Issue - meetings
PA/10/01458 - Redundant Railway Viaduct North of Pooley House, Westfield Way, London
Meeting: 15/09/2011 - Strategic Development Committee (Item 6)
6 PA/10/01458 – Redundant Railway viaduct, North of Pooley House, Westfield Way PDF 53 KB
Additional documents:
- PA-10-01458 - Defered Report (version 3) Final, item 6
PDF 90 KB
- Item 9.1_Pooley House PA-10-01458 - Report - Final (No Map), 04/08/2011 Strategic Development Committee, item 6
PDF 619 KB
- Item 9.1a_Pooley House PlanDocument2, 04/08/2011 Strategic Development Committee, item 6
PDF 2 MB
- Update Report SDC 4th Aug FINAL (2) (2), item 6
PDF 130 KB
Decision:
On a unanimous vote the Committee RESOLVED
That the application for planning permission at the redundant railway viaduct north of Pooley House, Westfield Way, London (PA/10/01458) for the erection of two separate four storey podium blocks of Student Apartments be REFUSED, subject to any direction by the Mayor of London, for the following reasons:
1. The scheme would result in an overconcentration of student housing within the area and fail to provide an appropriate mixed and balance of housing, including a failure to provide family housing. As such the scheme is contrary to policies 3.9 and 7.1 of the adopted London Plan 2011 and policies SP02 and SP12 of the Core Strategy Development Plan Document 2010, which seek to ensure places have a range and mix of dwelling types and tenures to promote balanced and socially mixed communities.
2. The scheme would have a detrimental impact on the amenity of the residents of the surrounding area due to the increased potential of late night disturbance from the occupation of the student housing. As such the scheme is contrary to policies SP02 and SP10 of the Core Strategy Development Plan Document 2010, saved policies DEV2 of the adopted Unitary Development Plan 1998 and policies DEV1 of the Council’s Interim Planning Guidance 2007, which seek to protect the amenity of occupants and the surrounding area.
3. The proposal would represent an over-development of this restricted site, resulting in a built form of excessive scale, bulk and inappropriate design, leading to an overbearing form of development and an unacceptable loss of daylight, outlook and increased enclosure with inadequate opportunities for meaningful landscaping, contrary to policies 3.4, 7.1, 7.4 and 7.5 of the adopted London Plan 2011, policy SP10 of the Council’s Core Strategy Development Plan Document 2010 and saved polices DEV1, DEV 2 and DEV 12 of the adopted Unitary Development Plan 1998, which seek to ensure that development is appropriate to its context and maintains the amenity of neighbouring residents and the surrounding environment.
Minutes:
At the request of the Chair, Mr Owen Whalley (Service Head, Planning & Building Control) introduced the application (PA10/01458) regarding Redundant Railway Viaduct North of Pooley House, Westfield Way, London. He added that the Committee, at its meeting on 4th August 2011, had resolved not to accept the Officers’ recommendation and were minded to refuse planning permission for the reasons shown in the report.
At the request of the Chair, Mr Devon Rollo (Strategic Applications Planning Officer) then presented the report in detail and set out the implications of a decision to refuse planning permission, together with suggested reasons for refusal.
The Vice-Chair expressed the view that it should be noted that the Planning Officer had made the point that there had been inaccurate information put forward in the National Rail statement when the application had been first considered.
The Chair commented that there had been full discussion of the application at the last meeting and indicated that the matter would, therefore, be put to the vote.
On a unanimous vote, the Committee RESOLVED
That the application for planning permission at the redundant railway viaduct north of Pooley House, Westfield Way, London (PA/10/01458) for the erection of two separate four storey podium blocks of Student Apartments be REFUSED, subject to any direction by the Mayor of London, for the following reasons:
1. The scheme would result in an overconcentration of student housing within the area and fail to provide an appropriate mixed and balance of housing, including a failure to provide family housing. As such the scheme is contrary to policies 3.9 and 7.1 of the adopted London Plan 2011 and policies SP02 and SP12 of the Core Strategy Development Plan Document 2010, which seek to ensure places have a range and mix of dwelling types and tenures to promote balanced and socially mixed communities.
