Agenda item
Site Bound by Raven Row Stepney Way, Sidney Street, London, E1 2EN (PA/20/00571)
Demolition of existing buildings and erection of three blocks comprising residential units (Use Class C3), commercial floorspace, off-street car parking spaces, communal courtyards, associated landscaping and associated ancillary works.
Minor Material Amendments to Planning permission Ref: PA/18/00917, Dated 12/09/2019:
Amendments include:
• Overall increase of residential units [from 648 to 698];
• Increase in affordable unit provision [from 159 to 180 (32%
to 35% of total)];
• Increased height to blocks A and C (up to two additional
storeys). Block A would be up to 22 storeys and Block C up
to 26 storeys.
• Amended residential unit mix
• Reduction in on-site parking spaces
• Increased office floorspace (use class B1)
• Additional amenity space and associated works
Grant planning permission subject to conditions and obligations and GLA Stage II approval
Minutes:
Update report was tabled
Paul Buckenham introduced the application for Minor Material Amendments to Planning permission Ref: PA/18/00917, Dated 12/09/2019. He highlighted the issues in the update report. It was noted that the guidance for such variations indicated that the Committee should focus on the amendments and any policy changes.
Max Smith (Planning Services) presented the report explaining the site location and the layout of the scheme. Consultation had been carried out and the issues raised were noted as set out in the Committee report.
Details of the various changes were noted relating to:
• The revised housing mix including the increased level of affordable housing to 35% from 32%.
• Increased height to blocks A and C.
• The assessment of heritage in relation to the conservation areas and Grade II listed buildings. The design of the scheme had been arranged in such a way to minimise any impact. The scheme would have a comparable impact to the consented scheme and it was considered that the public benefits will outweigh the harm.
• Increased amenity space and child playspace in view of the increased number of residential units.
• The measures to recognise the archaeology of the site
• The sunlight and daylight report - particularly the additional impacts on neighbouring properties compared to the consented scheme.
• Transport matters.
• Planning obligations.
Overall, given the nature of the changes, it was considered that the impacts of the scheme on balance remained broadly acceptable and would be outweighed by the benefits of the application
Officers were recommending that the application was granted planning permission.
The Chair invited the registered speakers to address the Committee.
Amanda Day and Paula Bodington spoke in objection to the application, expressing concerns about the following issues:
• The negative impact on amenity, particularly in terms of light.
• The increase in the number of units and height. It would be 3 metres taller than the previous application.
• The lack of additional affordable units. Only a small number of affordable units were to be provided.
• Increased parking from the development.
• Overdevelopment of the Whitechapel area given the cumulative impacts from other new developments. The Impact on local infrastructure due to this.
• That the public benefits would be minimal.
Thomas Lane addressed the Committee on behalf of the applicant advising of the benefits of the scheme in terms of:
• That the proposal sought to provide good quality additional affordable homes at London Living and Tower Hamlets affordable rents. 45% of which would be family sized housing.
• There would be an increase in affordable workspace in excess of the policy requirements.
• The enhancements to the public realm incorporating the historic features of the site.
• New publicly accessible open space.
• There would be biodiversity enhancements and measures to improve air quality.
Committee’s Questions.
In response to the above, the Committee asked a number of questions of Officers and the registered speaker as summarised below
• The Committee asked questions about the revised design. It was noted that despite the loss of the height differential between buildings, it was still considered to be of a good quality design.
• Regarding the need for the changes, the applicant’s speaker advised of the reasons for this. The changes were deemed necessary to update the housing and commercial mix to support the viability of the scheme. They would maximise the public benefits of the development.
• It was noted that details of the updated sunlight and daylight assessment were set out in the report. The issue of ‘right to light’ was a private issue not a planning issue.
• The scheme would be car free and permit free subject to the operation of the Council’s permit transfer scheme for occupants of social housing. Furthermore, it was considered that the location was unlikely to attract occupants with vehicles, given the good public transport links. Transport Services had raised no objections to the development.
• The impact on infrastructure had been addressed through the contributions.
• That the scheme provided for 35% of affordable housing by habitable room. (increased from 32%). The approach to measuring the affordable housing by habitable room complied with policy and accorded with the usual practice (rather than by units). The other key public benefits of the scheme included the creation of publicly accessible open space.
• Whilst broadly acceptable, the housing mix did not fully comply with policy, similar to the approved scheme.
• That the proposals met the fast track requirements regarding the delivery of affordable housing.
• The capacity of the area to accommodate the scale of development. It was noted that given the marginal increase in density, that the impact should be negligible. It was also noted that the site formed part of a new Site Allocation and was within the City Fringe Sub Area in the Local Plan. The Plan supports additional homes and workspace in this area.
On a vote of 6 in favour and 1 against the Committee RESOLVED:
1. That subject to GLA stage 2 approval, planning permission is GRANTED at Site Bound by Raven Row Stepney Way, Sidney Street, London, E1 2EN for
• Demolition of existing buildings and erection of three blocks comprising residential units (Use Class C3), commercial floorspace, off-street car parking spaces, communal courtyards, associated landscaping and associated ancillary works.
Minor Material Amendments to Planning permission Ref: PA/18/00917, Dated 12/09/2019 include:
• Overall increase of residential units [from 648 to 698];
• Increase in affordable unit provision [from 159 to 183 (32%
to 35% of total)];
• Increased height to blocks A and C (up to two additional
storeys). Block A would be up to 22 storeys and Block C up
to 26 storeys. Amended residential unit mix
• Reduction in on-site parking spaces
• Increased office floorspace (use class B1)
• Additional amenity space and associated works
2. Subject to the prior completion of a deed of variation legal agreement to secure the planning obligations set out in the Committee report
3. That the Corporate Director of Place is delegated the power to negotiate the legal agreement. If within three months of the resolution the legal agreement has not been completed, the Corporate Director for Place is delegated power to refuse planning permission.
4. That the Corporate Director of Place is delegated the power to impose conditions and informatives to address set out in the Committee report
Supporting documents: