Proposal:

In Outline, with all matters reserved, for a comprehensive phased mixed-use development comprising demolition of existing buildings and structures for uses set out in report.

In Full, for a comprehensive phased development comprising demolition of existing buildings and structures, and residential (Use Class C3) flexible residential facilities and commercial uses (Use Classes A1, A2, A3, A4, B1, C3, D1 and D2) together with public open space; public realm works and landscaping; car and cycle parking; servicing arrangements; sustainable energy measures; formation of new pedestrian and vehicular access and means of access and circulation within the site; and site preparation works.

Recommendation:

Grant Planning Permission subject to conditions and a legal agreement

Update report was tabled

On a vote of 6 in favour, and 0 against, the Committee RESOLVED:

1.      That planning permission is GRANTED at   Former Bow Common Gas Works, Bow Common Lane for the following development:

·     In Outline, with all matters reserved, for a comprehensive phased mixed-use development comprising demolition of existing buildings and structures, for the uses set out in the Committee report

·     In Full, for a comprehensive phased development comprising demolition of existing buildings and structures, and residential (Use Class C3) flexible residential facilities and commercial uses (Use Classes A1, A2, A3, A4, B1, C3, D1 and D2) together with public open space; public realm works and landscaping; car and cycle parking; servicing arrangements; sustainable energy measures; formation of new pedestrian and vehicular access and means of access and circulation within the site; and site preparation works.

2.          Subject to the prior completion of a S106 agreement to secure the planning obligations set out in the original report dated 2^nd December 2020

3.          Subject to the conditions set out in the  original report dated 2^nd December 2020

(a)       The additional conditions within the Committee report dated 19^th January 2021 in relation to:

·         private tenure housing mix in future phases of the development; Paragraph 2.9 of the report (as amended in the Committee update report)

Details of the private housing mix in the outline phases of the development shall be submitted to the Council for approval as part of each reserved matters application and be delivered in accordance with the private residential mix set out as follows unless otherwise agreed in writing with the Local Planning Authority.

Private Residential Mix

Reason: To ensure that the development takes account of Local Plan Policy D.H2 ‘Affordable housing and housing mix’ and delivers an appropriate mix of housing within the private tenure. In assessing the detailed mix for Reserved Matters coming forward for an outline phase, consideration will be given to the following:

a.  Meeting the affordable housing tenure split requirements;

b.  Meeting the affordable housing product requirements;

c.   Maximising the delivery of family affordable rented housing;

d.  On-site provision of social infrastructure in accordance with the Site Allocation 2.1 requirements (provision of a sixth form centre and 1ha consolidated open space);

e.  Changes in local housing need and market conditions; and

f.    Site accessibility and connectivity.

·         provision of wheelchair housing in accordance with local needs; Paragraph 2.27 of the report

For each Phase of development, all of the approved residential units shall be constructed and fitted out to comply with the Building Regulations 2010 (as amended) optional requirement M4(2) ‘accessible and adaptable’, except for 10% of the residential units which shall comply with the optional requirement M4(3)(2) ‘wheelchair user dwellings’.

The wheelchair user residential units approved within the affordable rented (formerly known as social rented) tenure shall comply with requirement M4(3)(2)b. All other wheelchair user units (intermediate and private tenures) shall comply  ...  view the full decision text for item 4

Update report was tabled

Paul Buckenham presented the application for planning permission for full planning permission for the first phase of the development and the outline application as set out in the report. It was noted that the updated Committee report and the update report set out revised recommendations and conditions to address the issues raised by the Committee on 2^nd December, where the Committee previously considered the application.

Kevin Crilly (Planning Services) provided a brief overview of the application

The Committee noted the key features of the application including:

·     The provision of a mixed use development with a policy compliant level of affordable housing

·   Publicly accessible open space.

·   That the height and design of the development, with the differing typologies, would respond well to the local context.

The application was deferred by Members on 2^nd December where the Committee requested that Officers and the applicant review the mechanisms within the proposal to ensure the delivery of a mix of housing types within the future phases of development.  The committee also expressed concern regarding the lack of certainty over the provision of larger house types suitable for families at the outline planning stage.

To address these concerns,  conditions were proposed, (as set out in the Committee report and update),  which set a proposed range for the private housing mix targets with the aim of securing the following objectives: adequate controls over the private housing mix, a mixed and balanced housing mix whilst allowing a degree of flexibility in the delivery of the development. The conditions complied with policy.

Details of the affordable housing element would be secured by the s106 ensuring that the scheme would deliver 35% affordable housing and this complied with policy.

The report also set out a condition on the wheelchair accessible housing mix

The Committee also requested that further consultation is carried out with the Cemetery Park to address the outstanding concerns particularly in relation to light pollution. Since that meeting, the Council have carried out further engagement with the applicant and the Cemetery Park.  The deferral report sets out conditions to address the concerns and proposed an uplift in the contributions. The Cemetery Park welcome having a role in the development of the proposals.

In light of the above, Officers continue to recommend that the application was granted planning permission.

The Committee also received reassurances from the Legal Officer, regarding the proposed conditions concerning the private sector housing from a legal point of view, as this issue was  raised at the last meeting. It was confirmed that the proposed conditions satisfied the relevant tests in planning law.

Committee’s questions.

In response, the Committee welcomed the updated recommendations and the legal guidance.

The Committee also noted the recent comments from the Cemetery Park, expressing uncertainty over future costs, as detailed in the update report.

In response, Officers reported on the recent discussions with the Cemetery Park and noted the issues discussed regarding potential uncosted impacts. It was noted whilst there may be some unforeseen  ...  view the full minutes text for item 4

Proposal:

In Outline, with all matters reserved, for a comprehensive phased mixed-use development comprising demolition of existing buildings and structures, for the uses set out in the report

In Full, for a comprehensive phased development comprising demolition of existing buildings and structures, and residential (Use Class C3) flexible residential facilities and commercial uses (Use Classes A1, A2, A3, A4, B1, C3, D1 and D2) together with public open space; public realm works and landscaping; car and cycle parking; servicing arrangements; sustainable energy measures; formation of new pedestrian and vehicular access and means of access and circulation within the site; and site preparation works.

Recommendation:

Grant Planning Permission subject to conditions and a legal agreement

Update report was tabled.

Paul Buckenham presented the application comprising an outline and a full application for a comprehensive phased mixed-use development. The full component of the application related to phase 1 of the development. The outlined application related to the wider site and this would be subject to the reserved matters application.

The update report contained two further representations and provided clarification on community infrastructure issues.

Kevin Crilly presented the application providing an overview of the site, located within the vicinity of Conservation Areas and the Tower Hamlets  Cemetery Park Nature Reserve. He also provided details of the surrounding character of the site. He advised of the following issues:

•         In terms of the land use, the scheme sought to provide a range of uses and public realm and permeability improvements as detailed in the report. This included the provision of 39% affordable housing in Phase 1 of the scheme, and 35% affordable housing across the whole scheme.

•         The proposal aligned with the site allocation policy. The application had been accompanied by parameter plans and control documents.

•         Two rounds of public consultation had been carried out. Many of the representations received on the amended scheme related to the impact on the Tower Hamlets Cemetery Park

•         It was considered that the height and massing of the scheme, whilst resulting in an increase in scale, would respond positively to the surrounding area. The development would also be of a high quality design. Details of the final design would be considered  and agreed at the reserved matters stage.

•         The scheme, as amended had been designed to minimises the impact on the Tower Hamlets Cemetery Park in terms of overshadowing. Details of the reduced impact was provided.  Due to the measures, the park would continue to receive adequate levels of light. Officers and the applicant had worked to ensure that any impacts were mitigated during the course of the application process. The Council’s Biodiversity Officer had reviewed the application and had concluded that whilst there would be some overshadowing, the measures and improvements should offset this and there would be net biodiversity improvements.

•         Whilst the application would impact on the daylight and sunlight of neighbouring properties, overall the results complied with policy.

•         It was considered that the scheme would result in less than substantial harm to the heritage assets and met the planning balance tests in policy. The public benefits of the scheme including the retention of 120 Bow Common Lane, would outweigh the harm. 

•         The applicant had looked carefully at the possibility of retaining the Bow Cottage. However, due a number of reasons (it’s poor condition and limited potential use, the impact of its retention on the delivery of the wider scheme,), this was not found to be viable.

•         Details of to the highways issues were noted (including the parking and cycling and the waste management arrangements). The plans complied with policy.

•         A range of obligations had been secured

•         Officers were satisfied  ...  view the full minutes text for item 5