Agenda item
2 to 10 Bow Common Lane, London E14
Decision:
On a vote of 6 for and 1 abstention, the Committee RESOLVED that planning permission for the redevelopment up to 13 storeys to provide 157 residential units and 2 commercial units comprising 868 sq.m of floor space for A1, A2, A3, A4, B1, D1 or D2 use with car parking and landscaping at 2-10 Bow Common Lane, London E14 be GRANTED subject to
A. Any direction by the Mayor;
B. The prior completion of a Legal Agreement to the satisfaction of the Chief Legal Officer, to secure the following:
a) Affordable Housing provision of 36.7% of the proposed residential units measured by habitable rooms with a 76/24 split between rented/shared ownership in accordance with the mix specified in the Committee report.
b) A contribution of £500,000 towards healthcare to mitigate the demand of the additional population on healthcare services.
c) A contribution of £250,000 towards education to mitigate the demand of additional school places generated by the proposal.
d) A contribution of £20,000 towards employment initiatives such as the Local Labour in Construction (LliC) or Skillsmatch in order to maximise the employment of local residents.
e) A contribution of £150,000 towards highways, pedestrian & cycle improvements within the surrounding area.
f) A contribution to TfL of £20,000 towards the installation of the Docklands Arrival Information System (DAISY).
g) Completion of a car free agreement to restrict occupants applying for residential parking permits.
h) Preparation of a Travel Plan (for both the residential and commercial component).
i) A contribution of £10,000 towards improvements to the riverside walkways and access to the canal to be implemented by British Waterways, to include sufficient lighting along the towpath.
j) Code of Construction Practice.
k) TV and Radio Reception.
That the Head of Development Decisions be delegated power to impose conditions and informative on the planning permission to secure the following:
Conditions
1) Permission valid for 3 years;
2) Details of the following to be submitted:-
(a) the materials, to be used on the external faces of the building including balcony detail and treatments;
(b) Design of frontage for ground and first floor commercial units;
(c) Details of all roof level plant equipment;
d) Detail of children’s play areas;
3) Submission of a Secured by Design Statement and implement recommendations;
4) Submission of a Landscaping scheme and landscape management plan, to be considered in consultation with British Waterways and the Environment Agency. Landscaping schemes would include unobstructed access to the Limehouse Cut for riverside maintenance;
5) All planting, seeding or turfing to be carried out in the first planting and seeding seasons;
6) Submission of full details of the proposed lighting and CCTV scheme, to be considered in consultation with British Waterways;
7) Submission of details of all necessary fume/ventilation for the Class A1, A2, A3, A4, B1, D1 or D2 use;
8) Any fume/ventilation and air conditioning equipment shall only operate between the hours of 8.00am and 10.00pm;
9) The Class A1, A2, A3, A4, B1, D1 or D2 use to operate only between the hours of 8.00am to 10.00pm on any day;
10) No music, PA system or other amplified sound to be played within the Class A1, A2, A3, A4, B1, D1 or D2 use so as to be audible from nearest residential premises;
11) Submission of details of sound insulation measures for the Class A1, A2, A3, A4, B1, D1 or D2 use premises;
12) Implementation of mitigation against external noise and the recommendations continued within Table 3 of the noise assessment submitted;
13) No doors or gates shall be hung so as to open over or across any pedestrian or public footpath;
14) Provision of a minimum of 157 cycle spaces;
15) Provision of a maximum of 30 car parking spaces and 3 disabled spaces;
16) Parking, access and loading/unloading, manoeuvring;
17) Submission of details of refuse and recycling facilities;
18) Submission of details of surface source water drainage works/control measures;
19) No soakaways shall be constructed in contaminated ground;
20) Submission of details of site foundations;
21) Submission of an investigation and remediation measures for land contamination;
22) Submission of an air quality assessment;
23) Submission of construction management plan including a traffic management plan detailing all routes to be used by construction vehicles and maintenance programmes to be considered in consultation with TfL;
24) Hours of Construction (8.00am to 6.00pm Monday to Friday 9.00am to 5.00pm on Saturdays. You must not carry out the required building works on Bank Holidays.)
25) Power/hammer driven piling/breaking (10am – 4pm Monday – Friday);
26) Lifetime Homes / 10% Disabled Access;
27) Renewable Energy Measures (at least 10% reduction in carbon dioxide emissions);
28) Submission of a waterways wall survey, including a method statement and schedule of repairs identified;
29) Prior to the commencement of development a canal wall survey must be submitted and considered in consultation with the environment Agency. The survey would detail the stability and structural integrity of the wall and the ability to accommodate climate change.
30) A canal wall survey shall be carried out to assure that the canal wall lifetime corresponds to the lifetime of the development, which is at least 50 years.
31) A detailed scheme of how the canal wall can be raised I the future with at least 600 mm.
32) Any planting scheme within the buffer zone.
33) As part of the development, green or brown roofs should be established on the flat roofs of the buildings.
34) During construction no solid matter shall be stored within 10 metres of the banks of the Limehouse Cut and thereafter no storage of materials shall be permitted in this area.
35) Sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, to be approved.
36) The construction of the foul and surface water drainage system.
37) A scheme to deal with the risks associated with contamination of the site.
38) The construction of the site foundations.
39) A scheme detailing water efficiency measures.
30) Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives
1) Section 106 of the Town and Country Planning Act 1990.
2) Locally native plant species only, of UK genetic origin.
3) Adequate sewerage infrastructure in place.
4) With regard to (Decontamination), contact Council’s Environmental Health Department.
5) With regard to the Code of Construction Practice, discuss this with Council’s Environmental Health Department.
6) With regard to the Air Quality Assessment, discuss this with Council’s Environmental Health Department.
7) Consult with the Council’s Highways Development Department regarding any alterations to the public highway.
8) Consult British Waterways on canal edge details, including landscaping and ecological enhancements.
9) Consult British Waterways on opportunities to explore the opportunity to remove construction waste, deliver construction materials and to remove household waste and recylates from the site by water.
10) Any discharge of surface water into the waterways requires British Waterway’s written permission before development commences.
11) In the event of any balcony overhangs or other encroachments into British Waterway’s airspace, land or water, enter into an appropriate agreement with British Waterways
12) Contact British Waterways engineer, “Code of Practice for Works affecting British Waterways.”
13) Contact the GLA regarding the energy proposals.
That if by the 21st September 2007 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer; the Head of Development Decisions be delegated power to refuse planning permission.
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for the redevelopment up to 13 storeys to provide 157 residential units and 2 commercial units comprising 868 sq.m of floor space for A1, A2, A3, A4, B1, D1 or D2 use with car parking and landscaping at 2-10 Bow Common Lane, London E14.
Ms Renee Goodwin, Acting Strategic Applications Manager, presented a detailed report on the application and outlined the main issues for the Committee to consider when making its decision.
Members asked questions relating to the lighting of the towpath, the materials to be used, the microclimate statement and the parking provision. Ms Goodwin advised that the lighting of the towpath would be included in the S106 agreement and that the materials to be used would be controlled by a condition. There would be no adverse wind conditions created by the development, and there would be appropriate planting to mitigate against any weather conditions. Ms Goodwin explained the Council’s policy on parking in relation to the Public Transport Accessibility Level (PTAL) of the area.
The Committee RESOLVED that planning permission for the redevelopment up to 13 storeys to provide 157 residential units and 2 commercial units comprising 868 sq.m of floor space for A1, A2, A3, A4, B1, D1 or D2 use with car parking and landscaping at 2-10 Bow Common Lane, London E14 be GRANTED subject to
A. Any direction by the Mayor;
B. The prior completion of a Legal Agreement to the satisfaction of the Chief Legal Officer, to secure the following:
a) Affordable Housing provision of 36.7% of the proposed residential units measured by habitable rooms with a 76/24 split between rented/shared ownership in accordance with the mix specified in the Committee report.
b) A contribution of £500,000 towards healthcare to mitigate the demand of the additional population on healthcare services.
c) A contribution of £250,000 towards education to mitigate the demand of additional school places generated by the proposal.
d) A contribution of £20,000 towards employment initiatives such as the Local Labour in Construction (LliC) or Skillsmatch in order to maximise the employment of local residents.
e) A contribution of £150,000 towards highways, pedestrian & cycle improvements within the surrounding area.
f) A contribution to TfL of £20,000 towards the installation of the Docklands Arrival Information System (DAISY).
g) Completion of a car free agreement to restrict occupants applying for residential parking permits.
h) Preparation of a Travel Plan (for both the residential and commercial component).
i) A contribution of £10,000 towards improvements to the riverside walkways and access to the canal to be implemented by British Waterways, to include sufficient lighting along the towpath.
j) Code of Construction Practice.
k) TV and Radio Reception.
That the Head of Development Decisions be delegated power to impose conditions and informative on the planning permission to secure the following:
Conditions
1) Permission valid for 3 years;
2) Details of the following to be submitted:-
(a) the materials, to be used on the external faces of the building including balcony detail and treatments;
(b) Design of frontage for ground and first floor commercial units;
(c) Details of all roof level plant equipment;
d) Detail of children’s play areas;
3) Submission of a Secured by Design Statement and implement recommendations;
4) Submission of a Landscaping scheme and landscape management plan, to be considered in consultation with British Waterways and the Environment Agency. Landscaping schemes would include unobstructed access to the Limehouse Cut for riverside maintenance;
5) All planting, seeding or turfing to be carried out in the first planting and seeding seasons;
6) Submission of full details of the proposed lighting and CCTV scheme, to be considered in consultation with British Waterways;
7) Submission of details of all necessary fume/ventilation for the Class A1, A2, A3, A4, B1, D1 or D2 use;
8) Any fume/ventilation and air conditioning equipment shall only operate between the hours of 8.00 am and 10.00 pm;
9) The Class A1, A2, A3, A4, B1, D1 or D2 use to operate only between the hours of 8.00 am to 10.00 pm on any day;
10) No music, PA system or other amplified sound to be played within the Class A1, A2, A3, A4, B1, D1 or D2 use so as to be audible from nearest residential premises;
11) Submission of details of sound insulation measures for the Class A1, A2, A3, A4, B1, D1 or D2 use premises;
12) Implementation of mitigation against external noise and the recommendations continued within Table 3 of the noise assessment submitted;
13) No doors or gates shall be hung so as to open over or across any pedestrian or public footpath;
14) Provision of a minimum of 157 cycle spaces;
15) Provision of a maximum of 30 car parking spaces and 3 disabled spaces;
16) Parking, access and loading/unloading, manoeuvring;
17) Submission of details of refuse and recycling facilities;
18) Submission of details of surface source water drainage works/control measures;
19) No soakaways shall be constructed in contaminated ground;
20) Submission of details of site foundations;
21) Submission of an investigation and remediation measures for land contamination;
22) Submission of an air quality assessment;
23) Submission of construction management plan including a traffic management plan detailing all routes to be used by construction vehicles and maintenance programmes to be considered in consultation with TfL;
24) Hours of Construction (8.00 am to 6.00 pm Monday to Friday 9.00 am to 5.00pm on Saturdays. You must not carry out the required building works on Bank Holidays.)
25) Power/hammer driven piling/breaking (10am – 4pm Monday – Friday);
26) Lifetime Homes / 10% Disabled Access;
27) Renewable Energy Measures (at least 10% reduction in carbon dioxide emissions);
28) Submission of a waterways wall survey, including a method statement and schedule of repairs identified;
29) Prior to the commencement of development a canal wall survey must be submitted and considered in consultation with the environment Agency. The survey would detail the stability and structural integrity of the wall and the ability to accommodate climate change.
30) A canal wall survey shall be carried out to assure that the canal wall lifetime corresponds to the lifetime of the development, which is at least 50 years.
31) A detailed scheme of how the canal wall can be raised in the future with at least 600 mm.
32) Any planting scheme within the buffer zone.
33) As part of the development, green or brown roofs should be established on the flat roofs of the buildings.
34) During construction no solid matter shall be stored within 10 metres of the banks of the Limehouse Cut and thereafter no storage of materials shall be permitted in this area.
35) Sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, to be approved.
36) The construction of the foul and surface water drainage system.
37) A scheme to deal with the risks associated with contamination of the site.
38) The construction of the site foundations.
39) A scheme detailing water efficiency measures.
30) Any other condition(s) considered necessary by the Head of Development Decisions.
31) Additional conditions recommended by the Environment Agency as set out in the Addendum Update Report.
Informatives
1) Section 106 of the Town and Country Planning Act 1990.
2) Locally native plant species only, of UK genetic origin.
3) Adequate sewerage infrastructure in place.
4) With regard to (Decontamination), contact Council’s Environmental Health Department.
5) With regard to the Code of Construction Practice, discuss this with Council’s Environmental Health Department.
6) With regard to the Air Quality Assessment, discuss this with Council’s Environmental Health Department.
7) Consult with the Council’s Highways Development Department regarding any alterations to the public highway.
8) Consult British Waterways on canal edge details, including landscaping and ecological enhancements.
9) Consult British Waterways on opportunities to explore the opportunity to remove construction waste, deliver construction materials and to remove household waste and recylates from the site by water.
10) Any discharge of surface water into the waterways requires British Waterway’s written permission before development commences.
11) In the event of any balcony overhangs or other encroachments into British Waterway’s airspace, land or water, enter into an appropriate agreement with British Waterways
12) Contact British Waterways engineer, “Code of Practice for Works affecting British Waterways.”
13) Contact the GLA regarding the energy proposals.
That if by the 21st September 2007 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer; the Head of Development Decisions be delegated power to refuse planning permission.
Supporting documents: