Agenda item
Site south of Westferry Circus and west of Westferry Road, London
Decision:
On a vote of 6 for and 1 abstention, the Committee RESOLVED that planning permission for the erection of Class B1 office buildings (324,888 sq. m) comprising two towers of 45 and 35 storeys (max 241.1m and 191.3m AOD) with a lower central link building (77.450m AOD) and Class A1, A2, A3, A4 and A5 uses (retail, financial/professional services, restaurant/ café, drinking establishments and hot food takeaway) at promenade level up to a maximum of 2367 sq.m together with ancillary parking and servicing, provision of access roads, riverside walkway, public open space, landscaping, including public art and other ancillary works. (total floor space 327,255 sq.m) at site south of Westferry Circus and west of Westferry Road, London be GRANTED subject to the following
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:
1) Public Transport
Contribution towards DLR enhancement works - £3,000,000;
Contribution to TfL towards enhancements to the No. 135, 330 and the 330 bus services (£900,000 – paid in sums of £300,000 per annum);
2) Public Realm
Provision and maintenance of the new open space at the southern end of the site, the riverside walkway within the site and other areas of public realm within the site - £5,343,000;
3) Isle of Dogs Community Foundation
Contributions towards social and community facilities - £2,500,000;
4) Highways Works
Provision of pedestrian crossing to the north of Heron Quays Roundabout - £236,000;
Contribution towards upgrade of Heron Quays Roundabout - £607,000;
5) Lease of Skills Match / IDEA Store
16 years 6 month lease of the IDEA Store / 10 year lease of the Skills Match Unit at peppercorn rents - £5,312,000; and
6) Community and Social Infrastructure Provision – projects to be determined through strategy for each area - total of £4,545,000
· Employment, Skills and Training
· Sustainable Transport Initiatives
· Public Realm, Design and Open Space Improvements
· Sports facility improvements
7) Preparation of a Travel Plan Framework - to be completed prior to the commencement of the development. The Travel Plan will be subject to ongoing monitoring and review
8) Code of Construction Practice
9) TV and Radio Reception
That the Head of Development Decisions be delegated power to impose conditions and informatives on the planning permission to secure the following:
Conditions
1. Time limit;
2. Details of the following are required prior to the relevant stage of construction:
a) Samples of all external building materials including a 'typical cladding detail mock up';
b) Detailed design of all lower floor elevations, including shop fronts;
c) Details of hard soft landscaping, including walkways, design and layout of new park, tree planting scheme, street furniture, CCTV and all external lighting;
d) Public art;
h) Details of all boundary wall treatments including walls, fences, railings and gates;
3. Submission of details of external ventilation/extract ducts to A3, A4, A5 units;
4. Submission of details of high level/roof top plant and sound attenuation;
5. Submission of details of refuse/recycling proposals, including a waste management strategy;
6. Submission of details of disabled access (also to address the matters raised in the Councils letter of the 15th May 2007 in regards to accessibility);
7. Submission of details of the location of a proposed taxi rank;
8. Submission of details of the location of suitable riparian life saving equipment along the riverside walkway;
9. Submission of details of external lighting to be used during construction and on completion of the development to be considered in consultation with the Port of London Authority;
10. River Barges must be used where feasible for the transport of materials to/from the site in both construction and on completion of the development. A strategy must be submitted detailing the use of barges to be considered in consultation with the Port of London Authority;
11. Submission of a landscape Management Plan;
12. Planting, seeding, turfing;
13. Detailed scheme for the ecological enhancement of the river wall.
14. Ecological management plan detailing all ecological enhancement works for the site.
15. Details of the riverside walk.
16. Methods for the reconstruction of the river wall and basement construction, the use of barges, the storage of materials, the tracking of machinery and construction uses within 5 metres of the river wall. There will be no fires or dumping within this 5 metre zone.
17. A landscape management plan.
18. No development approved by this permission shall be commenced until a planting scheme has been approved by the Local Planning Authority.
19. No development approved by this permission shall be commenced until a scheme for ‘brown roofs’, has been submitted.
20. The construction of the foul and surface water drainage system shall be carried out in accordance with details submitted to and approved.
21. Surface water source control measures.
22. Scheme for the provision and implementation of surface water run-off limitation, by means of a sustainable drainage system.
23. Detailed site investigation shall be carried out to establish if the site is present, and to determine its potential for the pollution of the water environment.
24. The construction of the site foundations shall be carried out in accordance with details submitted and approved.
25. Submit a scheme for approval by the Local Planning Authority detailing water efficiency measures along with rainwater harvesting and grey water reuse.
26. Completion of the restaurant/retail units prior to occupation of any other part of the Development.
27. Submission of details of the method of construction including details of use location and height of cranes and other structures to be considered in consultation with London City Airport;
28. When not in use cranes are to be parked parallel to the runway centre line with London City Airport;
29. Buildings must be equipped with aircraft obstacle lighting.
30. Submission of design specifications of acoustic screens for cooling towers/air cooled chillers;
31. Submission of a Construction Environmental Management Plan (EMP) setting out measures to be applied during the construction phase, relating to site planning, construction vehicles, demolition and construction activities on the site;
32. The following parking spaces are to be provided:
• A maximum of 150 car parking spaces of which 10% must be allocated for disabled users.
• A minimum of 1300 cycle spaces for the office element and a minimum of 8 spaces located at the entrance for the retail element.
• 132 motorcycle spaces.
33. Restriction of access from podium level down to Westferry Circus to Emergency Vehicles only.
34. Submission of a detailed plan to ensure that the barrier to the basement access is setback from the highway in order to allow for sufficient space to allow for queuing vehicles.
35. Submission of a service management plan detailing a servicing scheme for deliveries and servicing throughout the site;
36. Limit hours of construction to between 8.00 Hours to 18.00 Hours, Monday to Friday and 8.00 Hours to 13.00 Hours on Saturdays.
37. Air Quality Monitoring;
38. Level of noise emitted from the site to be restricted.
39. Ground borne vibration limits.
40. Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday.
41. Details of a monitoring and control regime of the Environmental Management Plan.
42. Investigation and remediation measures for land contamination (including water pollution potential).
43. Details of the construction of the site foundations.
44. Details of surface and foul water drainage system required.
45. Impact study of water supply infrastructure required.
46. Details of Water Efficiency measures.
47. Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity.
48. Implementation of a programme of archaeological work in accordance with the written scheme of investigation.
49. S278 to be entered into for highway works surrounding the site.
50. Requirement for a pedestrian capacity study. To be considered in consultation with Transport for London.
51. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives:
1. Section 106 agreement required;
2. Section 278 (Highways) agreement required;
3. River works licensing (Port of London Authority);
4. Riparian lifesaving equipment provided to the 1991 Hayes Report Standards (Port of London Authority);
5. Site notice specifying the details of the contractor required
6. Construction Environmental Management Plan Advice
7. Use of Thames to transport bulky materials
8. London City Airport Advice
9. All cycle parking is to be provided in accordance with the London Cycle Network Manual.
10. Environmental Health Department Advice
11. Advertising signs and/or hoardings consent
12. Contact the GLA regarding the energy proposals
13. Any other informative(s) considered necessary by the Head of Development Decisions
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.
(The Chair left the room after consideration of this item, at 9.50 pm, and did not return for the duration of the meeting.)
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for the erection of Class B1 office buildings comprising two towers of 45 and 35 storeys with a lower central link building and Class A1, A2, A3, A4 and A5 uses (retail, financial/professional services, restaurant/ café, drinking establishments and hot food takeaway) at promenade level together with ancillary parking and servicing, provision of access roads, riverside walkway, public open space, landscaping, including public art and other ancillary works at site south of Westferry Circus and west of Westferry Road, London.
Ms Renee Goodwin, Acting Applications Manager, presented a detailed report on the application and outlined the differences between the proposals and that which had been previously approved on the site.
Members asked questions relating the retention of public access on the riverside walkway, the impact of the heights of the buildings and its effect on daylight/sunlight. Members expressed a wish that the river be used for the transportation of refuse from the site and that the public walkways are available at all times.
The Committee RESOLVED that planning permission for the erection of Class B1 office buildings (324,888 sq. m) comprising two towers of 45 and 35 storeys (max 241.1m and 191.3m AOD) with a lower central link building (77.450m AOD) and Class A1, A2, A3, A4 and A5 uses (retail, financial/professional services, restaurant/ café, drinking establishments and hot food takeaway) at promenade level up to a maximum of 2367 sq.m together with ancillary parking and servicing, provision of access roads, riverside walkway, public open space, landscaping, including public art and other ancillary works. (total floor space 327,255 sq.m) at site south of Westferry Circus and west of Westferry Road, London be GRANTED subject to the following
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:
1) Public Transport
Contribution towards DLR enhancement works - £3,000,000;
Contribution to TfL towards enhancements to the No. 135, 330 and the 330 bus services (£900,000 – paid in sums of £300,000 per annum);
2) Public Realm
Provision and maintenance of the new open space at the southern end of the site, the riverside walkway within the site and other areas of public realm within the site - £5,343,000;
3) Isle of Dogs Community Foundation
Contributions towards social and community facilities - £2,500,000;
4) Highways Works
Provision of pedestrian crossing to the north of Heron Quays Roundabout - £236,000;
Contribution towards upgrade of Heron Quays Roundabout - £607,000;
5) Lease of Skills Match / IDEA Store
16 years 6 month lease of the IDEA Store / 10 year lease of the Skills Match Unit at peppercorn rents - £5,312,000; and
6) Community and Social Infrastructure Provision – projects to be determined through strategy for each area - total of £4,545,000
· Employment, Skills and Training
· Sustainable Transport Initiatives
· Public Realm, Design and Open Space Improvements
· Sports facility improvements
7) Preparation of a Travel Plan Framework - to be completed prior to the commencement of the development. The Travel Plan will be subject to ongoing monitoring and review
8) Code of Construction Practice
9) TV and Radio Reception
That the Head of Development Decisions be delegated power to impose conditions and informatives on the planning permission to secure the following:
Conditions
1. Time limit;
2. Details of the following are required prior to the relevant stage of construction:
a) Samples of all external building materials including a 'typical cladding detail mock up';
b) Detailed design of all lower floor elevations, including shop fronts;
c) Details of hard soft landscaping, including walkways, design and layout of new park, tree planting scheme, street furniture, CCTV and all external lighting;
d) Public art;
h) Details of all boundary wall treatments including walls, fences, railings and gates;
3. Submission of details of external ventilation/extract ducts to A3, A4, A5 units;
4. Submission of details of high level/roof top plant and sound attenuation;
5. Submission of details of refuse/recycling proposals, including a waste management strategy;
6. Submission of details of disabled access (also to address the matters raised in the Councils letter of the 15th May 2007 in regards to accessibility);
7. Submission of details of the location of a proposed taxi rank;
8. Submission of details of the location of suitable riparian life saving equipment along the riverside walkway;
9. Submission of details of external lighting to be used during construction and on completion of the development to be considered in consultation with the Port of London Authority;
10. River Barges must be used where feasible for the transport of materials to/from the site in both construction and on completion of the development. A strategy must be submitted detailing the use of barges to be considered in consultation with the Port of London Authority;
11. Submission of a landscape Management Plan;
12. Planting, seeding, turfing;
13. Detailed scheme for the ecological enhancement of the river wall.
14. Ecological management plan detailing all ecological enhancement works for the site.
15. Details of the riverside walk.
16. Methods for the reconstruction of the river wall and basement construction, the use of barges, the storage of materials, the tracking of machinery and construction uses within 5 metres of the river wall. There will be no fires or dumping within this 5 metre zone.
17. A landscape management plan.
18. No development approved by this permission shall be commenced until a planting scheme has been approved by the Local Planning Authority.
19. No development approved by this permission shall be commenced until a scheme for ‘brown roofs’, has been submitted.
20. The construction of the foul and surface water drainage system shall be carried out in accordance with details submitted to and approved.
21. Surface water source control measures.
22. Scheme for the provision and implementation of surface water run-off limitation, by means of a sustainable drainage system.
23. Detailed site investigation shall be carried out to establish if the site is present, and to determine its potential for the pollution of the water environment.
24. The construction of the site foundations shall be carried out in accordance with details submitted and approved.
25. Submit a scheme for approval by the Local Planning Authority detailing water efficiency measures along with rainwater harvesting and grey water reuse.
26. Completion of the restaurant/retail units prior to occupation of any other part of the Development.
27. Submission of details of the method of construction including details of use location and height of cranes and other structures to be considered in consultation with London City Airport;
28. When not in use cranes are to be parked parallel to the runway centre line with London City Airport;
29. Buildings must be equipped with aircraft obstacle lighting.
30. Submission of design specifications of acoustic screens for cooling towers/air cooled chillers;
31. Submission of a Construction Environmental Management Plan (EMP) setting out measures to be applied during the construction phase, relating to site planning, construction vehicles, demolition and construction activities on the site;
32. The following parking spaces are to be provided:
• A maximum of 150 car parking spaces of which 10% must be allocated for disabled users.
• A minimum of 1300 cycle spaces for the office element and a minimum of 8 spaces located at the entrance for the retail element.
• 132 motorcycle spaces.
33. Restriction of access from podium level down to Westferry Circus to Emergency Vehicles only.
34. Submission of a detailed plan to ensure that the barrier to the basement access is setback from the highway in order to allow for sufficient space to allow for queuing vehicles.
35. Submission of a service management plan detailing a servicing scheme for deliveries and servicing throughout the site;
36. Limit hours of construction to between 8.00 Hours to 18.00 Hours, Monday to Friday and 8.00 Hours to 13.00 Hours on Saturdays.
37. Air Quality Monitoring;
38. Level of noise emitted from the site to be restricted.
39. Ground borne vibration limits.
40. Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday.
41. Details of a monitoring and control regime of the Environmental Management Plan.
42. Investigation and remediation measures for land contamination (including water pollution potential).
43. Details of the construction of the site foundations.
44. Details of surface and foul water drainage system required.
45. Impact study of water supply infrastructure required.
46. Details of Water Efficiency measures.
47. Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity.
48. Implementation of a programme of archaeological work in accordance with the written scheme of investigation.
49. S278 to be entered into for highway works surrounding the site.
50. Requirement for a pedestrian capacity study. To be considered in consultation with Transport for London.
51. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives:
1. Section 106 agreement required;
2. Section 278 (Highways) agreement required;
3. River works licensing (Port of London Authority);
4. Riparian lifesaving equipment provided to the 1991 Hayes Report Standards (Port of London Authority);
5. Site notice specifying the details of the contractor required
6. Construction Environmental Management Plan Advice
7. Use of Thames to transport bulky materials
8. London City Airport Advice
9. All cycle parking is to be provided in accordance with the London Cycle Network Manual.
10. Environmental Health Department Advice
11. Advertising signs and/or hoardings consent
12. Contact the GLA regarding the energy proposals
13. Any other informative(s) considered necessary by the Head of Development Decisions
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.
(The Chair left the room after consideration of this item, at 9.50 pm, and did not return for the duration of the meeting.)
Supporting documents: