Agenda item
10 Bank Street, London, E14 (Eastern part of the site known as Heron Quays West) (PA/16/02956)
- Meeting of Strategic Development Committee, Thursday, 23rd March, 2017 7.00 p.m. (Item 5.2)
- View the background to item 5.2
Proposal:
Construction of a building of 166m AOD comprising 124,734sqm (GIA) of office (Use Class B1) and 293sqm (GIA) of retail (Use Class A1-A5) along with a decked promenade to the West India Dock South, access and highways works, landscaping and other associated works.
Recommendation:
That the Committee resolve to GRANT planning permission subject to any direction by the London Mayor, the prior completion of a legal agreement, conditions and informatives.
Minutes:
Update report tabled.
Paul Buckenham(Development Control Manager) introduced the application for the construction of a building of 166m AOD comprising of office and retail space along with a decked promenade to the West India Dock South, access and highways works, landscaping and other associated works.
The Chair invited the registered speakers to address the Committee.
Councillor Dave Chesterton addressed the Committee.
He reported he had initially intended to object to the proposal due
to the loss of the water space. However, having now met with the
applicant and received assurances about their intention to develop a water space strategy and design the
scheme in line with this, he was satisfied that this would mitigate
any impact on the water space.
In response to questions, Councillor Chesterton outlined the scope of the applicant’s strategy and the timetable for its production. In light of the positive approach, he confirmed that he no longer objected to the application. Officers advised that the Council were working on a water space strategy. They had received a copy of the applicant’s draft strategy and this could inform the their own strategy. The landscaping strategy could be worded in such a way to allow for further improvements to the public realm if supported by the water space strategy, as detailed in the update report
Howard Dawber (Canary Wharf Group (the Applicant) spoke in support of the application. He highlighted the aims of their new strategy to enhance the dock space. It was planned that the applicant would work with partners to implement the plans. He described the nature of the commercial space, highlighting the need for the large floor plate office accommodation for commercial reasons. The marketing intelligence showed that this feature would increase the units attractiveness to future tenants. It would therefore provide additional employment.
In response to questions, he noted that there have been a number of developments that had encroached on water space. The applicant had listened to the Councillors views and had decided to prepare the draft strategy. No representations in objection had been received and there was support for the provision of the new pedestrian route and the retail space. The plans would facilitate public access to the dock and heritage assets. There were measures to mitigate the impact on the micro climate, protect the biodiversity value of the site and a commitment to provide local jobs. He also outlined the nature of the discussions with the Canal and Rivers Trust and the agreement between the two parties.
Piotr Lanoszka, (Planning Officer) presented the detailed report describing the nature of the site including the location of the nearby listed buildings. He also explained the planning history, drawing comparisons between the extant scheme and this scheme. Consultation had been carried out and the outcome of this was noted. The delivery of office and retail space in this location was supported and would create additional employment. The scheme broadly corresponded with the neighbouring 1 Bank Street development in terms of the land use, and would provide a continuous public access route to that development. It would preserve the setting of the area and have a minimal impact on the setting of heritage assets. It was considered that the impact on the water space including that from the promenade would be minimal. There would be measures to mitigate the impact on the biodiversity value of the site and the micro climate. The application was recommended for approval.
Members asked questions about the commercial reasons for justifying the proposal. They questioned the need for the larger floor plate office space given the impact of this on the water space. It was asked whether the marketing evidence supporting the proposals had been tested. In response it was reported that alternative options had been explored. However it would found that they would have a significant impact on the public realm. The marketing evidence had been carefully considered and had influenced the scheme. This showed that occupants generally favoured this type of office space given the opportunities that the larger floor plates provided. It was also noted that the consented units had been marketed but had attracted little interest. In addition, there were limited opportunities to provide such commercial space in the area. So on balance, the changes were supported.
Members asked about the measures to attract local business and small enterprises to the development. It was noted that the applicant had taken steps to identify local retailers to occupy the development. In addition the design of the units should appeal to such businesses. It was likely that the development would comprise a diverse range of units similar to 1 Bank Street. In relation to public access, it was noted that there were also measures to facilitate public access to the site including public seating.
In response to further questions about the decked promenade, it was explained that the decking would enable the provision of the public access route. Overall it was considered that the public benefits of this would outweigh any impact on the water space, that would be mainly visual in nature rather than resulting in a total loss of water space. It was also noted that Officers would work with the applicant in implementing the conditions. Whilst Officers had seen the applicant’s draft strategy, it had no planning status at this stage. However the landscaping conditions could be worded in such a way to enable the strategy to be brought forward to secure further public realm improvements.
In response Members expressed a wish to receive further reassurances regarding the status of the applicant’s water strategy before making a decision. They also wished to receive further information about the impact of the scheme on the water space.
Councillor Marc Francis proposed and Councillor Julia Dockerill seconded a motion that the consideration of the application be deferred pending details of the applicant’s water space strategy and its status and the impact of the application on the water space.
On a vote of 5 in favour, 1 against and 2 abstentions the Committee RESOLVED:
1. That the application for planning permission be DEFERRED at 10 Bank Street, London, E14 (Eastern part of the site known as Heron Quays West) (PA/16/02956) for the construction of a building of 166m AOD comprising 124,734sqm (GIA) of office (Use Class B1) and 293sqm (GIA) of retail (Use Class A1-A5) along with a decked promenade to the West India Dock South, access and highways works, landscaping and other associated works
The Committee were minded to defer the consideration of the application to the next Committee meeting to receive information regarding:
· the Applicant’s water space strategy and the status of the strategy.
· The impact of the application on the water space.
Supporting documents: