Agenda item
Land adjacent to Langdon Park Station, corner of Cording Street and Chrisp Street, 134-156 Chrisp Street, London E14 (PA/12/00637)
Decision:
Update Report Tabled.
On a vote of 0 in favour and 5 against the officer recommendation and 2 abstentions, the Committee RESOLVED:
That the Officer recommendation to grant planning permission (PA/12/00637) at Land adjacent to Langdon Park Station, corner of Cording Street and Chrisp Street, 134-156 Chrisp Street, London E14 be NOT ACCEPTED for redevelopment of the site to provide a residential led mixed use development, comprising the erection of part 6 to 22 storey buildings to provide 223 dwellings and 129sqm of new commercial floorspace falling within use classes A1, A2, A3, A4, B1, D1 and/or D2, plus car parking spaces, cycle parking, refuse/recycling facilities and access together with landscaping including public, communal and private amenity space.
The Committee were minded to refuse the application due to concerns over:
· Height, design in relation to its lack of coherence with the surrounding area, bulk and scale of the scheme.
· Housing mix in relation to the high number of 1-2 bed and studio units.
· Lack of affordable housing particularly social housing.
· Overdevelopment.
· Size of the shop unit.
· Relationship/ lack of cohesion with the adjoining Langdon Park Conservation Area.
Concern were also expressed about use of the commercial floor space given the large range of potential uses.
In accordance with Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee, setting out proposed detailed reasons for refusal, along with the implications of the decision.
(The Members that voted on this item were Councillors Helal Abbas, Bill Turner, Carlo Gibbs, Stephanie Eaton, Peter Golds Dr Emma Jones and Helal Uddin)
Minutes:
Update Report Tabled.
Jerry Bell (Application Team Leader, Development and Renewal) introduced the item regarding Land adjacent to Langdon Park Station, corner of Cording Street and Chrisp Street, 134-156 Chrisp Street, London E14 (PA/12/00637)
Mary O’Shaughnessy (Planning Officer) made a detailed presentation of the committee report and tabled update, as circulated to Members. She explained the site and the surrounding area including the nearby DLR station and District Town Centre. The site had been allocated for residential use in planning guidance. A similar development had previously been granted. Therefore, the land use had been established. She explained the density range that should read 1385, (correction from the report). The density exceed the London Plan maximum. However, given the lack of impact and the location, the scheme was acceptable on balance and supported in policy. She explained the outcome of the consultation and the issues raised.
There would be some loss of light to surrounding properties, as the site was now clear. However, the properties would still receive adequate levels of light (as supported in the sunlight assessment).
The proposal sought to provide 22% affordable housing. The tenure mix was explained. The viability of the scheme had been tested and the offer was considered acceptable following independent testing. Officers also explained the layout, amenity space, separation distances and car parking plans.
On balance, Officers considered that the scheme was acceptable and were recommending that the scheme should be granted.
The Chair then invited questions from Members, which covered the following issues:
- The design and its relationship with the surrounding buildings.
- The commercial space. There was some uncertainty about its eventual use given the large range of potential uses. Concern was expressed about this.
- The affordable housing, in particularly the social housing. It was noted that the offer fell short of policy. There was also an oversupply of small units and a lack of family units.
- The large number of small units and bedsits generally. Concern was expressed that they may be let out as short term lets to the determent of community cohesion.
- The viability assessment.
- The scope of the consultation.
- The timescale for the contamination assessment.
Officers’ responses included the following information
Officers were supportive of the contemporary design. Officers felt that it was of high quality and innovative with distinctive features. It would fit in with the surrounding buildings that were a mix designs. Various designs had been tested before choosing this one as the preferred option. There was a condition to ensure that the details of the design be submitted for approval. The site was not in the conservation area whilst near the Langdon Park conservation area.
The commercial space could be used for a range of uses. However this was found to be acceptable given the proximity to the District Town Centre. The consultation was carried out in line with the requirements with letters to households and site notice. The applicant also carried out a pre application consultation with the community.
There was a standard condition to require contamination testing prior to development to ensure any mitigation required. There were large family units at ground floor with a large public space. Officers were confident that the scheme would help create a sense of community.
The viability of the scheme was independently tested. A representative from the company that carried out that assessment was present to explain the testing. They explained that the scheme was robustly assessed taking into account such factors as property values for the area and market rents. Overall, it was found that the proposal was reasonable securing the best mix that could be provided. Officers listed average property prices for the area.
On a vote of 0 in favour and 5 against the officer recommendation and 2 abstentions, the Committee RESOLVED:
That the Officer recommendation to grant planning permission (PA/12/00637) at Land adjacent to Langdon Park Station, corner of Cording Street and Chrisp Street, 134-156 Chrisp Street, London E14 be NOT ACCEPTED for redevelopment of the site to provide a residential led mixed use development, comprising the erection of part 6 to 22 storey buildings to provide 223 dwellings and 129sqm of new commercial floorspace falling within use classes A1, A2, A3, A4, B1, D1 and/or D2, plus car parking spaces, cycle parking, refuse/recycling facilities and access together with landscaping including public, communal and private amenity space.
The Committee were minded to refuse the application due to concerns over:
· Height, design in relation to its lack of coherence with the surrounding area, bulk and scale of the scheme.
· Housing mix in relation to the high number of 1-2 bed and studio units.
· Lack of affordable housing particularly social housing.
· Overdevelopment.
· Size of the shop unit.
· Relationship/ lack of cohesion with the adjoining Langdon Park Conservation Area.
Concern were also expressed about use of the commercial floor space given the large range of potential uses.
In accordance with Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee, setting out proposed detailed reasons for refusal, along with the implications of the decision.
(The Members that voted on this item were Councillors Helal Abbas, Bill Turner, Carlo Gibbs, Stephanie Eaton, Peter Golds Dr Emma Jones and Helal Uddin)
Supporting documents: