Proposal

Jerry Bell introduced this application for the demolition of Bancroft TMC building and Wickford Street garages  and construction of a part-two, part-three and part-six storey mixed use development.

John Miller, (Planning Services) presented the report advising that the application related to the Bancroft TMC site and the Garages site. The following points were noted:

•         That the proposed land use could be supported, given that the proposed residential use complied with policy and the quality of the replacement office/commercial space.

•         The development would result in the provision of 100% affordable rented housing, resulting in a mixed and balance community in housing mix terms.

•         The housing mix would be broadly in line with policy, including a number of wheelchair accessible units.

•         The density of the scheme was in line with London Plan standards.

•         There would be an overprovision of child play space, in excess of policy.

•         The design would respond well to the surrounding area, and would be secure by design

•         Whilst the scheme would result in a net loss of open space, the proposal sought to improve the offer. The wider landscaping plans included, hard and soft landscaping and child play space and biodiversity enhancements.

•         In terms of amenity, the scheme had been designed to maximise separation distances, which were broadly in line with the Council’s amenity policy. Therefore, the development would result in no undue amenity impacts.

•         The impact on daylight and sunlight had been carefully assessed  as detailed in the report. Whilst the scheme would result in localised impacts (particularly at Wickford House, and 64 -134 Cambridge Heath Road), the impacts were found to be acceptable given the context, as detailed in the report and the wider benefits of the scheme.

•         The proposal would be acceptable with regard to highway and transportation matters including parking, access and servicing. The Council’s Highway Officer had no concerns about the loss of parking bays and garages or the transport and highway issues in general.

•         A range of contributions had been secured.

Officers were recommending the proposed development was granted planning permission.

It was noted that the objector registered to speak had decided to withdraw from addressing the Committee. With the Chair’s permission, the applicant’s representative, Viviana Vivanco was permitted to answer questions from the Committee.

In response to the presentation, the Committee asked questions about: the increase in residents from the development and the impacts from the scheme. It was confirmed that the density tests had been completed and that the density was in line with London Plan Standards. 

Regarding the noise impact from the nearby railway track, it was noted that the submitted noise assessment had been carefully considered by the Council’s noise officer and conditions would be secured to ensure that the impact on the most noise sensitive properties would be acceptable. Subject to the conditions, the officer considered that the plans were acceptable.  In addition, the layout had been designed to position noise sensitive rooms away from tracks. It was also noted that the relationship between the development and the railway track was not an uncommon situation.

In relation to parking, it was noted that a Transport Survey had been carried out and anyone who used the garages should be able to park in the wider estate.  

It was also confirmed that since the development provided 100% affordable housing, it is exempt from providing CIL contributions.

The Committee also asked questions about the tenure split given the slight overprovision of one bed units. Members also noted that the level of three bed units marginally fell below policy requirements.  In response, the applicant’s representative highlighted the high number of family sized units to be provided in the development. Due to the emphasis on this and the site constraints, it was noted that there would be a slight overprovision of one bed units. It was also pointed out that there was a need for one bed units and that the strategic provision of housing should result in the provision of a  large number of family housing in the Borough.

On a vote of 5 in favour and 0 against the Committee RESOLVED:

•         That, subject to any direction by the Mayor of London, planning permission is GRANTED at  Land at Bancroft TMC and Wickford Street Garages, Wickford Street, London, E1 for:

•         Demolition of Bancroft TMC building and Wickford Street garages and construction of a part-two, part-three and part-six storey building comprising Class D1/B1(a) community/office use at ground/first floor and 15 x Class C3 residential dwellings on the upper floors together with associated private amenity areas, cycle parking and refuse/recycling stores (Site 1) and a part 3 and part 5 storey building comprising 18 x Class C3 residential dwellings together with associated private amenity areas, cycle/blue badge car parking (in the form of 3 x new accessible parking bays and 1 x replacement accessible parking bay) and refuse/recycling stores (Site 2) and new and enhanced public realm, associated hard and soft landscaping, new and improved vehicular and pedestrian access and associated highways improvements to Wickford Street.

•         Subject to the conditions set out in the Committee report