Issue - meetings
Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street PA/13/01638 PA/13/01644
Meeting: 09/01/2014 - Strategic Development Committee (Item 5)
Full Planning Permission PA/13/01638
Proposal: Demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces.
Recommendation: GRANT planning permission subject to any direction by the London Mayor, a legal agreement, conditions and informatives.
Conservation Area Consent PA/13/01644
Proposal: Demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street in conjunction with the comprehensive redevelopment of the Huntingdon Estate site to provide a mixed use development.
Recommendation: GRANT Conservation Area Consent subject to conditions and informatives.
Additional documents:
- Huntingdon Industrial Estate Final, 21/11/2013 Strategic Development Committee, item 5
PDF 2 MB
- Update, Item 6.2, item 5
PDF 52 KB
Decision:
FPP PA/13/01638 – Planning Permission
On a vote of 2 in favour of the Officer recommendation and 4 against, the Committee refused to accept the recommendation to grant Planning Permission for the application.
On a vote of 4 in favour of the reasons for refusal and 2 against, the Committee RESOLVED:
1. That planning permission (PA/13/01638) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be REFUSED for the demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces for the following reasons as set out in paragraph 3.2 of the Committee report:
2. The proposed development, by virtue of its excessive height and bulk, is insensitive to the context of its surroundings and as such would not incorporate the principles of good design. By failing to relate well to the scale of the buildings in the immediate surrounds the proposal would not preserve or enhance the character and appearance of the Redchurch Street Conservation Area and fail to preserve or enhance the setting of surrounding conservation areas. The proposal would therefore be contrary to Core Strategy (2010) Strategic Policies SP10 (2, 3 and 4) and SP12 (b and i) and Annex: 9 Delivering Place-Making ‘Shoreditch’; Managing Development Document (2013) policies DM24, DM26 and DM27; and London Plan (Revised Early Minor Alterations to the London Plan 2013) policies 7.4, 7.6, 7.7 and 7.8d.
3. The detailed design of the building including the use of a stepped massing, a Roman profile brick, balconies and terraces with balustrades would be out of character with its surroundings and as such, would be contrary to: Core Strategy (2010) Strategic Policies SP10(2, 3 and 4) and SP12(b and i) and Annex: 9 Delivering Place making ‘Shoreditch’; Managing Development Document (2013) policies DM24, DM26 and DM27; and London Plan (Revised Early Minor Alterations to the London Plan 2013) policies 7.4, 7.6, 7.7 and 7.8d.
4. The demolition of 30/32 Redchurch Street would result in the loss of a building which makes a positive contribution to the character and appearance of the Redchurch Street Conservation Area. The public benefits of the proposal are not considered to outweigh the harm caused by the loss of the buildings and the proposal is therefore contrary to Core Strategy policy SP10, Managing Development Document policy DM27(3), London Plan policy 7.8( c and d) and guidance set within the Redchurch Street Character Appraisal dated 4th November 2009.
4. The development would be constructed over the historic route of WhitbyStreet and as such, would result in the loss of the traditional street pattern of the area, failing to reserve or enhance the character and appearance of the Redchurch Street Conservation Area. ... view the full decision text for item 5
Minutes:
Pete Smith (Development Control Manager) introduced the report regarding Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street for Planning Permission and Conservation Area Consent for the demolition and redevelopment to provide a mixed use development. Mr Smith noted that it was open for Members to refuse the application and approve the Fleet Street Hill application, should they wish to do so.
Richard Murrell (Planning Officer) presented the deferred report. It was reported that the Committee were minded to refuse the application at its last meeting due to concerns over the impact on the heritage assets of the development and the imbalance in the proposed housing tenure. Officers had since considered the Members reasons for refusal and were of the view that they could be defended at appeal.
Mr Murrell advised Members that further representations from the developer had been received regarding the proposed reasons for refusal. The developer had carried out a review, informed by Counsel, of the reasons, who did not consider the reasons gave sufficient weight to the regenerative benefits of the scheme.
Mr Murrell stated that he thought Members had carefully weighed the possible regenerative benefits of the linked schemes against the harm caused by the proposal and had come to a reasonable conclusion. In light of the representations made by the developer, Members were asked to consider this point before making a final decision.
The Officers recommendations remained unchanged to grant the application. However, should Members be minded to refuse the application, the Committee were directed to the draft reasons for refusal in the report, based on the Committee initial reasons for refusal.
In response to a Member, Officers considered that the suggested reasons for refusal were reasonable on planning grounds as set out in the deferred report. The reasons related to subjective matters around the architecture of the buildings and their impact on the historic environment. The reasons could be defended on appeal. Although ultimately, any decision on this was likely to be made by the Secretary of State.
FPP PA/13/01638 – Planning Permission
On a vote of 2 in favour of the Officer recommendation and 4 against, the Committee refused to accept the recommendation to grant Planning Permission for the application.
On a vote of 4 in favour of the reasons for refusal and 2 against, the Committee RESOLVED subject to any direction from the Mayor of London:
1. That planning permission (PA/13/01638) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be REFUSED for the demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces for the following reasons as set out in paragraph 3.2 of ... view the full minutes text for item 5
Meeting: 21/11/2013 - Strategic Development Committee (Item 6)
Full Planning Permission PA/13/01638
Proposal: Demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces.
Recommendation: GRANT planning permission subject to any direction by the London Mayor, a legal agreement, conditions and informatives.
Conservation Area Consent PA/13/01644
Proposal: Demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street in conjunction with the comprehensive redevelopment of the Huntingdon Estate site to provide a mixed use development.
Recommendation: GRANT Conservation Area Consent subject to conditions and informatives.
Decision:
Update Report Tabled.
Planning permission (PA/13/01638)
On a vote of 2 in favour of the Officer recommendation, 6 against and 1 abstention the Committee RESOLVED:
That the Officer recommendation to grant planning permission (PA/13/01638) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be NOT ACCEPTED for the demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces
The Committee were minded to refuse the application due to concerns over:
· Impact on the surrounds and the heritage assets in view of the height, scale and massing, demolition of 30-32 Redchurch Street, the design (especially the use of Roman Brick, the design of the proposed balcony and the roof terrace arrangements) and the loss of the historic street pattern with regards to Whitby Street. The heritage assets include: the Owl and the Pussycat Public House and the neighbouring Redchurch Street, South Shoreditch, Brick Lane/Fournier Street and Boundary Gardens Conservation Area.
· The failure to provide a mixed and balanced community given the overprovision of private sale within the development and concentration of affordable housing on the linked Fleet Street Hill application. (PA/13/01637)
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
Conservation Area Consent PA/13/01644
On a vote of 2 in favour of the Officer recommendation, 6 against and 1 abstention the Committee RESOLVED:
That the Officer recommendation to grant Conservation Area Consent (PA/13/01644) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be NOT ACCEPTED for the demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street in conjunction with the comprehensive redevelopment of the Huntingdon Estate site to provide a mixed use development.
The Committee were minded to refuse the application as it would be premature to grant this consent in the absence of a suitable replacement building.
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
Minutes:
Update Report Tabled.
Pete Smith (Development Control Manager) introduced the report regarding Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street for the demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The application also sought Conservation Area Consent for the demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street to facilitate the planning permission.
He also introduced the linked application (Agenda Item 6.3) regarding Land at Fleet Street Hill, London, for the redevelopment of the site to provide 34 residential dwellings of mixed tenure, the provision of 135 sqm of restaurant and 671 sqm of flexible commercial and community space, five car parking spaces plus other incidental works.
Note: It was agreed that the Committee would consider the presentations on the two schemes together (including the speakers cases, Members questions and debate) as the applications were closely linked. However, the Committee would vote on the items separately.
The Chair then invited registered speakers to address the Committee.
Objector’s Statements and Members Questioning
Robin Fellgett (Jago Action Group) spoke in opposition. He stated he was speaking on behalf of many residents. Whilst they supported the development of the Huntington Industrial Estate (HIE) site, the proposals was far too high and bulky and was out of keeping with the Conservation Area given the mid - rise nature of the surrounding buildings. Therefore it would harm the setting of area. The scheme breached many planning policies as noted in the Officers report.
He disputed the justification for the height to subsidise the number of affordable housing on the Fleet Street Hill site (FSH). The profit margins would be far in excess of what was needed to delivery the affordable housing as shown by the objectors own research. He considered that their proposal of a mid rise building (with a mixed tenure) would generate sufficient profit and should be considered. It would be possible to provide 80% of the floor space with a significant reduction in height, according to their research.
Any scheme should fit in with the Conservation Area, provide a mixed tenure with a reasonable profit. On this basis, he requested that the Committee refuse the HIE scheme but not the Fleet Street Hill Scheme subject to a greater mix in housing tenures.
In response to Members, he commented that the height of the HIE scheme would be 56 metres high. Therefore much higher than the surrounding buildings (including the Tea and Biscuit building and the nearby synagogue).
Rebecca Collings (Local resident and co-chair of OPEN Shoreditch) spoke in opposition to the schemes. She highlighted the experience of her organisation, as respected planning experts, with regards to commenting and changing major planning proposals. The consultation carried out by the application in February 2013 was misleading. The information consulted on suggested that the plans for the HIE site would be only a few stories higher than the Tea and Biscuit ... view the full minutes text for item 6