Town and Country Planning General Development Order 1977 as amended
88/1259 APPLICANT: Jamiat Ehl-E-Hadees/Madrasa-Al-Tawhid
LOCATION: Ex Cinema 80 High Road E15
PROPOSED DEVELOPMENT: 1) Conversion of former cinema to a Mosque/Religious School involving alterations to all elevations and the erection of a minaret and dome (Use Class Dl(h)).
2) Erection of a three storey infill extension and entrance canopy to replace the cinema foyer fronting High Road.
Date Brought to Committee 1st March 1989
Reason Referred to Committee Public and Member interest in the proposals
Planning History The applicants who already operate in the borough, started a religious school on a temporary planning permission in a former corner shop at 34 Francis Road with the Imam living upstairs. It was then proposed to extend the shop with a two storey rear extension to give 100% site coverage to establish a Mosque as well as the school on both the ground and first floors. This was considered fundamentally unacceptable by your officers and following discussions was subsequently withdrawn, Ref. 87/403. At that time the applicants approached the Council for possible help, which coincided with the availability of the ex Cinema at 80 High Road. It was made clear that any planning application would be considered on its individual merits and that particular regard would be had to any car parking problems which might occur in residential side streets, and noise considerations.
Details of Proposals & Surroundings The site comprises a former cinema, with the pedestrian entrance on the east side of High Road opposite L.R.T's bus "pull-in". Its last use, and therefore its authorised use is that of a warehouse.
The building comprises a single storey narrow entrance foyer located between two terraces of shops in High Road, which leads to a substantial auditorium, with a floorspace of 336 sq. metres and a height of 13 metres, lying behind 72-78 High Road and also the rear of 2-8 Downsell Road. There is also a rear entrance and yard 8 metres wide, with access from Downsell Road, adjacent to 8 Downsell Road, and alongside a separate access to a lock up garage site to the rear of 16-32 Downsell Road. Downsell Road is a narrow residential street comprising small terraced houses. It is within the Downsell Road Housing Action Area and is closed off at its eastern end in the vicinity of Downsell Infants School.
The site itself is owned by the Council, a legacy from the days of the Downsell Road C.P.O. which was not confirmed by the Secretary of State.
The Applicants Proposals
It is proposed to rebuild the rear auditorium to provide classrooms, lecture hall, library and bookshop associated with a religious school at ground floor, and to provide two prayer halls on the first floor. The prayer hall used by men would have an estimated capacity of 70 people, and the separate womens prayer hall an estimated capacity of 30. Each prayer hall would have separate ablution areas and access arrangements.
The original proposal had the main entrance from Downsell Road with the secondary access to the auditorium, library etc from High Road. However following discussions with officers, the proposal has been amended to provide the main entrance to both Mosque and school from the High Road. The Imam's residence would be on the first floor and guest rooms on the second floor of the building fronting High Road. Comprehensive changes to the external appearance of this part of the building are intended to make clear the function of the building (see elevations). The main structure would comprise a traditional mosque with a dome above the prayer hall of equivalent height to the existing rear cinema auditorium. A minaret is also proposed in the south east corner of the site adjacent to the access to the lock-up garage site, having a height of 19 metres.
The use of the building is described by the applicants as follows:
Attendance Details
Religious School "Madrasah Al Tawhid"
"The school is for a back up Islamic education for Muslim children. The school does not offer any boarding or lodging facilities. The children attending the school live mainly in the E10 postal area. There are separate classes for girls and boys and held in the late afternoons every day. There are adult classes for "Quran Teachings" over the weekends. The maximum number of children expected to attend is 50 and adults about 20,
We intend to operate a 12 seater mini-bus to pick up children from the remote boundaries of E10 which will be parked in the forecourt of the proposed building. Around 20 children will walk from the neighbouring streets escorted by the adults and around 10 children may be dropped and picked up by the parents by cars. Weekend attendances involve maximum of ten cars, but an average is six cars. Our existing premises, a corner shop used as a religious school at 34 Francis Road, are in a worse situation but we had no complaints during the entire period of use.
Mosque
The place of worship is for the local Muslim Community. As previously explained there are five prayers during a day. The following is expected attendances at respective times:
| Name and time of the Prayer | Expected Attendance |
|
FAJAR | Prayer at Dawn | 5 persons appr. |
| ZOHAR | Prayer at Lunchtime | 5 persons appr. |
| ASAR | Prayer late afternoon | 8 persons appr. |
| MAGHRIB | Prayer at Sunset | 20 persons appr. |
| ISHA | Prayer late Evening
(An hour later than Sunset) | 20 persons appr. |
Friday lunch time prayer will have a gathering of about 50 people. The expected number of cars involved will be around 10.
We have a holy month "RAMADAN" when we expect slightly higher attendance at Sunset and Late Evening Prayers involving a maximum of 30 people. The performance of prayer is not a noisy operation and does not involve any music. The Imam leads the prayer facing towards "Mecca", or South-East in U.K. and recites verses from Holy Book Quran in the Dawn Prayer, Sunset Prayer and late evening prayers, and orders the followers to change various positions by saying Allah-U-Akbar (God-is-the-Greatest). In lunch and afternoon prayers the Imam recites the Quran silently and orders the followers to change physical positions only by saying "ALLAH-U-AKBAR. Every prayer takes about 15 minutes. The Ramadan corresponds with April these days, but falls ten days earlier every year compared to Gregorian Calendar.
At the end of Ramadan we have a festival called "EID-UL-FITR". The festival is celebrated by delivering a short speech by Imam followed by a prayer lasting for about 30 minutes. We, Jamiat Ehl-Hadith believe that the Eid prayer should be offered away from the Mosque in some open park of playing field. Only in adverse weather conditions the prayer could be held in the multi-purpose hall.
There is another festival seventy days later than Eid-ul-Fitr called Eid-ul-Azha which is celebrated in the similar way.
The gathering at Eid prayer could be around 200 and normally takes place away from the Mosque and hence does not involve any problems of car parking in or around the Mosque. We do not propose any mortuary as this is normally performed at East London Mosque, Whitechapel".
Nature of the Religious Use The sect is understood to be a purer form of Islam based more on Saudi Arabian practise rather than the Asian Sub-continent. It is therefore 'strict' rather than 'populist' and in Christian terms could be described as Puritan. The Lea Bridge Road mosque, well known to your officers and the subject of various reports to Committee in recent years is not comparable being a much more 'liberal' form of Islam.
The Imam at the Lea Bridge Road mosque has a more Significant and symbolic role and there is much more ceremony involved in daily prayers and at festival times. It attracts a lot of people from a wide area as a result of this. The Dacre Road Mosque in Leytonstone is in the middle of the Muslim religious spectrum.
Waltham Forest District Plan Table 11.3 on p.107 states that proposals must not result in problems of congestion and safety from car parking and traffic generation and on site parking to Council standards is normally required. In addition proposals must not result in overlooking or loss of light or have an adverse visual impact on neighbouring property. Noise including the timing and duration of disturbance are also material considerations.
Ethnic minority groups have experienced particular problems in finding suitable sites/premises for religious and cultural development. This is often due to a combination of lack of adequate finance for purpose built developments, or adapting existing premises, lack of suitable locations close to the local community concerned, and problems in the supply of sites and buildings. As a result small shop premises or even dwellings have been initially used for this purpose. Some groups have managed to acquire redundant church buildings Dacre Road and Queens Road Mosques, the Hindu Temple in Whipps Cross Road, and the Sikh Temple in Francis Road and in such cases planning permission is not required.
However, there is a finite supply of ecclesiastical buildings and therefore attention has turned to other substantial buildings which have fallen out of use. The problem has been recognised by the Council and was the subject of a report to the then Committee of Environment on 24th January 1984 (Minute 73 refers). It was resolved that sympathetic consideration would be given to applications for changes of use provided this was not at the expense of residential accommodation or allocated for industrial land or ground floor premises in principal shopping centres. The problem and need for appropriate policies is being recognised in the District Plan Review.
Planning Standards The parking standard for places of worship is based on seating capacity which is inappropriate in the case of a Mosque. The parking standard for schools is based on staffing levels at a conventional educational establishment functioning throughout the day. The adequacy of parking for this proposal must therefore be based on an assessment of actual levels of usage. The yard area off Downsell Road can accommodate about 6 cars.
Consultations The original plans submitted in March 1988 showed a much larger building than is now proposed. Your officers suggested that this should be reduced to a height equivalent to the existing rear auditorium. After some considerable time revised plans were submitted which followed this advice, and also reduced the height of the minaret.
Consultation letters were then sent to the occupiers of 1-128 (consec) Downsell Road, 1-105 (consec) Leslie Road, 1-104 (consec) Stewart Road, 2-48, 1-53 Cranbourne Road 2-18, 1-23 Gordon Road, 42-116, 101-135 High Road as well as the Westdown Road Residents Association. The letters enclosed details of the use and a photocopy of the elevation to Downsell Road and invited residents to attend a public meeting at Leyton Town Hall to find out more about the proposals and express their views. The meeting was held on 17/10/88 and chaired by the Chair of Planning Implementation Committee over 200 people attended, roughly half of whom were local residents, the rest being members of the applicants' particular religious sect, and many apparently resident elsewhere.
Following this meeting substantial representations were received, including four petitions (1 supporting the proposals with 208 signatures and 3 against with 570 signatures from residents living primarily in the local area (Downsell, Stewart, Leslie, Crownfield, Cranbourne, Ellingham and High Road. One only of the petition against specified grounds of objection). In addition representations were received from the Westdown Road Residents Association and there were 58 individual letters of objection, as well as 12 letters of support. Copies of the petition with grounds of objection, and Westdown Road R.A.'s representations are attached as appendices 1 and 2. The grounds of objection, which will all be considered as main issues below are:-
1) The use is inappropriate at this particular site which should be used for an alternative community use or developed for housing.
2)The attendance figures are very low and the building is likely to be far more intensively used.
3) The use will result in noise and disturbance to residents both from within the building and as a result of cars arriving at or leaving the premises.
4) The building will be totally out of character with residential area and its design is not in keeping with the late Victorian streets in the area.
5) The minaret is particularly obtrusive because of its excessive height.
6) The use will result in severe parking problems particularly in Downsell Road which is heavily parked and already experiences a lot of through traffic.
As already stated, since the receipt of the original representations the plans have been altered so that both the Mosque and school will have their sole entrance from High Road with the Downsell Road entrance being used as a fire exit only and the High Road entrance modified accordingly. In addition the minaret has been moved from the south west to the south east corner of the site. A reconsultation exercise has been undertaken with letters and a copy of the revised High Road elevation sent to all the original consultees, who have been asked to comment specifically on the changes made. The details of further representations will be reported verbally at Committee.
Summary of Main Issues
1) An alternative community use should be found or the site should be redeveloped for housing.
The Cinema is a substantial building and would require major adaptation for any alternative use since it was last used as a warehouse. Use for such purposes as play groups, pensioners clubs, creches would therefore require heavy expenditure which these groups are unlikely to be able to meet but in any case the premises are not really suitable. Other community uses could include social clubs which rely on licensed bars to provide revenue and operate mainly in the evenings and at weekends. These uses often cause noise and disturbance, particularly at unsocial hours. In fact, the only other approach made to the Council for use of the Cinema came from such a club.
On the question of development potential, the site is generally in a backland location with restricted access and therefore does not readily lend itself to residential redevelopment.
However Members will be aware that what is under consideration is the present application not an alternative 'preferred' use. Members must therefore consider the Mosque use purely on its own merits and not in relation to alternative uses, which in any case may or may not be suitable or viable.
2) The building is likely to be more intensively used than stated by the applicants. The school at 34 Francis Road has been functioning for about five years without any complaints-about noise or traffic indicating that it is not intensively used. The applicants have stated that this aspect of the use would be simply transferred to the new premises. In addition the teaching aspect is to be developed by the inclusion of a lecture hall and community bookshop. The attendance figure put forward for the school use are similar to those supplied when planning permission was sought for 34 Francis Road.
In terms of religious use the actual prayer halls have a theoretical capacity of 100 (70 men, 30 women). This is far smaller than Lea Bridge Road Mosque and is probably equivalent to Dacre Road Mosque in Leytonstone.
As explained above, the sect is "puritan" not "populist" with less emphasis on the role of the Imam and generally lower key in terms of festivals which in any case the applicants state will be held in the open air away from the Mosque. It will thus not be visited by mainstream Muslims from the wider area, because its strictness is not attractive to them.
However what is more important is whether or not the proposed usage will cause disturbance to the residential environment, not the actual number of users.
3) There will be a noise nuisance from inside the building and outside as a result of traffic.
In terms of the school use the existing school at 34 Francis Road does not result in any noise problems and the use occurs mainly from 5 pm 7 pm (after school) on weekdays and during the day at weekends and therefore not at unsocial hours. It is reasonable to assume that in what is effectively a rebuilt building which does not directly adjoin residential accommodation (unlike the shop at 34 Francis Road), the potential for nuisance is limited
As far as the Mosque is concerned the prayers hall is entirely at first floor level and furthermore the Sect itself does not partake in music or chanting and prayers are said silently. However the building could be sound insulated or windows double glazed if necessary and the use of a public address system prevented by a suitable planning condition in the event of planning permission being granted. As far as the minaret is concerned this is purely symbolic and will not be used to summon people to prayer with an external public address system.
As regards traffic noise this really depends on a combination of the hours of use, intensity of use and location of available kerbside parking. The next section of this report on parking/traffic generation will deal with this aspect in detail. In terms of possible noise the Mosque will be used most on Fridays. Thus if nuisance from noise is to occur, it will tend to be in the evenings during summer months because of the later sunset.
It is anticipated that because Downsell Road is heavily parked with resident cars in the evenings, worshippers will tend to park in the High Road, where background noise levels are already high because of through traffic. The main entrance from the road is designed to draw casual parking to the High Road frontage which has no parking restrictions in the evenings.
4) The building and its design will be out of character with the area.
The design is an expression of the building's function and as such cannot be criticised in design terms. It would be a contradiction in terms to expect a mosque to be designed in the Victorian vernacular. Any ecclesiastical building has a distinct identity and your officers would not seek to impose a particular aesthetic solution on any religious organisation where the chosen design reflects the established traditions of that religion. In this case the building will clearly be of a high quality and the choice of materials indicated so far should reinforce this. The main issue here is rather the bulk and in particular the height of the building and how obtrusive it will be in the street scene.
The view from street level in the High Road will be of a traditional mosque entrance unrelated to the terraces on either side. It will be an infill development slightly set back from both terraces except for the projecting entrance canopy on the ground floor; which will conform to the building line of the two storey terrace at 62-78 High Road. The two adjoining terraces are unrelated to each other in storey height with 82-96 High Road being three storeys and provided the mosque entrance conforms to the height of that terrace there are no real aesthetic objections. The building would merely reinforce the break that already exists between the two terraces.
