Issue - meetings
Update Report
Meeting: 16/06/2015 - Development Committee (Item 5)
5 The Forge, 397 & 411 Westferry Road, London, E14 3AE (PA/14/02753 and PA/14/02754) PDF 68 KB
Proposal:
Full Planning Permission and Listed Building Consent for:
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses for either or financial and professional services, restaurants and cafes, drinking establishments, office, non-residential institutions (nursery, clinic, art gallery, or museum), or assembly and leisure (gym), namely change of use to uses classes A2, A3, A4, B1a, D1 and D2 with gross internal floor area 275.71m²;
- The remainder of the ground floor would be for office use split into 3 units (Use Class B1a)
- 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a)
- Internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store.
Recommendation:
That the Committee resolve to GRANT planning permission and listed building subject to the conditions and informatives in the Committee report
Additional documents:
- The Forge - Deferred Item Report Agenda, 14/05/2015 Development Committee, item 5 PDF 67 KB
- May Update Report, item 5 PDF 70 KB
- PA1402753TheForge, 11/03/2015 Development Committee, 14/05/2015 Development Committee, item 5 PDF 4 MB
- Update Report - The Fordge, 14/05/2015 Development Committee, item 5 PDF 49 KB
Decision:
Update Report tabled.
Planning Permission (PA/14/02573)
During the debate, the Committee agreed that the second proposed reason for refusal (in paragraph 4.2 of the 16th June report) be removed.
Consequently, on a vote of 0 in favour of the Officer recommendation, 2 against and 1 abstention, the Committee did not accept the recommendation to grant planning permission.
On a vote of 2 in favour, 0 against and 1 abstention it was RESOLVED:
That Full Planning Permission be REFUSED for:
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses for either or financial and professional services, restaurants and cafes, drinking establishments, office, non-residential institutions (nursery, clinic, art gallery, or museum), or assembly and leisure (gym), namely change of use to uses classes A2, A3, A4, B1a, D1 and D2 with gross internal floor area 275.71m²;
- The remainder of the ground floor would be for office use split into 3 units (Use Class B1a)
- 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a)
- Internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store. (PA/14/02753)
For the following reason (as set out in paragraph 4.2 of the 16th June 2015 Committee report).
The proposal would further erode the historic fabric of the listed building which has already been subject to a number of recent alterations and would fail to preserve the special architectural and historic character of the building. The proposal therefore fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National Planning Policy Guidance.
Listed Building Consent (PA/14/02574)
On a vote of 0 in favour of the Officer recommendation, 2 against and 1 abstention, the Committee did not accept the recommendation to grant listed building consent.
On a vote of 2 in favour, 0 against and 1 abstention it was RESOLVED:
That listed building consent be REFUSED for the following reason as set out in paragraph 4.2 of the 16th June 2015 Committee report.
The proposal would further erode the historic fabric of the listed building which has already been subject to a number of recent alterations and would fail to preserve the special architectural and historic character of the building. The proposal therefore fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National ... view the full decision text for item 5
Minutes:
Update Report tabled.
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the proposal for change of use including internal subdivision of the Forge building. It was noted that the application was initially considered by the Committee in March 2015 where it was deferred for a site visit. The application was then brought back to the Committee in May 2015 where Members were minded not to accept the Officers recommendation to grant consent due to concerns over the following issues:
· The impact of the scheme on the historic fabric of the Forge building.
· The impact on the viability of the neighbouring Town Centre.
Amy Thompson (Pre-applications Team Leader, Development and Renewal) presented the report reminding Members of the site location, the appearance of the forge building and the two proposed reasons for refusal drafted by Officers following the last meeting (in paragraph 4.2 of the 16th June report).
Whilst Officers were satisfied that the impact on the historic character of the building would be less than substantial and could be controlled by condition, it was considered that a reason for refusal on this ground could be defended at appeal.
However, in terms of the second reason, regarding the impact on the viability of the town centre, Officers felt that given the outcome of the applicant’s retail assessment (independently reviewed by consultants on behalf of the Council) and that the scheme met the relevant policy tests, that this reason would be very difficult to sustain at appeal. The Committee also heard from the legal advisor about the possible risks of including this second reason for refusal at appeal. It was also explained that at appeal the two reasons would be examined separately with separate evidence submitted for each. In view of these concerns, the Committee agreed that the second proposed reason for refusal be removed.
In response to questions, Officers explained the need for the new entrance due to the layout of the scheme. They also clarified the views of the LBTH Conservation Officer given the comments in the applicant’s letter regarding the installation of the new entrance. (Pg 18 of the agenda). It was clarified that the Officer had merely expressed a view on the location of the external entrance to minimise the impact, in response to plans to locate it in a more prominent position. Officers hadn’t actively promoted the creation of the entrance.
Planning Permission (PA/14/02573)
On a vote of 0 in favour of the Officer recommendation, 2 against and 1 abstention, the Committee did not accept the recommendation to grant planning permission.
