Proposal

Proposed mooring of barge, with an attached floating garden, providing a spa facility comprising an open-air heated pool, sauna, plunge, treatment rooms, alcohol free cafe and wellness facilities.

Recommendation

Grant planning permission with conditions and planning obligations

Update report published

Update report published

Paul Buckenham introduced the application for the proposed mooring of barge, with an attached floating garden, providing a number of facilities. The update report dealt with additional representations and clarifications. It was also clarified that the opening hours condition should read 7:00 to 21:00 Monday to Saturday.

Kitty Eyre presented the application, highlighting the following points:

•         Site and the surrounding areas – and the key features of the proposed development including proposed opening hours for the outdoor spaces.

•         Main points of objection including concerns around noise, anti – social behaviour, negative impacts on health,  heritage impacts, loss of water space and lack of need for the proposal.

•         The land use issues. Officers were mindful of the loss of water space. However, it was also noted that the proposal would be for a water related use. It had also been designed to enhance enjoyment of the water space. The provision of the café and spa would also contribute to the area.  It was therefore considered to be acceptable from a policy perspective.

•         Design and heritage. It was considered that the barge would be in keeping with the nature of the dock and add visual interest to the local area. Due to the nature of the proposals, it would not cause harm to the setting of the dock or any nearby heritage assets

•         The proposed development would not result in unacceptable amenity impacts in terms of overlooking, loss of privacy, daylight and sunlight issues, sense of enclosure, loss of outlook, or noise impacts. Conditions would be secured to minimise any impacts including restrictions on opening hours. Environmental Health had no concerns about the application, subject to the conditions.

•         The Council’s Biodiversity Officer had no objections to the proposals and a condition would be applied to secure it would secure a number of enhancements including the provision of a floating garden, with vegetation.

Officers were recommending that the planning permission was granted.

Andrew Ore spoke in objection to the proposal as a representative of the One West India Quay Residents’ Association. He raised objections about:

•         Close proximity to properties.

•         Use of the barge as a outdoor nightclub.

•         Harm to residents amenity due to the long opening hours including the 8am opening time which was unique for a swimming pool.

•         Loss of water space

•         Concerns about increased water pollution and environmental damage.

Alex de Rijke spoke in support of the application highlighting the following:

•         It would provide a number of much needed facilities, with a diverse offer, with the aim of promoting health and wellbeing.

•         The applicant had consulted residents who were generally supportive.

•         The applicant had modified their plans to minimise impacts.

•         The applicant was mindful of the concerns about noise impacts and the concerns about a ‘party boat’, which they had no intention of this becoming.   Conditions would be secured to manage the impacts.

The Committee asked a number of questions of the registered speakers and Officers regarding the following issues:

•         The applicant confirmed that if successful, it was planned that the barge would stay in the area for the benefit for community.

•         It  would remain a cargo barge with facilities.

•         In terms of the public benefits, the proposal would deliver a number of public benefits. This included the provision of an open-air heated pool, sauna, plunge, treatment rooms, alcohol free cafe and wellness facilities, accessible to anyone who wanted to use the facilities. The facilities would be partly open and partly enclosed. A representative of the applicant confirmed that the facilities would be open to the public at affordable prices.

•         That the applicant is committed to employing local people. Whilst the requirement to secure this as a condition only applies to   major developments - the applicant was happy to commit to this. However, the Committee did not vote to secure this condition of the development.

•         Compliance with the Local Plan water spaces policies. Whilst noting these comments, it was considered that the development complied with the policy in a number of ways given: the water related use, the biodiversity enhancements, and the merits in terms of  enhancing enjoyment of the water space.

•         The view was however expressed that the loss of water space was quite significant and due to the exclusive nature of the facility, many people would no longer be able to enjoy the water. 

•         It was also noted that The Council’s Environmental Officer and the Canal and Rivers Trust haves considered the application and they would have taken into account any issues regarding the impact on the water. They had not raised any objections, subject to the conditions.

On a vote of 4 in favour and 2 against the Committee RESOLVED:

1.       That planning permission is GRANTED at  Mooring at West India Dock North, Hertsmere Road, London, for the following development

•         Proposed mooring of barge, with an attached floating garden, providing a spa facility comprising an open-air heated pool, sauna, plunge, treatment rooms, alcohol free cafe and wellness facilities.

2.       Subject to the conditions set out in the report, the amended conditions in the update report and the following reported at the Committee meeting:

•         opening hours condition should read 7:00 to 21:00 Monday to Saturday.