Agenda item
Site south of Westferry Circus and west of Westferry Road, London
Decision:
The Committee RESOLVED that planning permission for the erection of Class B1 office buildings (330,963 sq. m) comprising two towers (Max 241.1m and 191.34 AOD) with a lower central link building (89.25 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 333,330 sq. m) at Site south of Westferry Circus and west of Westferry Road, London be GRANTED subject to
A Any direction by the Mayor
B The prior completion of a legal agreement to the satisfaction of the Assistant Chief Executive (Legal Services) 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;
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 area 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) Highway Works
Provision of toucan crossings couth of Heron Quay on marsh Wall and Westferry Road and off-site highway works -£546,000;
Adoption of Heron Quays Roundabout and adjacent footpaths under Section 38 of the Highways Act 1980, including payment of works necessary to bring the Highway up to adoptable standard;
5) Lease of Skills/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;
6) Community and Social Infrastructure Provision – projects to be determined through strategy for each area – total of £4,794,000
· Employment Skills
· Sustainable Transport Initiatives
· Public Realm, Design and Open Space Improvements
· Improvements to Sports and Cultural Facilities
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
C That the Head of Development Decisions be delegated authority 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 commencement of the development:
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 and soft landscaping, including walkways, design and layout of new park, tree planting scheme, street furniture, CCTV and all external lighting;
d) Public art;
e) Details of all boundary wall treatments including walls, fences, railings and gates;
f) Signage details;
3. Submission of details of external ventilation/extract ducts to A3, A4 and 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 Council’s letter of 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.Submission of a detailed scheme for the ecological enhancement of the river wall;
14.Submission of an Ecological Management Plan detailing ecological mitigation measures throughout the development;
15.Details of the riverside walkway;
16.Details of the methods of the reconstruction of the riverwall and basement construction, use of barges, storage of materials, etc, to be submitted;
17.Details of brown roofs to be submitted;
18.Details of surface and foul water drainage system required;
19.Details of surface water source control measures;
20.Details of sustainable energy;
21.Investigation and remediation measures for land contamination (including water pollution potential);
22. Details of the construction of the site foundations;
23. Details of Water Efficiency measures;
24. 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;
25. Buildings must be equipped with aircraft obstacle lighting;
26. Submission of design specifications of acoustic screens for cooling towers/air cooled chillers;
27. 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;
28. 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 345 cycle spaces for the office element and a minimum of 8 spaces located at the entrance for the retail element.
• 132 motorcycle spaces;
29. Emergency Exit Management Plan detailing how the vehicle access ramp from podium level down to Westferry Circus would be used, controlled and monitored;
30. 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;
31. Pedestrian Capacity Study detailing the impacts of the development upon the surrounding area;
32. Submission of a service management plan detailing a servicing scheme for deliveries and servicing throughout the site;
33. 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, and no works on Sundays or Bank Holidays;
34. Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday;
35. Air Quality Monitoring;
36. Details of a monitoring and control regime of the Environmental Management Plan;
37. Impact study of water supply infrastructure required;
38. Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity;
39. Level of noise emitted from the site to be restricted;
40. Implementation of a programme of archaeological work in accordance with the written scheme of investigation;
41. Highway works surrounding the site to be submitted to and approved by the Council;
42. Applicant required to submit details relating to proposed phasing plan for approval;
42. Applicant to ensure Ecological Management Plan take into account Committee’s concerns relating to local wildlife; and
43. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives:
1. Section 106 agreement required;
2. Permission to be read in conjunction with the associate Listed Building Consent reference PA/07/943;
3. S278 Highways works agreement required;
4. River works licensing (Port of London Authority);
5. Riparian lifesaving equipment provided to the 1991 Hayes Report Standards (Port of London Authority);
6. Site notice specifying the details of the contractor required;
7. All waste shall be stored in a safe and secure manner;
8. Environment Agency advice;
9. Details of the archaeological project design;
10. Details of the renewable energy;
11. All cycle parking is to be provided in accordance with the London Cycle Network Manual;
12. Thames Water advice;
13. Environmental Health Department Advice;
14. Construction Environmental Management Plan Advice;
15. Metropolitan Police advice;
16. London City Airport Advice; and
17. Any other informative(s) considered necessary by the Head of Development Decisions
D That if by the 8th February 2008 the legal agreement has not been completed to the satisfaction of the Assistant Chief Executive (Legal Services); the Head of Development Decisions be delegated authority to refuse planning permission.
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for the erection of Class B1 office buildings (330,963 sq. m) comprising two towers (Max 241.1m and 191.34 AOD) with a lower central link building (89.25 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 333,330 sq. m) at Site south of Westferry Circus and west of Westferry Road, London.
Mr Terry Natt, Strategic Applications Manager, presented a detailed report on the application. He demonstrated the changes between the proposal and that which had been previously approved.
Members asked questions relating to the impact on wildlife, and whether an assessment had been made on the loss of light to the water in terms of fishing and the Tern raft. Mr Natt advised that the Environmental Impact Assessment had addressed the concerns and conditions had been recommended. Members were concerned that they did not have the Environmental Impact Assessment before them. The Committee was advised that the Assessment was a public document and was available to view on the Council’s website. Due to the size of the document, it was not practical to attach to the agenda and was therefore summarised in the report.
Members also asked questions relating to the planning gain from the proposed Section 106 legal agreement, and the specific Heads of Terms relating to Healthcare, the Idea Store lease and the extension of the construction period. The Committee was informed that Healthcare provisions would only be sought for residential developments. In respect of the Idea Store lease, the Committee could only secure the lease period; it would be for the Council to determine the future of the Store. It was explained that the applicant had requested the option of a phased construction, for example to secure the occupation of one tower before the other was built. The Committee was advised that the Council could not insist on a development being built in one stage.
Members requested that the Ecological Management Plan take into account their concerns relating to the impact on wildlife and proposed that conditions be added to address these.
The Committee RESOLVED that planning permission for the erection of Class B1 office buildings (330,963 sq. m) comprising two towers (Max 241.1m and 191.34 AOD) with a lower central link building (89.25 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 333,330 sq. m) at Site south of Westferry Circus and west of Westferry Road, London be GRANTED subject to
A Any direction by the Mayor
B The prior completion of a legal agreement to the satisfaction of the Assistant Chief Executive (Legal Services) 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;
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 area 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) Highway Works
Provision of toucan crossings couth of Heron Quay on marsh Wall and Westferry Road and off-site highway works -£546,000;
Adoption of Heron Quays Roundabout and adjacent footpaths under Section 38 of the Highways Act 1980, including payment of works necessary to bring the Highway up to adoptable standard;
5) Lease of Skills/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;
6) Community and Social Infrastructure Provision – projects to be determined through strategy for each area – total of £4,794,000
· Employment Skills
· Sustainable Transport Initiatives
· Public Realm, Design and Open Space Improvements
· Improvements to Sports and Cultural Facilities
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
C That the Head of Development Decisions be delegated authority 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 commencement of the development:
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 and soft landscaping, including walkways, design and layout of new park, tree planting scheme, street furniture, CCTV and all external lighting;
d) Public art;
e) Details of all boundary wall treatments including walls, fences, railings and gates;
f) Signage details;
3. Submission of details of external ventilation/extract ducts to A3, A4 and 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 Council’s letter of 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.Submission of a detailed scheme for the ecological enhancement of the river wall;
14.Submission of an Ecological Management Plan detailing ecological mitigation measures throughout the development;
15.Details of the riverside walkway;
16.Details of the methods of the reconstruction of the riverwall and basement construction, use of barges, storage of materials, etc, to be submitted;
17.Details of brown roofs to be submitted;
18.Details of surface and foul water drainage system required;
19.Details of surface water source control measures;
20.Details of sustainable energy;
21.Investigation and remediation measures for land contamination (including water pollution potential);
22. Details of the construction of the site foundations;
23. Details of Water Efficiency measures;
24. 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;
25. Buildings must be equipped with aircraft obstacle lighting;
26. Submission of design specifications of acoustic screens for cooling towers/air cooled chillers;
27. 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;
28. 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 345 cycle spaces for the office element and a minimum of 8 spaces located at the entrance for the retail element.
• 132 motorcycle spaces;
29. Emergency Exit Management Plan detailing how the vehicle access ramp from podium level down to Westferry Circus would be used, controlled and monitored;
30. 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;
31. Pedestrian Capacity Study detailing the impacts of the development upon the surrounding area;
32. Submission of a service management plan detailing a servicing scheme for deliveries and servicing throughout the site;
33. 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, and no works on Sundays or Bank Holidays;
34. Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday;
35. Air Quality Monitoring;
36. Details of a monitoring and control regime of the Environmental Management Plan;
37. Impact study of water supply infrastructure required;
38. Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity;
39. Level of noise emitted from the site to be restricted;
40. Implementation of a programme of archaeological work in accordance with the written scheme of investigation;
41. Highway works surrounding the site to be submitted to and approved by the Council;
42. Applicant required to submit details relating to proposed phasing plan for approval;
43. Applicant to ensure Ecological Management Plan take into account concerns relating to local wildlife; and
44. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives:
1. Section 106 agreement required;
2. Permission to be read in conjunction with the associate Listed Building Consent reference PA/07/943;
3. S278 Highways works agreement required;
4. River works licensing (Port of London Authority);
5. Riparian lifesaving equipment provided to the 1991 Hayes Report Standards (Port of London Authority);
6. Site notice specifying the details of the contractor required;
7. All waste shall be stored in a safe and secure manner;
8. Environment Agency advice;
9. Details of the archaeological project design;
10. Details of the renewable energy;
11. All cycle parking is to be provided in accordance with the London Cycle Network Manual;
12. Thames Water advice;
13. Environmental Health Department Advice;
14. Construction Environmental Management Plan Advice;
15. Metropolitan Police advice;
16. London City Airport Advice; and
17. Any other informative(s) considered necessary by the Head of Development Decisions
D That if by the 8th February 2008 the legal agreement has not been completed to the satisfaction of the Assistant Chief Executive (Legal Services); the Head of Development Decisions be delegated authority to refuse planning permission.
Supporting documents: