Agenda item
Site Rear of 225 to 347, Hanbury Street, London E1 - PA/18/01776
Minutes:
An update report was tabled
The Area Planning Manager introduced the report which concerned an application to demolish existing garages at the site rear of 225 – 347 Hanbury Street E1 and construct 4 x three-bedroom and 3 x four-bedroom affordable houses, proposal to develop 7 family-sized dwelling houses with the redevelopment of the existing open space.
The Planning Case Officer presented the technical report which outlined the key features of the application. He highlighted that the proposal would provide 7 affordable family dwellings comprised of 4 social housing units and 3 Local Authority units. The properties would be located in a car free zone; however where applicable, car parking would be provided to those transferring to these dwellings on fire the Council's permit transfer scheme.
The Case Officer, responding to members questions provided the following information:
- Concerning the impact on the loss of garage facilities to those currently renting them, Members were informed that the garages were not used for residents’ parking but for storage.
- The re-provided play space would be accessible to the public. The provision would be across the entire site with 17 new play space facilities.
- Under the scheme 11 trees would be lost; of these three were deemed to be in poor condition and one was of a low quality and value. The proposal would re-provide landscaping including the replanting of 4 semi-mature trees while the loss of the remaining 7 trees would be mitigated by planting 14 semi-mature trees.
- The density of the scheme had been determined by the following considerations; local and national policy targets for family-sized dwellings and also the physical constraints of the site.
The Chair then invited 2 objectors which had registered to speak to each make their presentations before the Committee.
The objectors offered the following arguments against the grant of planning permission:
- The proposal was not in sympathy with the existing surrounding developments.
- The proposed play-space did not fully replace the existing green space which also provided amenity for the surrounding densely populated residential blocks.
- The consultation did not clearly indicate that the proposed development was to be sited to the front of Hanbury Street and therefore it would be overlooked.
- The design of the proposed development would attract antisocial behaviour and there was no indication of how this would be addressed/mitigated.
- There were concerns about impacts on biodiversity in that the loss of the mature trees would affect a local colony of bats.
- The proposal did not take account of residents of the surrounding residential blocks which used the garages.
Responding to questions from the Committee objectors provided the following information:
- Concerning what type of consultation should more appropriately have taken place, the Committee was informed that the proposal before members would result in the loss of 29 garages, while development of a more suitable site nearby had not been pursued. Additionally residents had not been offered alternative parking facilities to mitigate the loss of these garages. Members were asked to consider undertaking a site visit.
- Concerning the origins of those who had supported a petition against the development, the Committee was informed that all petitioners were residents of the two affected blocks. The petition sought to prevent the loss of garages and play space and to highlight potential for antisocial behaviour arising from the proposal.
- Concerning how the consultation could have been improved, the Committee was informed that the consultation undertaken had not considered what other suitable sites existed in the area.
- Regarding concerns that the new play space proposed would not receive the same degree of oversight as the current play space, the Committee was informed that there were unoverlooked zones in the present provision as ground floor of the blocks adjacent it did not comprise residential units. Objectors argued that under the current arrangements the walkways of the adjacent blocks overlooked the play space and provided good oversight.
The Committee then heard from the Applicant. She outlined the following advantages of the application:
- The development would contribute to the councils housing targets and ensured continued play space provision.
- The dwellings that would be provided were larger houses which were in short supply.
- The issues which had been raised by residents (land use, re-provision of parking and biodiversity) had been mitigated; these matters were addressed in Sections 9 and 10 of the report.
Responding to Members questions, the applicant provided the following information:
- In relation to concerns around the lack of oversight of the proposed new play space, the Committee was informed that under the proposal play space oversight would remain but by properties in a different location. Additionally the new play space would provide a greater level of natural surveillance.
- Noting that 11 Council tenants were using the garages, the applicant informed the Committee that reports of the lease of garages to non- residents originated from a survey undertaken by Tower Hamlets Homes. This information was available in the design and access statement.
- Concerning play space lighting, the Committee was informed that the design includes improved lighting policing and new design elements to eliminate unlit spaces.
- The proposed development would create increased overlooking and this feature would mitigate potential risks of increased antisocial behaviour.
The Committee discussed transfer of parking rights and impacts of the relocation of the play area.
Councillor Salva Mccallan moved that the application be deferred for a site visit in order that Members may apprise themselves of the arrangements relating to car parking provision and on a vote of 3 voted in favour and 3 voted against the proposal. As there was an equaility of votes The Chair used his casting vote and , voted against the proposal and therefore the motion to defer the decision pending a site visit was not carried.
The Chair then proposed that the Committee vote on the officer recommendation as set out in section 3 of the report. On a vote of 3 in favour, 1 against and 1 abstention, it was
RESOLVED
That planning permission for the demolition of existing garages and construction of 4 x three-bedroom and 3 x four-bedroom affordable houses including improved open space, play area and hard landscaping at the site rear of 225 - 347 Hanbury Street London E1 BE GRANTED subject to the following conditions and informatives.
Compliance conditions
1. Permission valid for 3 years
2. Development in accordance with approved plans
3. Hours of construction
Prior to commencement conditions
1. Land contamination
2. Construction Environmental Management Plan
3. Details of hard landscaping to the front
4. Tree protection methods and proposed schedule/viability
5. Details of affordable housing
Prior to completion of superstructure works conditions
1. Materials (samples and details)
2. Architectural Drawings
3. Biodiversity mitigation and enhancements
4. Tree Schedule
5. Waste Management Strategy
6. Details of soft landscaping
7. Details of hard/soft landscaping for the park
8. Details of play equipment
Prior to Occupation’ Conditions
1. Cycle Parking
2. Parking Management Plan
Informatives
1. CIL liable
Supporting documents: