Agenda item
Bow Exchange, 5 Yeo Street, London E3 3Q (PPA/19/02281)
- Meeting of Development Committee, Thursday, 9th July, 2020 6.00 p.m. (Item 5.1)
- View the background to item 5.1
Proposal:
Demolition of the existing building and redevelopment of the site comprising the erection of 4 to 9 storey building to provide 2,471sqm of flexible B1c workspace at ground and mezzanine level and 92 residential units (Use Class C3) on the upper floors, together with landscaped public open space, communal amenity space, on-site child play space, waste storage, cycle parking and disabled car parking.
Recommendation:
Approve planning permission subject to conditions and a legal agreement.
Minutes:
Paul Buckenham (Development Manager, Planning Services, Place) introduced the application for the redevelopment of the site to provide a 4-9 storey mixed used scheme, comprising residential units and workspace.
Matthew Wong (Planning Officer, Place) presented the application.
This application was considered by the Development Committee on 4th June 2020. Members decided to defer the application in order that Members could view the proposed developments’ relationship with Caspian Wharf.
Members were reminded of the site location, the surrounds and the key features of the proposals, including the:
· Provision of commercial units with 10% at affordable rents.
· New housing including 35% affordable housing.
· Public open space and improvements to pedestrian links.
· That the appearance of the development would be in keeping with policy
Concerns were raised about the relationship with Caspian Wharf in terms of access between the podium areas. In response to the security concerns, the applicant has taken the following steps:
· submitted imagery clarifying the relationship.
· Increased the podium railing.
· Provided details of the new boundary treatment
The podium arrangements have been designed in consultation with the Metropolitan Police (Designing out Crime Officers) and conditions would be secured to ensure the development was secure by design. Given this, officers felt that this relationship would be acceptable.
Concerns were also expressed about the amenity impacts on Caspian Wharf, in view of the relationship with the proposal. It was reported that:
· The rooms mostly affected should continue to receive adequate levels of sunlight and daylight and outlook given they were served by unobstructed windows. The separation distances, in some instances, should also provide some relief.
· The outdoor terrace space would retain BRE compliant levels of sunlight and should retain an unobstructed outlook.
In summary, there would be no undue loss of daylight and sunlight, loss of outlook, sense of enclosure or loss of privacy to properties at Caspian Wharf.
In response to questions about the design, Officers advised of the approach to the design. The scheme had been design to respond appropriately to the area. Officers would take care to ensure that the materials were of the highest quality and the development adhered to the plans.
On a vote of 5 in favour and 0 against the Committee RESOLVED:
1. That, planning permission is GRANTED at Bow Exchange, 5 Yeo Street, London E3 3Q for the
- Demolition of the existing building and redevelopment of the site comprising the erection of 4 to 9 storey building to provide 2,471sqm of flexible B1c workspace at ground and mezzanine level and 92 residential units (Use Class C3) on the upper floors, together with landscaped public open space, communal amenity space, on-site child play space, waste storage, cycle parking and disabled car parking. (PA/19/02281)
2. Subject to the prior completion of a legal agreement to secure the planning obligations set out in the report.
3. The planning conditions set out in the Committee report including updated conditions regarding the boundary treatment, the provision of a 2.5 meter podium boundary to be maintained for the lifetime of the development
Supporting documents:
- Bow Exchange Deferred report, item 5.1 PDF 381 KB
- Bow Exchange Report- Final, 04/06/2020 Development Committee, item 5.1 PDF 2 MB
- Update Report, 04/06/2020 Development Committee, item 5.1 PDF 188 KB