On a vote of 2 in favour, 0 against and 1 abstention it was RESOLVED:
That Full Planning Permission be REFUSED for:
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use ... view the full minutes text for item 5
Meeting: 14/05/2015 - Development Committee (Item 5)
5 The Forge, 397 & 411 Westferry Road, London, E14 3AE (PA/14/02753 and PA/14/02754) PDF 67 KB
Proposal:
Full Planning Permission and Listed Building Consent for:
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses for either or financial and professional services, restaurants and cafes, drinking establishments, office, non-residential institutions (nursery, clinic, art gallery, or museum), or assembly and leisure (gym), namely change of use to uses classes A2, A3, A4, B1a, D1 and D2 with gross internal floor area 275.71m²;
- The remainder of the ground floor would be for office use split into 3 units (Use Class B1a)
- 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a)
- Internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store.
Recommendation:
That the Committee resolve to GRANT planning permission and listed building subject to the conditions and informatives in the Committee report
Additional documents:
- PA1402753TheForge, 11/03/2015 Development Committee, item 5 PDF 4 MB
- Update Report - The Fordge, item 5 PDF 49 KB
Decision:
Update Report Tabled.
Planning Permission
On a vote of 1 in favour of the Officer recommendation to grant planning permission and 2 against, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the planning permission be not accepted (for the reasons set out below) and on a vote of 2 in favour of this recommendation, 0 against and 1 abstention, it was RESOLVED:
That the Officer recommendation to grant planning permission at The Forge, 397 & 411 Westferry Road, London, E14 3AE be NOT ACCEPTEDfor change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1); change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses; use of the remainder of the ground floor as office use split into 3 units (Use Class B1a); the provision of 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a) and internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store (The full description of the proposal is set out in the Committee report).
The Committee were minded to refuse the scheme due to concerns over:
· The impact of the scheme on the historic fabric of the Forge building.
· The impact on the viability of the neighbouring Town Centre.
Listed Building Consent.
On a vote of 1 in favour of the Officer recommendation to grant listed building consent and 2 against, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the listed building consent be not accepted and on a vote of 2 in favour of this recommendation, 0 against and 1 abstention, it was RESOLVED:
That the Officer recommendation to grant listed building consent at The Forge, 397 & 411 Westferry Road, London, E14 3AEbe NOT ACCEPTED.
The Committee were minded to refuse the listed building consent due to concerns over:
The impact of the scheme on the historic fabric of the listed building, particularly resulting from the creation of the new external opening.
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.
Councillor Andrew Cregan did not participate in this item having spoken in objection to the item as a registered speaker at the 11th March 2015 Committee meeting when the application was last considere.
Minutes:
Update Report Tabled.
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the proposal that had been deferred at the 11th March 2015 meeting of the Committee by Members for a site visit.
Brett McAllister, (Planning Officer, Development and Renewal) presented the report reminding Members of the proposal and representations received since the March meeting including correspondence from a ward Councillor. He also addressed the issues raised at the site visit and drew attention to the additional conditions proposed by the LBTH Conservation Officer to address the issues. The Conservation Officer was present to reassure Members about the impact on the building grade 11 listed building.
The scheme would bring the building back into an active use without harming the special features of the building or the viability of the Town Centre. Officers were therefore recommending that the scheme was granted permission.
In response to questions about the delivery plans, Officers highlighted the measures in the Management Plan to restrict the size of vehicles. Furthermore, in contrast with the nearby store, there would be parking bays adjacent to the loading bay subject to fines. This should also deter large vehicle from overlapping onto adjacent bays
In response to a question about the impact on the character of the building, it was accepted that any changes to the building would have some impact on the building. However, it was felt that subject to careful conditioning, that the impact would be acceptable and would have no adverse impact on the special qualities of the building. Given the purpose of the scheme and the site constraints, it was difficult to see how the scheme could be designed in any other way. A Member did not accept the need for the new opening given the harm this would case to the building.
Regarding the impact on the Town Centre, it noted that at the request of Officers, a sequential assessment had been carried out and independently assessed (noting that the first application was refused due concerns over the impact on the Town Centre). The assessment showed that there was demonstrable need for a retail unit in this area and that it could not be provided in the Town Centre. Accordingly, the scheme complied with Council policy on town centres.
Planning Permission
On a vote of 1 in favour of the Officer recommendation to grant planning permission and 2 against, the Committee did not agree the recommendation.
Accordingly, the Committee proposed a motion that the planning permission be not accepted (for the reasons set out below) and on a vote of 2 in favour of this recommendation, 0 against and 1 abstention, it was RESOLVED:
That the Officer recommendation to grant planning permission at The Forge, 397 & 411 Westferry Road, London, E14 3AE be NOT ACCEPTEDfor change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1); change of use of a separate unit of The Forge (Use Class B1) to interchangeable ... view the full minutes text for item 5