As far as impact on Downsell Road is concerned the mosque's dome will be equivalent in height to the existing auditorium located at the rear of 2-8 Downsell Road some 22 metres from Downsell Road. The only direct view of the mosque from Downsell Road will be from the gap between 8 and 16 Downsell Road. The main impact will be on the rear of the houses at 2-8 Downsell Road and to a lesser degree the rear of the houses to the east. There is also some residential accommodation in the High Road above the two terraces of shops between Downsell and Leslie Roads. In some respects the existing auditorium is more obtrusive than the mosque will be since its ridge line is level with the 1987 of the dome and this height is maintained over the whole site. This can be seen on plan 88/573/3B indicated with a dotted line. The impact on the residential environment is more one of character; the mosque would be an entirely different building than the present auditorium. It is considered that it is this difference, and the symbolic nature of the building which has prompted the main design objection.
On the question of appropriateness in a residential area, places of worship are invariably sited within residential areas to maximise accessibility to the local community.
5) The Minaret is obtrusive because of its excessive height.
This has been a point of concern to your officers from the time the application was first submitted. The height has been reduced from 21.5 metres to 19 metres but the minaret will still be 6 metres (20 ft) higher than the ridge of the existing auditoriums. The applicants are adamant that the height differential between dome and minaret is necessary because that is the established tradition. In your officers' opinion the minaret should ideally be further reduced in height to lessen its impact on the nearest houses. Members may wish to consider a reduction in height to 15 metres (the dome height) and if so an extra condition could be attached should the Committee agree with the recommendation of approval below.
The height of the minaret, would not be a sufficient ground by itself as far as officers are concerned, to refuse the application.
6) Severe parking problems will occur in Downsell Road, which is heavily parked already and experiences a lot of through traffic.
This is by far the main issue from the point of view of residents and for this reason your officers have carried out intensive and detailed traffic surveys to attempt to establish the likely impact of the use.
a) Through Traffic. Traffic volume surveys have been carried out over a wide area. These show that some roads, such as Calderon Road are affected by through traffic but Downsell Road is not one of them, primarily because of the road closure at its east end in the vicinity of Hall Road. An automatic traffic count taken in Downsell Road for a week showed traffic volumes to be consistently low and typical of a residential street unaffected by through traffic.
b) Existing on-street parking. Surveys were carried out in Downsell Road at various times throughout the day. These show that an additional 9-14 cars could be parked on-street on a Friday at 1 p.m. during the time of the maximum regular use of the Mosque. On-street parking capacity is much more limited after 6 p.m. when many residents return home after travelling to work by car. This however is a common problem throughout the borough in late Victorian streets with no off-street parking facilities.
c) Parking demand from the religious school and mosque. Observations of 34 Francis Road and the absence of complaints about its use over the last 5 years suggest that its use by 30 pupils during weekdays and the 50 at weekends do not cause problems. The applicants have stated that a minibus would bring some children living in the Francis Road area, about 20 children would walk to the school escorted by adults, and around 10 would be dropped off by car. The estimate of a maximum of 10 cars and an average of 6 does not seem unreasonable and these would be attracted during the late afternoons at a time when parking is not a serious problem.
As far as the mosque is concerned, Dacre Road is probably comparable in terms of the level of popularity and size of prayer hall and this has been surveyed to provide a comparable source of information. Dacre Road was found to attract between 15-20 cars at the busiest time (Friday lunchtime). The applicants have stated that about 50 people would attend at this time, and Downsell Road could accommodate up to 14 extra cars according to the survey in b) above. There should not be any significant problems in Downsell Road at Friday lunchtimes, even if all the car users parked in Downsell Road.
There is however potential conflict between residents and worshippers' parking demands after 6 pm. The applicants have stated that about 30 people would attend sunset and late evening prayer. This could mean about 6-9 extra cars in Downsell Road at the time of maximum demand from residents which could lead to competition for parking and residents being unable to park directly outside their houses. However, the availability of on-street parking in High Road after 6.30 pm and the fact that the entrance is now in High Road may reduce this demand and potential conflict with residents needs. Your officers would also want to ensure that any parking in High Road does not obscure sight line visibility in the vicinity of the junction with Downsell Road, Stewart and Leslie Roads. Appropriate parking restrictions could be introduced if necessary.
