Agenda item
Site at 61-75 Alie Street, 17-19 Plough Street and 20 Buckle Street, Alie Street, London
Decision:
The Committee RESOLVED that planning permission for the demolition of existing buildings and erection of two buildings of 7 and 28 storeys in height to provide 235 residential units, A1/A3 (retail/restaurant/cafe) floor space and B1 (business), formation of associated car and cycle parking and highway access, hard and soft landscaping and other works associated to the redevelopment of the site at 61-75 Alie Street And 17-19 Plough Street And 20 Buckle Street, Alie Street, London, E1 be GRANTED subject to
A Any direction by the Mayor
B The prior completion of a legal agreement to secure the following planning obligations:
a) A proportion of 35% on a gross floor space basis of the proposed units to be provided as affordable housing with the socially rented mix as specified in the table attached in Section 8.15.
b) Provide £40,000 towards general improvements to pedestrian and cycle routes in the immediate area including crossings and new paving surfaces.
c) Provide £914,469 towards the works associated with the Aldgate Gyratory including provision of open space on Braham Street.
d) Provide £357,918 towards education to mitigate the demand of the additional population on education facilities.
e) Provide £500,000 towards medical facilities to mitigate the demand of the additional population on medical facilities.
f) Provide £257,104.60 towards access to local employment initiatives.
g) Provide £100,000 towards the Aldgate Public Art and Culture Trail as identified in the Draft Aldgate Masterplan.
h) A commitment to maximise the employment of local residents.
i) Preparation of a Workplace Travel Plan (including welcome pack for residents).
j) Preparation of a Service and Delivery Plan.
k) TV Reception monitoring and mitigation.
l) Completion of a car free agreement to restrict occupants applying for residential parking permits.
That the Corporate Director Development & Renewal be delegated authority to negotiate the legal agreement indicated above.
C That the Corporate Director Development & Renewal be delegated authority to impose conditions and informatives on the planning permission to secure the following matters:
Conditions:
1) Time limit for Full Planning Permission
2) Details of the following are required:
· Elevational treatment including samples of materials for external fascia of building;
· The design of the lower floor elevations of commercial units including shopfronts
· External lighting and security measures
3) Landscape plan for amenity courtyards and ground floor public realm improvements and with Management Plan.
4) 278 agreement to be entered into for Highway works surrounding the site
5) Parking maximum cars and minimum cycle and motorcycle spaces
6) Hours of construction limits (0800 – 1800, Mon-Fri: 0800 – 1300 Sat)
7) Piling hours of operation limits (10am – 4pm)
8) Details of insulation of the ventilation system and any associated plant required
9) Wheel cleaning facility during construction
10) Details of the energy Scheme to meet 10% renewables
11) Land contamination study required to be undertaken with remediation certificate
12) Details of surface water control measures as required by the Environment Agency
13) Details of sustainable drainage measures as required by the Environment Agency
14) Details of Piling Foundations as required by the Environment Agency
15) Details of foul and surface drainage system as required by the Environment Agency
16) Archaeology as required by English Heritage
17) Details of the waste and recycling facilities
18) Construction Management Plan required
19) Bat survey completed
20) Black redstart habitat provision required
21) Details of inclusive design through the scheme
22) Construction noise limits
23) Construction vibration limits
24) Parking, loading and serving areas to be used solely for these purposes.
25) Crane Heights as required by London City Airports
26) Details of Green Roofs
Informatives
1) Consult the Environment Agency in terms of conditions 12-13
2) Site notice specifying the details of the contractor required
3) Building Regulations in terms of means of escape
D That, if within 3 months of the date of this Committee the legal agreement has not been completed, the Corporate Director Development & Renewal be delegated authority to refuse planning permission.
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for the demolition of existing buildings and erection of two buildings of 7 and 28 storeys in height to provide 235 residential units, A1/A3 (retail/restaurant/cafe) floor space and B1 (business), formation of associated car and cycle parking and highway access, hard and soft landscaping and other works associated to the redevelopment of the site at 61-75 Alie Street And 17-19 Plough Street And 20 Buckle Street, Alie Street, London, E1.
Mr Ben Borthwick spoke in objection on behalf of the owner of 32-36 Commercial Road on the grounds of loss of light. He felt that the report contradicted the results of the assessment carried out.
Mr Justin Kenworthy spoke on behalf of the applicant. He informed the Committee that the site was currently vacant and had anti-social problems with squatters and illegal raves. He felt that the reduction of daylight and sunlight to the Commercial Road property was reasonable in an urban location.
Mr Stephen Irvine, Development Control Manager, presented a detailed report on the application. He outlined the main issues for Members to consider, including land use, design, open space and the impact on the surrounding listed buildings. He advised the Committee that the residential use was supported in policy and the affordable housing provision accorded with the London Plan. The proposal was in a designated tall building area within the Local Development Framework. Planning obligations had been recommended to ensure sustainability and Transport for London was satisfied with the traffic assessment. The application was also supported by the GLA.
