Agenda item
38-44 White Horse Road and 605-623 Commercial Road, London (PA/19/00669)
Proposal:
Development of mixed-use scheme up to 5 storeys comprising 38 residential units, 740sqm flexible commercial floor space (Use Class A1, A2, A3, B1, D1, and D2) at basement and ground floor level, and associated amenity space and cycle storage
Recommendation:
Approve planning permission subject to conditions and a legal agreement
Minutes:
Paul Buckenham introduced the application for the provision of a mixed use development of up to 5 storeys. The plans also included 46 White Horse Road. Its omission from the site address has had no material impact on the assessment of the application.
Shahara Ali – Hempstead (Planning Officer, Place) presented the application explaining the nature of the site and the surrounds within the Conservation Area and the Limehouse Neighbouring Centre. The proposal sought to redevelop the site through demolishing existing buildings and the construction of the new development. The enforcement action relating to the unlawful demolition works had been held in abeyance pending the outcome of this planning application. Consultation had been carried out. Nine letters in objections had been submitted and, and issues raised were noted.
It was noted that:
· In land use terms, the scheme would contribute to the broader regeneration of the area. It would provide a significant opportunity to enhance the derelict site by bringing back commercial units and providing an active frontage along Commercial Road. Whilst there would be a net reduction in employment floor space, the proposal would provide an improved quality of commercial floor space. This would complement the role and the function of the Town Centre. There were no restrictions in policy regarding the provision of housing on the site.
· The scheme would provide 40% affordable housing by habitable room.
The housing mix, including the slight divergence from policy, was considered acceptable. The private and the affordable units would have separate cores.
· The quality of the residential dwellings would be high in terms of internal accommodation and external amenity. All play space for younger children( 0-11) would be provided on site.
· The plans included a number wheelchair assessible units.
· The height, massing and design of the proposed development would appropriately respond to and would make a positive contribution to the surrounding area and meet Local Plan policy.
· The loss of the non-designated heritage assets would result in a less than substantial harm to the conservation area. The replacement buildings would not wholly compensate. Nevertheless it was felt that the public benefits would outweigh this including the provision of new housing, affordable housing and commercial units
· The proposal would impact upon the daylight and sunlight to some habitable rooms to Powesland Court on the west side of White Horse Road. The impacts were considered to be acceptable in the urban context. There were also measures to protect privacy and adequate separation distances that should preserve amenity.
· The proposals were acceptable in highways, servicing, biodiversity and energy terms, subject to the appropriate use of planning conditions and obligations.
· A range of contributions has been secured
In response, Members asked questions about a number of issues. The following points were discussed:
· Whether the development met the requirement to provide 50% affordable housing on public and industrial land.
· In this case, it is not considered this requirement applied due to the timing of the sale of the land in relation to the introduction of the requirement.
· That there would be a management plan to control the maintenance of the child play space. The Housing Association would be responsible for managing the space.
· That the play space on the ground floor would be accessible to all of the residents of the development and would be for the use of the residents only.
· The lack of green space currently on site or public open space.
· The daylight and sunlight impacts on neighbouring properties. The vast majority of windows tested would meet the policy guidelines. The impacts were considered to be acceptable, given the number of residential units to be provided on site. The units affected currently overlooked an empty site, so any development of the site would affect these units. No objections had been received from Powesland Court.
· The next stages in any enforcement action, should this application not be approved.
· That the proposal sought to provide a range of use classes, that should provide flexibility in terms of future occupants.
· The Committee discussed the merits of placing restrictions on the A3 use class units given their proximity to nearby residential areas.
Councillor Kahar Chowdhury proposed and Councillor Leema Qureshi seconded additional conditions restricting the opening hours of the A3 Use Class and to require the installation of sound proofing.
On a vote of 5 in favour and 0 against the Committee RESOLVED:
· That planning permissionis GRANTED at 38-46White Horse Road and 605-623 Commercial Road, Londonfor
· Development of mixed-use scheme up to 5 storeys comprising 38 residential units, 740sqm flexible commercial floor space (Use Class A1, A2, A3, B1, D1, and D2) at basement and ground floor level, and associated amenity space and cycle storage (PA/19/00669)
· Subject to the prior completion of a legal agreement to secure the planning obligations set out in the Committee report
· The conditions set out in the Committee report and the additional conditions restricting the opening hours of the A3 Use Class and to require the installation of sound proofing.
Supporting documents: