Proposal:

Demolition of the existing buildings, excluding the façade of 30-32 Redchurch Street, and redevelopment to provide a mixed-use development within a single building rising to three, seven and nine storeys maximum AOD height circa 56m comprising office (up to 14,393 sqm of B1(a)) floorspace, up to 1,444 sqm flexible commercial floorspace (B1(a)/B1(c)), and up to 1,181 sqm flexible retail floorspace (Use Class A1 and A3) along with servicing facilities, cycle parking, vehicle parking and associated works.

Recommendation:

Grant Planning Permission subject to conditions

Update report published 

Paul Buckenham introduced the application for the demolition of the existing buildings, excluding the façade of 30-32 Redchurch Street, and redevelopment to provide a mixed-use development and associated works. The update report set out additional representations in support and contained clarification of drawings and documentation that was not listed in the previous meeting’s update report

This application was considered by the Strategic Development Committee on 20 April 2021.

As set out in the minutes of the meeting, the Committee expressed concern that the public benefits of the scheme did not outweigh the less than substantial harm identified to heritage assets, as required by paragraph 196 of the NPPF (2019). Members deferred the application for further consideration of the affordable workspace arrangements and potential for public realm improvements to Redchurch Street.

Tanveer Rahman briefly outlined the site and the surrounds, including the heritage assets and the main elements of the scheme, highlighting the design of the affordable workspace. Officers were of the view this would provide a high quality space. 

Addressing the points raised at the previous meeting, the following points were noted:

Affordable Workspace

It was confirmed that the original r offer exceeded the Council’s Local Plan and the London Plan requirements. However, Officers have since engaged with the applicant and the Director for Growth and Economic Development. Based on a calculation of the realistic market rate for the floorspace, Officers had secured the following changes:

·                Increased rent discounts on the lower and ground floor Affordable workspace for 15 years (representing  an estimated 36 – 42% discount on the lower ground floor and an estimated 19 – 25% discount on the ground floor). Followed by 10% discount for the remaining lifetime of the development.

·            An affordable workspace delivery strategy. This comprised measures safeguarding the use of the lower ground floor as ‘maker space’,  A review mechanism on the rent levels for the lower ground, if not occupied, and requirements around engagement with local colleges and internships and  apprenticeship programmes, ground floor to be fitted to shell and core, marketing strategy with first refusal for microenterprises operated by existing Tower Hamlets Council Tax or Business Rate payees.

·    and to secure all workspace for microbusinesses

Public realm improvements to Redchurch Street

Officers have also engaged with the applicant  and the Director of Public Realm regarding contributions towards improving the setting of the area. This should also help mitigate any impacts to the setting ofthe Owl and Pussy Cat Public House and beer garden . Contributions had been secured for the completion of a scoping report and for works to be carried out as set out in the Committee report.

Overall, given the additional public benefits as outlined above, in additional to the range of the original benefits, Officers considered that this would outweigh the less than substantial heritage harm caused by the scheme and that the application should be granted planning permission.

The Committee asked a number of questions of Officers about the following issues:

·       Affordability of the workspace. It was confirmed that the improved offer exceeded policy. It was felt that the Council had secured a good offer both in terms of the 15 year offer and the lifetime offer.

·       The need for additional workspace in this part of the Borough. Officers expressed confidence regarding its occupation, based on the evidence base.

·       That the update report contained no additional objections.

·       The public realm works and the plans to mitigate any impact on the Public House and beer garden and its operation. It was noted that Officers would work with the relevant team in the Council in relation to the delivery of the public realm improvements and to ensure that it would have no adverse impact on the operation of the public house.  It was also noted that details of a Construction Management Plan were required to be submitted. Officers undertook to ensure that the relevant Council Officers and the development coordination team are consulted on the plan and involved in its development with a view to minimising any impacts from the works Officers would write this into the conditions.

·       The extent of the consultation undertaken, particularly with the Boundary Estate. Confirmation was provided that the scope of the consultation undertaken by the Council met all the necessary requirements. This included the requirements in the Council’s Statement of Community Involvement regarding notifying neighbouring properties, which were outlined. Press and site notices were also displayed. The Council had gone above and beyond the minimum requirements and the applicant had also carried out consultation.

·       The height of the building and the tall building policy. Whilst the building was located outside of the tall building zone, each application needed to be considered on  its own merits. It was also important to note in considering this issue the precedence set by the appeal scheme for a taller building on the site, and the number of tall buildings nearby. In view of this, Officers were of the view that it is not tenable to sustain an objection in principle to a tall building on the site.

·       The views of Hackney Council on the scheme. The Committee should note their views and they should be given the same weight as a third party consultee.

On a vote of 3 in favour and 2 against the Committee RESOLVED:

1.      That, planning permission is GRANTED at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street (PA2000557) for the following development:

·       Demolition of the existing buildings, excluding the façade of 30-32 Redchurch Street, and redevelopment to provide a mixed-use development within a single building rising to three, seven and nine storeys maximum AOD height circa 56m comprising office (up to 14,393 sqm of B1(a)) floorspace, up to 1,444 sqm flexible commercial floorspace (B1(a)/B1(c)), and up to 1,181 sqm flexible retail floorspace (Use Class A1 and A3) along with servicing facilities, cycle parking, vehicle parking and associated works.

2.      Subject to any direction by the Mayor of London and the prior completion of a legal agreement to secure the planning obligations listed in the Committee report dated 18^th May 2021.

3.      The conditions and informatives set out in the report dated 18^th May 2021