As far as festivals are concerned attendances of up to 200 people could potentially generate a serious parking problem. Survey work has not been carried out to assess typical parking demand at a comparable mosque because it is the wrong time of the year for festivals. The applicants have stated that it is customary at the two main festivals to hold prayers away from the mosque in the open air (one festival Eid-Ul-Fitr occurs after the holy month of Ramadan in April, the other, Eid-Ul-Azha about 70 days later). Under these circumstances problems could occur in bad weather if the Mosque has to be used. Christian churches attract much larger gatherings at Christmas (Carol Services and Midnight Mass) and Easter and periodically for weddings and cause parking problems in residential streets, since most churches have no off-street parking facilities.
In considering the whole question of parking demand it is worth quoting from the Royal Town Planning Institute publication. "Planning for a Multi-Racial Britain" which comments as follows in relation to religious buildings:-
"(ii) Car parking policies. The most common issue is the rigid application of accepted car parking standards, especially for religious and community buildings where racial minorities are more likely to walk to than drive: for example, the need to have a mosque close to Moslem residents who are required to worship five times a day. Too often, it is the car parking issue which prevents a change of use from residential to a place of worship. Some planning authorities recognise this distinction; some use standards with more or less discretion: some distinguish between short-term and long-term permissions or between local or more centrally used facilities. Other authorities deal with the issue indirectly by applying on-street parking controls or recognising the impossibility of imposing parking conditions in inner areas."
In terms of parking demand and traffic issues the conclusion of your officers is that although on-street car parking associated with this particular Mosque may cause some local inconvenience the level will not be high enough to cause any undue traffic problems with the possible exception of festivals from time to time. Certainly any traffic problems are not likely to be significant enough to justify refusal on traffic grounds.
The survey findings and conclusions have been sent to the Metropolitan Police Area Traffic Unit and any comments from the A.T.U. will be reported verbally at Committee (copy of Surveys attached as Appendix 3).
CONCLUSIONS
The Council has recognised in its policies the particular problems that face ethnic minority groups in finding suitable premise for religious and community needs in heavily built urban areas such as Waltham Forest. As a result of this awareness a wide variety of 'new' religious organisations have found suitable accommodation in the Borough.
Nevertheless it would still be wrong both in terms of the Council's planning policies and standards, and perhaps more importantly, in the terms of the multi cultural development of the Borough, if a religious use was permitted in a location that would cause problems and conflict with the local community. Clearly the local community considers that the proposed Mosque will give rise to problems and conflicts and it is for this reason that officers have given careful and full consideration to the issues involved.
In your officers view there are really two fundamental issues the design and appearance of the building, and the parking and traffic issues. In terms of the first issue the question is whether a building designed as a Mosque will look so out of place in its setting to justify refusal. The existing building cannot be said to relate well to its surroundings; neither in fact do most Christian churches relate in terms of scale or design to their surroundings. In cases like this officers generally take the view that, as with 'modern' architecture, a well designed building of good quality materials will be an asset in itself to the urban environment even if it does not try to copy the Victorian vernacular.
In respect of the car parking and traffic issues, it is a fact that any use of the cinema will generate additional activity and parking demand. Indeed the previous use caused so many problems that temporary planning permission was not renewed and the lease was not renewed. The question is whether the proposed use as a Mosque will generate sufficient additional activity and parking problems so as to justify refusal of planning permission.
In this instance it is considered that a case for the use has been made based on the particular characteristics of the Sect with relatively low attendance and the absence of noise generating forms of ceremony.
The survey work in particular convinces your officers that the use can coexist with the surrounding residential area provided it operates in the manner envisaged. This is why in recommending approval it is considered important that the permission is personal to the applicants to prevent another more populist sect operating from the premises.
A further way to protect residential amenities would be to ask the applicants to enter into a Section 52 Agreement which precluded the holding of major festivals at the Mosque. Members may wish to consider this option in the light of their general view on the officers recommendations.
Various other conditions relating to noise and overlooking and restricting the hours of allied social, as opposed to religious, activity are also suggested. Members should also be aware that since the Council owns the building terms will have to be agreed between the Council and the applicant before occupation can take place. Outright disposal with covenants is one option or a leasehold interest could be granted both of which could provide additional safeguards to reinforce the conditions considered essential to any grant of permission.
A conditional approval is therefore recommended as set out below.
RECOMMENDATION: Approval subject to the following conditions:
1) This permission shall enure for the benefit of the applicants only Jamial-Ehl-E-Hadees/ Madrasa-Al-Yawhid and not run with the land nor for the benefit of any other person or organisation having an interest therein at any time.
2) The premises shall only be used for public worship/religious instruction and for no other purposes within Class D of the Town and Country Planning Use Classes.
3) The development shall be carried out in all respects, apart from the roof of the High Road elevation in accordance with the details shown on plans 88/573/1,2B, and 3B with the ground floor remaining in use as a religious school with ancillary accommodation only with no part of the ground floor to be used as an extension to the first floor prayer halls at any time. The ridge height of the roof of the High Road elevation shall not exceed the ridge height of 82 High Road.
4) The residential accommodation shown on plan 88/573/2B shall remain available for the Imam and guests only.
5) The access to the building from Downsell Road shall be used for fire escape purposes only and shall remain shut at all other times.
6) The car park shown on plan 88/573/2B shall remain available for off-street car parking purposes in connection with the Mosque/School at all times when the building is in use.
7) No internal sound amplification system shall be installed without the prior written consent of the Local Planning Authority and no external amplification system shall be installed at any time. There shall be no use of the minaret at any time for summoning the congregation to prayer or for any other purpose.
8) Full details of any works of sound insulation to the building deemed necessary shall be submitted to and agreed in writing by the Local Planning Authority prior to commencement of development. The works as agreed shall be implemented prior to commencement of use of any part of the building.
9) Any use of the building for religious education or social activities associated with a religious use, shall be confined to the hours of 9am-11 pm during weekdays and at weekends.
10) All first floor windows in the south and east elevation shall be obscure glazed with high level opening only.
11) Full details of the materials to be used on the external surfaces of the development, including samples where appropriate, shall be submitted to and agreed in writing by the Local Planning Authority prior to commencement of the development.
12) The High Road entrances to the Mosque/School and the bookshop shall have minimum clear opening widths of 900mm, with no intervening steps.
13) Full details of revised entrance details relating to the Downsell Road car park shall be submitted to and agreed in writing by the Local Planning Authority prior to commencement of development.
14) The kitchen shall not be used for general catering at any time including festival times but only for refreshments ancillary to the use of the ground floor lecture hall, with food preparation taking place elsewhere.
15) No mortuary shall be provided on the premises.
REASONS:
1) The special circumstances of the applicants have been taken into consideration and it has been decided to grant permission on this basis.
2) The application is for these purposes only and to minimise on-street parking and disturbance which could arise with other uses within Class Dl.
3) To ensure a satisfactory appearance and to ensure the premises and in particular the Mosque are not used in an over-intensive manner to the detriment of nearby residents.
4) The residential accommodation would be unsuitable for general residential use on account of the absence of amenity open space and the relationship with the Mosque/School,
5) To discourage on-street parking in Downsell Road, particularly in the evenings and thereby minimise noise and general disturbance to nearby residents.
6) To minimise on-street parking in Downsell Road.
7)8)9) To prevent noise nuisance to nearby residents, especially at unsocial hours. .
10) To prevent overlooking.
11) To ensure a satisfactory appearance.
12) To ensure compliance with the Council's adopted access guidelines entitled "Access for All".
13) To ensure a satisfactory appearance, and in the interests of highway safety.
14) To prevent nuisance to nearby residents from smells.
15) To ensure compatibility with a residential area.
