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I object to the application because
(i) Council planning policy sets a presumption in favour of retention of employment floorspace unless there is evidence that there is no demand for the existing space. This site is fully occupied, acting as an important starter hub which provides affordable office space for start-up businesses. The current full occupation and waiting list is evidence that it is viable, and the applicant has not properly justified the need for redevelopment of the site.(ii) The reconfiguration of commercial floorspace would not be suitable for the existing businesses which operate from the site including Holborn Studios and around 25 other firms which make a valuable contribution to the primary employment area and to the wider creative and media industry in Hackney.(iii) Despite the applicant’s proposal to provide a proportion of the reconfigured floorspace at affordable rents the proposed development would have the effect of reducing the stock of affordable and small units by driving out the existing cluster of creative and media firms presently operating from the site, to the detriment of the vitality of these industries in the borough. The proposed development is a clear attempt to replace the existing, functional and viable floorspace which supports a cluster of light industrial and ancillary office uses (as strongly supported by the Mayor of London) with standard office accommodation which is inappropriate for the site specific characteristics and its location.(iv) The site is an important location within the Regent’s Canal conservation area as a local landmark and an industrial complex. It was added to the local list in 2014, and is noted as being a Building of Townscape Merit. The proposal would harm the character and appearance of the conservation area by demolishing most of the buildings. In addition, the appearance of the historic chimney is negatively affected by being left as a standalone structure.(v) The proposed development fails to provide any affordable housing at all towards the extensive social housing waiting list in Hackney; nor does it provide any intermediate housing for key workers and others on moderate incomes. This is despite the clear Hackney policy position that 50% of units on developments of over 10 homes should be affordable and the ratio of house prices to incomes almost doubling between 2008 and 2015 in Hackney. The justification of this via a redacted viability report contradicts the strengthening policy position in London in favour of affordable housing delivery, and the increased expectations for transparency in viability set by the Mayor of London.