Proposal:

Construction of a part-four and part-nine storey building comprising 32 x Class C3 residential dwellings, hard and soft landscaping works, security enhancements, and the re-opening of an existing under croft parking structure.

Recommendation:

Grant planning permission, subject to conditions

Update report published

Gareth Gwynne (Area Planning Manager (West), Planning Services, Place) introduced and highlighted the contents of the update report. The application sought the construction of a part-four and part-nine storey building comprising 32 x Class C3 residential dwellings, hard and soft landscaping works, security enhancements, and the re-opening of an existing under croft parking structure. It was also recommended that an additional condition should be added to the planning application that:

·       Prior to 1st occupation of the development the access arrangements will be implemented and maintained thereafter for the life of the development

Sally Fraser(Team Leader (East), Place)) presented the application

The scheme was granted by the Development Committee on 8^th October 2020 (following deferral by the Development Committee on 17^th August 2020 for a site visit). The application was granted permission in October 2020 with the fire access arrangements to be dealt with by condition. After the committee meeting, discussions with LFB concluded that a reliance on dry risers to serve Caledonia House was not sufficient. A new solution was found. LFB have formally responded in relation to the revised scheme.  They are supportive of the revised proposals as they relate to fire access to Caledonia House and raise no objections with regards to the scheme overall.

The key changes were highlighted below in relation to:

·       The proposed new vehicular crossover onto Salmon Lane, at the location of the existing pedestrian entrance into the site.  This crossover would provide access into the site for emergency vehicles only, with retractable bollards restricting vehicular access at all other times

·       A segregated walkway would provide pedestrian access into the site. 

·       The removal of one of the two existing crossovers that serve the estates’ Salmon Lane car park.  With the revised arrangements in place, vehicles would enter the car park via the western crossover and exit via the newly created crossover. 

·       Removal of a decorative ‘pavilion’ feature, spanning the pedestrian entrance to make way for the new vehicular route. 

This application now sought permission to agree these minor changes.  No other changes had been made to the scheme.

The Committee also noted an overview of the scheme including:

·       Site layout.

·       Outcome of the consultation including the responses to the September 2020 Committee scheme and those to this amended scheme. The additional representations were set out in report and summarised.

·       The proposed new building would respond positively to the area.

·       The scheme would deliver a number of benefits including  the provision of 32 new affordable homes. 

·       Proposed site wide landscaping arrangements.

·       Parking and servicing arrangements.

Officers remained of the view that the planning application should be granted permission.

The Chair invited registered speakers to address the Committee

Andrew Boff, GLA Conservatives, Londonwide Assembly Member raised concerns about the application in relation fire safety issues regarding:

·       the risks of more petrol cars in the under croft - Have LFB responded to that risk?

·       the plans to provide sprinkler systems.

It was also requested whether the Council could publish the correspondence with LFB

Concerns were also raised about a lack of security gates. There was a wish to see them reinstated.

David Tucker spoke in the support of the scheme highlighting the following:

·       The improved fire safety plans, which the relevant experts had supported. A road safety audit had been carried out to ensure it was safe.

·       That the proposal would improve security, with secured access to parts of the development.

·       Benefits of the application including the provision of affordable housing,  new play space, landscaping and cycling storage.

The Committee asked questions of clarity of the registered speaker and Officers around the following issues:

·       Reassurances about the Fire Authority’s response and the Tenants and Residents Association’s concerns about fire escape . It was the confirmed that the London Fire Brigade had been involved from an early stage and had been fully consulted on the scheme, including the plans for the under croft, and with finding a solution to the issues with the dry risers to Caledonia House.

·       Their formal response stated that they supported the scheme.

·       Their latest comments had been received in November 2021, and the full document will be put on the Council’s website.

·       The adequacy of the new fire access route and the measures to prevent parking along the route. In response, Officers drew attention to the proposals for retractable  bollards for use only by emergency vehicles on the new access route for emergency vehicles.  This will prevent cars from accessing/parking on this route. The proposals should also generally alleviate parking pressures.

·       The safety of the under croft. The applicant highlighted that the proposals should improve security by restricting access to that area. The Committee considered the merits of requesting that a sprinkler system was installed in the under croft.

·       Noise levels mitigation. Officers noted the relationship between the development and the railway. This was not an uncommon relationship. They expressed confidence that the conditions secured will mitigate against any impact and address those matters. These were noted, including a requirements for a noise mitigation scheme.

·       Concerns regarding the changes to the scheme, particularly the loss of promised benefits associated with the application. In response, Officers highlighted the decision to remove gates  on the northern perimeter of the site -  prior to the submission to the Committee in October 2020. However, alongside this, it was noted that other gates would be retained and this should help prevent ASB. No other changes had been made the scheme approved in October 2020, except for the minor amendments to improve fire safety arrangements

·       Waste collection and servicing  arrangements. It was noted that Highways Services and the Council’s Waste Team, had been consulted about the proposals, and they had no concerns regarding the impact of proposed collection arrangements,

The Committee agreed an additional condition regarding:

•         Provision of a sprinkler system in the undercroft

•         Prior to 1st occupation of the development the access arrangements will be implemented and maintained thereafter for the life of the development

On a vote unanimous vote the Committee RESOLVED:

1.       That, planning permission is GRANTED at Brunton Wharf Estate, Salmon Lane, E14 for the following development

•         Construction of a part-four and part-nine storey building comprising 32 x Class C3 residential dwellings, hard and soft landscaping works, security enhancements, and the re-opening of an existing under croft parking structure. (PA/19/02608)

2.       Subject to: the conditions outlined in the original report dated October 2020; the additional conditions in the report dated 6th January 2022 and a condition requiring

• Provision of a sprinkler system in the under croft
• Prior to 1st occupation of the development the access arrangements will be implemented and maintained thereafter for the life of the development