Mr Irvine detailed the objections which had been received. He advised that the impact on the listed buildings was considered acceptable as they were not uniform, contained in an area of mixed styles, and had been compromised by a building to the north of the site approved in 2001 which English Heritage had not raised an objection to. The proposal was not in a conservation area and did not impact on the Tower of London. Mr Irvine informed Members that there was a high percentage of socially rented properties in the proposal had access to private amenity space. The proposal also included good play space provision.
Mr Irvine advised that four different daylight/sunlight assessments had been carried out and it was considered that the levels were acceptable in an urban location. He also informed Members that a previous appeal decision had overturned a refusal of the Committee for the site. The Inspector had felt that the light was acceptable in the location. Therefore, there was no basis for a refusal on these grounds.
Members expressed concerns relating to the response from English Heritage, and adding further detriment to the area by approving the application. They asked for clarification from the objector relating to daylight/sunlight issues and whether the values were different. Mr Irvine showed the Committee pictures demonstrating the views of the proposal from the surrounding streets, the comparison with the approved Aldgate Union building and the flank wall of the 2001 building. Mr Kiely reminded Members that the Committee had a duty to have special regard to the desirability of preserving the setting of the listed buildings. Officers considered that the proposal enhanced the setting. Mr Irvine also informed the Committee that the drawings had been revised which had changed the daylight/sunlight values referred to by the objector. In this regard, Environmental Health had raised no objection.
The Committee RESOLVED that planning permission for the demolition of existing buildings and erection of two buildings of 7 and 28 storeys in height to provide 235 residential units, A1/A3 (retail/restaurant/cafe) floor space and B1 (business), formation of associated car and cycle parking and highway access, hard and soft landscaping and other works associated to the redevelopment of the site at 61-75 Alie Street And 17-19 Plough Street And 20 Buckle Street, Alie Street, London, E1 be GRANTED subject to
A Any direction by the Mayor
B The prior completion of a legal agreement to secure the following planning obligations:
a) A proportion of 35% on a gross floor space basis of the proposed units to be provided as affordable housing with the socially rented mix as specified in the table attached in Section 8.15.
b) Provide £40,000 towards general improvements to pedestrian and cycle routes in the immediate area including crossings and new paving surfaces.
c) Provide £914,469 towards the works associated with the Aldgate Gyratory including provision of open space on Braham Street.
d) Provide £357,918 towards education to mitigate the demand of the additional population on education facilities.
e) Provide £500,000 towards medical facilities to mitigate the demand of the additional population on medical facilities.
f) Provide £257,104.60 towards access to local employment initiatives.
g) Provide £100,000 towards the Aldgate Public Art and Culture Trail as identified in the Draft Aldgate Masterplan.
h) A commitment to maximise the employment of local residents.
i) Preparation of a Workplace Travel Plan (including welcome pack for residents).
j) Preparation of a Service and Delivery Plan.
k) TV Reception monitoring and mitigation.
l) Completion of a car free agreement to restrict occupants applying for residential parking permits.
That the Corporate Director Development & Renewal be delegated authority to negotiate the legal agreement indicated above.
C That the Corporate Director Development & Renewal be delegated authority to impose conditions and informatives on the planning permission to secure the following matters:
Conditions:
1) Time limit for Full Planning Permission
2) Details of the following are required:
· Elevational treatment including samples of materials for external fascia of building;
· The design of the lower floor elevations of commercial units including shopfronts
· External lighting and security measures
3) Landscape plan for amenity courtyards and ground floor public realm improvements and with Management Plan.
4) 278 agreement to be entered into for Highway works surrounding the site
5) Parking maximum cars and minimum cycle and motorcycle spaces
6) Hours of construction limits (0800 – 1800, Mon-Fri: 0800 – 1300 Sat)
7) Piling hours of operation limits (10am – 4pm)
8) Details of insulation of the ventilation system and any associated plant required
9) Wheel cleaning facility during construction
10) Details of the energy Scheme to meet 10% renewables
11) Land contamination study required to be undertaken with remediation certificate
12) Details of surface water control measures as required by the Environment Agency
13) Details of sustainable drainage measures as required by the Environment Agency
14) Details of Piling Foundations as required by the Environment Agency
15) Details of foul and surface drainage system as required by the Environment Agency
16) Archaeology as required by English Heritage
17) Details of the waste and recycling facilities
18) Construction Management Plan required
19) Bat survey completed
20) Black redstart habitat provision required
21) Details of inclusive design through the scheme
22) Construction noise limits
23) Construction vibration limits
24) Parking, loading and serving areas to be used solely for these purposes.
25) Crane Heights as required by London City Airports
26) Details of Green Roofs
Informatives
1) Consult the Environment Agency in terms of conditions 12-13
2) Site notice specifying the details of the contractor required
3) Building Regulations in terms of means of escape
D That, if within 3 months of the date of this Committee the legal agreement has not been completed, the Corporate Director Development & Renewal be delegated authority to refuse planning permission.
The Committee adjourned for a short break at 8.55 pm and resumed at 9.05 pm.
Supporting documents: