?
Could we be entering the endgame in the Gondar Gardens saga? The developer, Linden Wates, has submitted its third planning application for the site. This attempts to address the very specific points that the national planning inspector raised in turning down Linden Wates appeal over its second plan, which was rejected by Camden. These focus on architectural detail more than any wider environmental impact.
An e-mail from GARA – the residents association that has campaigned tirelessly against all these plans – suggests that the long fight may almost be over.
Here’s GARA’s position in its own words:
“We have successfully protected the Open Space for many years, and we have ensured that each subsequent development proposal is less damaging and less intrusive than its predecessors.
No-one wants any development on the site but when considering this application, Camden will note that the impact on Open Space, the height and bulk of the ‘frontage’ scheme, and transport and parking issues were all accepted by planning inspectors.
Camden’s planning officer says he will consider these matters as resolved, meaning that he will consider only the detailed design. If the revised design acceptable, then Camden officers and councillors will find it difficult to refuse the application. It is with much regret that we have reached this conclusion.
Our task now is to ensure that the proposed design is something we can live with; and to secure the future of the remainder of the site as a nature space, with local involvement. We can also press for conditions on working hours, construction methods, vehicle routes and local amenity contributions.
Improvements to the design since the first ‘frontage’ application include:
- Mostly pitched roof with dormer windows rather than a solid flat frontage – this is much more in keeping with the area and considerably softens the bulk of the building
- Improved window detailing and some (not much) subtle brickwork – adding a little character
- A clear ‘gap’, allowing views across the site from the street (previously obscured by the ‘car lift’ entrance) – this is still only a narrow view, but at least it benefits pedestrians
- Soft landscaping at the front (a few bushes!); and a secure site boundary”
GARA tells me that the decision not to contest the whole application is purely pragmatic. “If we thought there was a realistic prospect of no development, then we would pursue that heartily,” said David Yass, chair of GARA. “Our challenge is to secure the best we can for our neighbours and wildlife.”
Although the deadline for comments on the new scheme is January 2nd, GARA has agreed with Camden that it can submit its response after its AGM on January 8th (a reassuringly sensible stance by Camden).
To view the planning application, click here and then on “View Related Documents”. The Design & Access Statement is usually the best thing to look at (this is true for all planning applications).
The “teletubbies” Scheme
Scheme refused by Camden.
Frontage scheme #1.
Scheme refused by Camden planning committee.
“Teletubbies” sceme approved on appeal.
Frontage scheme #1 rejected on appeal.
Frontage scheme #2 submitted exhibited.