Issue - meetings
114 -150 Hackney Road, London, E2 7QL (PA/17/00250)
Meeting: 11/10/2017 - Development Committee (Item 4)
4 114 -150 Hackney Road, London, E2 7QL (PA/17/00250) PDF 2 MB
Proposal:
Mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage
Recommendation:
That the Committee resolve to GRANT planning permission subject to the Prior completion of a legal agreement, conditions and informatives.
Additional documents:
- 5.1, 09/08/2017 Development Committee, item 4 PDF 11 MB
- Update Report 090817 final, item 4 PDF 113 KB
- FINAL2Oct17 Equality Analysis - Hackney Road Nos 114-150 Planning Ref PA-17-00250_, item 4 PDF 156 KB
Decision:
Update report tabled.
On a vote of 4 in favour and 0 against, the Committee RESOLVED:
1. That the planning permission at 114 -150 Hackney Road, London, E2 7QL be GRANTED for mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage, (PA/17/00250) SUBJECT to
2. Prior completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended), to secure the planning obligations set out in the 11th October 2017 Committee report subject to the amendments the Committee update report.
3. That the Corporate Director of Place is delegated authority to negotiate and approve the legal agreement indicated above.
4. That the Corporate Director of Place is delegated authority to issue the planning permission and impose conditions and informatives to secure the matters set out in the11th October 2017 Committee report subject to the amendments the Committee update report..
Minutes:
Update report tabled.
Paul Buckenham (Planning Manager) introduced the application for the mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height to house a maximum of 9 residential units, employment floorspace, flexible office and retail floorspace at ground floor level and provision of Public House along with associated works
Gareth Gwynne (Planning Services) presented application. The Committee were advised that the application forplanning permission for the proposed development was considered by the Development Committee on 9th August 2017. Following consideration of the application, the Committee resolved to defer the application to undertake a site visit and to receive further information about:
- The future viability of the A4 use that could be used as a LGBT+ venue.
- The fit out of the unit and the applicant’s contribution to this
- The daylight impacts to neighbouring properties.
In terms of the daylight impacts, Officers acknowledged that the proposal would have a significant major and moderate adverse impacts upon 1-14 Vaughan Estate. In view of this, the applicant had provided additional information showing that the main living rooms of the properties would remain largely unaffected due to their dual aspect nature and that only non habitable rooms would be affected. These rooms would still receive a reasonable level of light. The information also showed that the existing design of the properties acted as a significant constraint on rooms achieving good natural light. The Council had appointed consultants to review these findings and they agreed with these results. Officers, on balance, considered these impacts were acceptable.
Regarding the future viability of the A4 unit and the fit out costs, it was noted that steps had been taken to resolve these issues, including a round table meeting held on the 4th September, organised by officers involving the applicant, representatives of Friends of the Joiners Arms, the New Joiners Arms, and the Culture at Risk Officer from Greater London Authority (GLA). Following that meeting, the applicant had submitted a series of amendments to the scheme to increase the size of the A4 unit, assist with the fit out costs and amend the heads of terms to extend the minimum lease length for a future LGBT+ operator for to 25 years. It was also proposed that the opening hours of the A4 unit be extended to allow it to operate as a late night premises for a 12 month trial period. Details of which were set out in the update report.
Regarding noise breakout and disturbance, Officers were recommending a number of measures as set out in the Committee report and the update report.
Officers remained of the view that the planning application should be granted permission.
The Committee asked questions about the measures to preserve the amenity of the occupants of Vaughan Estate. Officers explained that due to the design of the buildings and nature of the site, the proposal would have a limited impact on these properties. ... view the full minutes text for item 4
Meeting: 09/08/2017 - Development Committee (Item 5)
5 114 -150 Hackney Road, London, E2 7QL (PA/17/00250) PDF 11 MB
Proposal:
Mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage
Recommendation:
That the Committee resolve to GRANT planning permission subject to the Prior completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended), to secure planning obligations, and conditions and informatives.
Additional documents:
Decision:
Update report tabled.
Councillor Andrew Cregan proposed and Councillor Helal Uddin seconded a motion that the planning permission be deferred (for the reasons set out below) and on a vote of 3 in favour, 1 against and 1 abstention, the Committee RESOLVED:
That the planning permission at 114 -150 Hackney Road, London, E2 7QL be DEFERRED for mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage (PA/17/00250)
The Committee were minded to defer the application for the following reasons:
To undertake a Committee site visit
To receive further information about:
· The future viability of the A4 use that could be used as a LGBT+ venue.
· The fit out of the unit and the applicant’s contribution to this
· The daylight impacts to neighbouring properties.
Minutes:
Update report tabled.
Paul Buckenham (Development Manager) introduced the application for the mixed use redevelopment of the site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height, to house a maximum of 9 residential units, employment floorspace and retail floorspace and provision of Public House along with associated works.
The Chair invited registered speakers to address the meeting.
Amy Roberts (Friends of the Joiners Arms) and Frank Davidson (New Joiners Arms Shoreditch Ltd) spoke in objection to the proposal. They expressed regret about the loss of LGBT+ venues in the community given their value to the community. Accordingly, they expressed concern about the development’s impact on the viability of the A4 unit (that served the LBGT+ community) given: its poor design (compared to the existing unit as noted by CAMRA), the costs of bringing the new unit into use, the excessive rent levels, the earlier closing time and the terms of the s106 agreement. Under which, the terms of the lease would remain in the control of the management and favoured the applicant. They wished to see a like for like establishment provided to the Joiners Arms that would preserve this important longstanding community asset.
In response to questions, they clarified their concerns about the terms of the legal agreement. They also recommended that the A4 unit should be relocated to the corner of the site to provide a far more like for like premises. This would also provide opportunities for community uses above the unit. They also clarified their concerns about the expected rent levels, the design and the potential fit out costs to provide a functioning bar area and the developer’s consultation. They also responded to questions about the merits of locating the A4 unit at the alternative location underneath residential properties and potential soundproofing measures.
Jim Poole (Applicant’s agent) spoke in support of the application. The plans were a product of lengthy engagement with officers, the LGBT+ community and the Mayor of London’s Night Time Czar. The legal agreement contained measures to protect the LGBT+ use. The future occupants would have a rent free period and also have a larger trading area. The plans would provide employment and enterprise opportunities and would preserve the heritage of the local area. The applicant would continue to work with the LGBT+ community in carrying out the project. In view of the merits, he recommended that the application was granted permission.
In response to questions about the location and the expense of fitting out the A4 unit, Mr Poole confirmed that the unit would be placed at the heart of the development. He felt that a corner location would place it closer to noise sensitive residential properties so would be a less desirable location. The applicant was aware of the issues around the set up costs and was prepared to look at ways of assisting with this. There could also be opportunities to put a break clause into the ... view the full minutes text for item 5