Issue - meetings
34-40 White Church Lane and 29-31 Commercial Road, London, E1 (PA/15/02527)
Meeting: 12/04/2016 - Strategic Development Committee (Item 5)
5 34-40 White Church Lane and 29-31 Commercial Road, London, E1 (PA/15/02527) PDF 123 KB
Proposal:
Demolition of existing buildings at 34-40 White Church Lane and 29-31 Commercial Road and erection of a ground floor plus 18 upper storey building (75.5m AOD metre) with basement to provide 155sqm (NIA) of flexible use commercial space (B1/A1/A3 Use Class) at ground floor and 42 residential units (C3 Use Class) above with basement, new public realm, cycle parking and all associated works.
Recommendation:
That the Committee resolve to GRANT planning permission subject to any direction by The London Mayor and the prior completion of a Section 106 legal agreement, conditions and informatives as set out in the Committee report.
Additional documents:
- Committee Report PA-15-02527 (30 Whitechurch Lane + 29-31 Commercial Road), 10/03/2016 Strategic Development Committee, item 5 PDF 2 MB
- WhiteChurch Lane, item 5 PDF 33 KB
Decision:
Application withdrawn from the agenda
The decision was taken after the applicant agreed to enter into further negotiations with officers and is preparing amended drawings that seek to address the reasons for refusal given by Members at March Strategic Development Committee . These amendments will be re-consulted on with the application targeted to return to the June SDC
Minutes:
Application withdrawn from the agenda
The decision was taken after the applicant agreed to enter into further negotiations with officers and is preparing amended drawings that seek to address the reasons for refusal given by Members at March Strategic Development Committee . These amendments will be re-consulted on with the application targeted to return to the June SDC
Meeting: 10/03/2016 - Strategic Development Committee (Item 6)
6 34-40 White Church Lane and 29-31 Commercial Road, London, E1 (PA/15/02527) PDF 2 MB
Proposal:
Demolition of existing buildings at 34-40 White Church Lane and 29-31 Commercial Road and erection of a ground floor plus 18 upper storey building (75.5m AOD metre) with basement to provide 155sqm (NIA) of flexible use commercial space (B1/A1/A3 Use Class) at ground floor and 42 residential units (C3 Use Class) above with basement, new public realm, cycle parking and all associated works.
Recommendation:
That the Committee resolve to GRANT planning permission subject to any direction by The London Mayor and the prior completion of a Section 106 legal agreement, conditions and informatives as set out in the Committee report.
Decision:
Update report
On a unanimous vote, the Committee did not agree the Officer recommendation to grant planning permission
Accordingly, Councillor Marc Francis proposed that the planning permission be not accepted (for the reasons set out below) and on a unanimous vote, it was RESOLVED:
That the Officer recommendation to grant planning permission be NOT ACCEPTED at 34-40 White Church Lane and 29-31 Commercial Road, London, E1 for the demolition of existing buildings at 34-40 White Church Lane and 29-31 Commercial Road and erection of a ground floor plus 18 upper storey building (75.5m AOD metre) with basement to provide 155sqm (NIA) of flexible use commercial space (B1/A1/A3 Use Class) at ground floor and 42 residential units (C3 Use Class) above with basement, new public realm, cycle parking and all associated works. (PA/15/02527)
The Committee were minded to refuse the scheme due to concerns over:
· Insufficient provision of affordable housing.
· High residential density in excess of London Plan.
· Height of the building.
· The servicing arrangements.
· The child play space and communal amenity space.
· The design of the ground floor entrances.
· Impact on infrastructure from the scheme
· That the scheme would be out of keeping with the character of area and would change the character of the area.
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:
Update report
Paul Buckenham (Development Manager, Development and Renewal) introduced the application for the demolition of existing buildings at 34-40 White Church Lane and 29-31 Commercial Road and erection of a ground floor plus 18 upper storey building with basement to provide flexible use commercial space, 42 residential units with basement, new public realm, cycle parking and associated works. He reminded Members that a model of the development had been brought to the meeting by the developers for the Committee to view.
Gareth Gwynne (Planning Officer, Development and Renewal) presented the application, drawing attention to the site, situated near the Aldgate Place tall building cluster and the Whitechapel High Street Conservation Area. The Committee noted images of the changing skyline of the area.
The plans would create 42 residential units, with the affordable housing situated on the first three floors above ground floor and the private housing on the upper floors. The housing mix comprised 26 % affordable housing at Borough Framework rent levels inclusive of service charges. Consultation had been carried out and the issues raised were set out and addressed in the Committee report and outlined at the meeting.
In summary, it was considered that the land use complied with policy and that the siting of a tall building on this site complied with the Council’s Core Strategy. Whilst the plans would have a minor adverse impact on the local heritage assets, overall it was considered that the impact on the setting of the area would be broadly neutral and that it would improve the setting of St George’s brewery warehouse building. In terms of the density, whilst the density exceeded the London Plan guidance, the scheme provided good levels of amenity and showed no signs of overdevelopment. In terms of the play space, the plans meet the minimum policy requirements for under 12 play space given the expected child yield. Whilst Officers did have misgivings about the quantum and quality of child play space proposed given the cumulative pressures on the local parks from other developments, Officers did not consider that this would be a serious issue given the relatively low child yield for the scheme. The impact on neighbouring amenity would be acceptable and contributions had been secured as set out in the Committee report.
Officers were recommending that the application was granted pemission.
In response, Member questioned the merits of locating a tall tower in this location that served as a ‘buffer zone’ to the Conservation Area and comprised listed buildings and lower rise buildings (similar to those in Brick Lane). It was felt that the tower would be out of keeping with the area. As a result it would spoil the setting of the area, making the existing buildings appear ‘boxed in’ and would impinge on the valuable ‘buffer’ zone. Members also questioned the close relationship between the proposal and 27 Commercial Road.
In responding, Officers noted the pattern of the development in the area. The scheme had been designed to fit in ... view the full minutes text for item 6