2. The scheme would have a detrimental impact on the amenity of the residents of the surrounding area due to the increased potential of late night disturbance from the occupation of the student housing. As such the scheme is contrary to policies SP02 and SP10 of the Core Strategy Development Plan Document 2010, saved policies DEV2 of the adopted Unitary Development Plan 1998 and policies DEV1 of the Council’s Interim Planning Guidance 2007, which seek to protect the amenity of occupants and the surrounding area.
3. The proposal would represent an over-development of this restricted site, resulting in a built form of excessive scale, bulk and inappropriate design, leading to an overbearing form of development and an unacceptable loss of daylight, outlook and increased enclosure with inadequate opportunities for meaningful landscaping, contrary to policies 3.4, 7.1, 7.4 and 7.5 of the adopted London Plan 2011, policy SP10 of the Council’s Core Strategy Development Plan Document 2010 and saved polices DEV1, DEV 2 and DEV 12 of the adopted Unitary Development Plan 1998, which seek to ensure that development is appropriate to its context and maintains the amenity of neighbouring residents and the ... view the full minutes text for item 6
Meeting: 04/08/2011 - Strategic Development Committee (Item 9)
9 PA/10/01458 - Redundant Railway Viaduct North of Pooley House, Westfield Way, London PDF 619 KB
Additional documents:
Decision:
Update Report Tabled.
On a vote of 1 for 3 against with 1 abstention, the Committee RESOLVED
That the Officer recommendation to grant planning permission for Redundant Railway Viaduct North of Pooley House, Westfield Way, London (PA/10/01458)be NOT ACCEPTED
The Committee indicated that they were minded to refuse the planning application because of Members’ concerns over:
- Over concentration of student housing in the area. Need for a more balanced mix of housing in the area (i.e. family sized housing).
- Impact on the area in terms of the potential for late night disturbance.
- Accuracy of the transport assessment
- Adequacy of the emergency access/fire safety plans and disabled access.
- Impact on the ecology of area.
- Overdevelopment of the site in terms of bulk and scale of the development.
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 and the implications of the decision.
Minutes:
Owen Whalley (Service Head, Planning and Building Control) introduced the application and the tabled update regarding Redundant Railway Viaduct North of Pooley House, Westfield Way, London.
The Chair then invited persons registered to speak to address the Committee.
Taz Khalitue addressed the Committee as an objector to the application. He stated that he was a local resident. He expressed concern at overcrowding in area given the number of existing student housing and nearby new developments. The site was derelict and could be converted into a green belt site. It was a nice natural environment with good light. Under the scheme, the pathway would be darker and there would be noise disturbance. Residents had signed a petition opposing the scheme which he could show the Committee if necessary. The site should be used as greenery.
In reply to questions from Members, he considered that the information sent out as part of the consultation was inadequate. It just stated that the scheme was going ahead with no information on the impact.
Steve Taylor addressed the Committee in support. He was speaking as a Town Planner for Network Rail. He referred to the London Plan which specified that there was a need for student housing in this area. Addressing this shortage would reduce pressure on other types of housing in the area. The site was derelict. In terms of the key considerations, i.e. daylight, noise levels etc, the plans complied with policy. Access to the site was restricted to the campus only. There was a lot of green space in the area already. The Petition referred to outdated plans.
In response to the presentation, the Committee put a number of questions to Mr Taylor around the following matters:
- The Transport Assessment. Questions were raised over its accuracy given the number of units. Clarification was also sought at expected pedestrian trips especially during the evening.
- Possibility that the most of the students could attend external colleges For example the London Metropolitan University/other colleagues in the Borough. If so it was likely that the number of journeys would increase.
- Consultation undertaken with ward Councillors.
- The absence of a preferred developer at this stage still to be appointed.
- The request to fund junction tables at nearby streets declined by the applicant.
Mr Taylor addressed the questions. It was anticipated that the majority of the students would be from Queen Mary University (QMU).So it was considered that the majority of trips to the campuses would be made by walking. Therefore the transport assessment, expecting low transport trips, was accurate. Moreover the site had a good public transport accessibility rating and could accommodate people wishing to travel. There would also be a car free agreement. By virtue of its location and the restricted access, the site was only really suitable for student housing. The request for junction works was disproportionate given the scheme would generate few car trips. The development would fit in well with the area judging by the response from local people. Residents ... view the full minutes text for item 9