Agenda item
32-42 Bethnal Green Road, London E1 6HZ
Decision:
On a vote of 5 for and 4 against, the Committee RESOLVED that planning permission for the demolition of existing buildings and erection of a 4 to 25 storey buildings to provide 3,443 sq m of commercial floorspace with the use classes A1, A2, A3, A4, B8, D1 and/or D2 together with 360 residential units, 83 car parking, bicycle parking, refuse/recycling facilities, access, public amenity space and new public square at 32-42 Bethnal Green Road, London E1 6HZ be GRANTED subject to
A Any direction by the Mayor of London.
B The prior completion of a legal agreement to secure the following planning obligations:
1) Affordable housing provision of 35% of the proposed habitable rooms with a 71/29 split between rented/shared ownership to be provided on site.
2) A contribution of £313,548 to mitigate the demand of the additional population on healthcare facilities.
3) A contribution of £537,000 to mitigate the demand of the additional population on education facilities.
4) A contribution of £25,000 for the improvement of bus stops on Bethnal Green Road and Shoreditch High Street.
5) A contribution of £150,000 towards improving street environment and walking links between the development.
6) £2,093,978 for cultural, social and community products and for the provision of workspace off site.
7) Completion of a car free agreement to restrict occupants applying for residential parking permits.
8) TV Reception monitoring and mitigation.
9) Commitment towards utilising employment initiatives in order to maximise the employment of local residents.
10) Preparation, implementation and review of a Green Travel Plan.
11) Preparation, implementation and review of a Service Management Plan.
C That the Corporate Director, Development & Renewal be delegated authority to negotiate the legal agreement indicated above.
D The Corporate Director, Development & Renewal be delegated authority to impose conditions and informatives on the planning permission to secure the following matters:
Conditions
1. Permission valid for 3 years.
2. Details of the following are required:
a) Samples of materials for external fascia of building
b) Ground floor public realm
c) Cycle parking
d) Security measures to the building
e) All external landscaping (including roof level amenity space and details of brown and/or green roof systems) including lighting and security measures, details of the ground floor defensible spaces overlooking the internal courtyard, walls, fences, gates and railings, screens/canopies, entrances, seating and litter bins
f) The design of the lower floor elevations of commercial units including shopfronts
g) Escape doors
3. The storage and collection/disposal of rubbish.
4. Landscape Maintenance and Management Plan.
5. Parking – maximum of 83 cars (including 4 disabled spaces) and a minimum of 360 residential and 110 non-residential bicycle spaces.
6. Construction of storage facilities for oils, fuels and chemicals.
7. Investigation and remediation measures for land contamination (including water pollution potential).
8. Archaeological investigation.
9. Details of the site foundation works.
10. Construction of storage facilities for oils, fuels or chemicals to be carried out.
11. Construction Environment Management Plan, including dust monitoring.
12. Submission of the sustainable design measures and construction materials, including details of energy efficiency and renewable measures.
13. Further baseline noise measurements during construction and operational phase (plant noise) to be undertaken for design work purposes.
14. 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.
15. Limit hours of power/hammer driven piling/breaking out to between 10.00 hours to 16.00 hours, Monday to Friday.
16. Ground borne vibration limits.
17. Noise level limits.
18. Implementation of micro-climate control measures.
19. Implementation of ecological mitigation measures.
20. All residential accommodation to be built to Lifetime Homes standard, including at least 10% of affordable housing being wheelchair accessible.
21. Details of the disabled access and inclusive design.
22. Details of the highway works surrounding the site.
23. Full particulars of Class A1-A3 use to be submitted.
24. Full particulars of the means of ventilation for A3 use to be submitted.
25. Details of access to cycle parking.
26. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives
1. Section 106 agreement required.
2. Section 278 (Highways) agreement required.
3. Site notice specifying the details of the contractor required.
4. Construction Environmental Management Plan Advice.
5. Environment Agency Advice.
6. English Heritage Advice.
7. Ecology Advice.
8. Environmental Health Department Advice.
9. Metropolitan Police Advice.
10. Transport Department Advice.
11. London Underground Advice.
12. Landscape department advice.
13. Contract the GLA regarding the energy proposals.
E That if by 13th June 2008, 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 a 4 to 25 storey buildings to provide 3,443 sq m of commercial floorspace with the use classes A1, A2, A3, A4, B8, D1 and/or D2 together with 360 residential units, 83 car parking, bicycle parking, refuse/recycling facilities, access, public amenity space and new public square at 32-42 Bethnal Green Road, London E1 6HZ.
Mr Brendan Pinch spoke in objection on the grounds that the development would be out of keeping and inappropriate for the area. He highlighted the objection which had been made by English Heritage and raised concerns over the effect of the scheme on the nearby conservation area and listed buildings. He felt that the scheme was too dense and constituted overdevelopment of the site.
Ms Amanda Reynolds spoke in objection on behalf of Open Shoreditch. She felt that the applicant had not taken into account the local context, and that the development would have an adverse effect on the public realm. It would overshadow the surrounding buildings; and was too dense. She also raised concerns relating to design, scale and massing.
Mr Tim Gaskell spoke on behalf of the applicant. He felt that the development would regenerate the area, providing employment and housing. He addressed the objections raised regarding the height and explained that the context of the area was changing. The development would open up a link to the Rich Mix Centre from Brick Lane.
Councillor Oliur Rahman spoke on behalf of the residents. He disagreed with the figures stated in the report relating to affordable housing and argued that the residents needed more family sized accommodation. He did not feel that the proposal was in accordance with policy.
Councillor Tim O’Flaherty spoke on behalf of the residents. He did not feel that sufficient consultation had taken place, either with residents or with the Local Area Partnership.
Mr Stephen Irvine, Development Control Manager, presented a detailed report on the application, outlining the proposals including the locations of the blocks of affordable housing and commercial units. He informed the Committee that the proposal was in line with policy and advised on each issue which the Committee needed to take into consideration when making its decision. He advised on land use, employment generation, height, mass, scale and design, parking, open space, access and sustainability. He explained that the proposal was also acceptable in terms of daylight/sunlight and did not display any of the usual symptoms of overdevelopment, and therefore a refusal on those grounds could not be sustained. The Mayor of London’s policy had identified the area as being suitable for tall buildings, and the GLA were in support of the scheme. He reminded Members that the site was not within the conservation area. However, the Committee needed to be mindful of its effect on the setting of the adjacent conservation area.
Members asked a number of detailed questions relating to the environmental assessments which had taken place, affordable housing, density, parking provision, amenity space, public consultation and access to cycle parking. Members expressed concerns relating to the height and density of the building, and its effect on both the adjoining conservation area and residential amenity. Concerns were also raised over the amount of affordable housing.
On a vote of 5 for and 3 against, the Committee RESOLVED that planning permission for the demolition of existing buildings and erection of a 4 to 25 storey buildings to provide 3,443 sq m of commercial floorspace with the use classes A1, A2, A3, A4, B8, D1 and/or D2 together with 360 residential units, 83 car parking, bicycle parking, refuse/recycling facilities, access, public amenity space and new public square at 32-42 Bethnal Green Road, London E1 6HZ be GRANTED subject to
A Any direction by the Mayor of London.
B The prior completion of a legal agreement to secure the following planning obligations:
1) Affordable housing provision of 35% of the proposed habitable rooms with a 71/29 split between rented/shared ownership to be provided on site.
2) A contribution of £313,548 to mitigate the demand of the additional population on healthcare facilities.
3) A contribution of £537,000 to mitigate the demand of the additional population on education facilities.
4) A contribution of £25,000 for the improvement of bus stops on Bethnal Green Road and Shoreditch High Street.
5) A contribution of £150,000 towards improving street environment and walking links between the development.
6) £2,093,978 for cultural, social and community products and for the provision of workspace off site.
7) Completion of a car free agreement to restrict occupants applying for residential parking permits.
8) TV Reception monitoring and mitigation.
9) Commitment towards utilising employment initiatives in order to maximise the employment of local residents.
10) Preparation, implementation and review of a Green Travel Plan.
11) Preparation, implementation and review of a Service Management Plan.
C That the Corporate Director, Development & Renewal be delegated authority to negotiate the legal agreement indicated above.
D The Corporate Director, Development & Renewal be delegated authority to impose conditions and informatives on the planning permission to secure the following matters:
Conditions
1. Permission valid for 3 years.
2. Details of the following are required:
a) Samples of materials for external fascia of building
b) Ground floor public realm
c) Cycle parking
d) Security measures to the building
e) All external landscaping (including roof level amenity space and details of brown and/or green roof systems) including lighting and security measures, details of the ground floor defensible spaces overlooking the internal courtyard, walls, fences, gates and railings, screens/canopies, entrances, seating and litter bins
f) The design of the lower floor elevations of commercial units including shopfronts
g) Escape doors
3. The storage and collection/disposal of rubbish.
4. Landscape Maintenance and Management Plan.
5. Parking – maximum of 83 cars (including 4 disabled spaces) and a minimum of 360 residential and 110 non-residential bicycle spaces.
6. Construction of storage facilities for oils, fuels and chemicals.
7. Investigation and remediation measures for land contamination (including water pollution potential).
8. Archaeological investigation.
9. Details of the site foundation works.
10. Construction of storage facilities for oils, fuels or chemicals to be carried out.
11. Construction Environment Management Plan, including dust monitoring.
12. Submission of the sustainable design measures and construction materials, including details of energy efficiency and renewable measures.
13. Further baseline noise measurements during construction and operational phase (plant noise) to be undertaken for design work purposes.
14. 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.
15. Limit hours of power/hammer driven piling/breaking out to between 10.00 hours to 16.00 hours, Monday to Friday.
16. Ground borne vibration limits.
17. Noise level limits.
18. Implementation of micro-climate control measures.
19. Implementation of ecological mitigation measures.
20. All residential accommodation to be built to Lifetime Homes standard, including at least 10% of affordable housing being wheelchair accessible.
21. Details of the disabled access and inclusive design.
22. Details of the highway works surrounding the site.
23. Full particulars of Class A1-A3 use to be submitted.
24. Full particulars of the means of ventilation for A3 use to be submitted.
25. Details of access to cycle parking.
26. Any other condition(s) considered necessary by the Head of Development Decisions.
Informatives
1. Section 106 agreement required.
2. Section 278 (Highways) agreement required.
3. Site notice specifying the details of the contractor required.
4. Construction Environmental Management Plan Advice.
5. Environment Agency Advice.
6. English Heritage Advice.
7. Ecology Advice.
8. Environmental Health Department Advice.
9. Metropolitan Police Advice.
10. Transport Department Advice.
11. London Underground Advice.
12. Landscape department advice.
13. Contract the GLA regarding the energy proposals.
E That if by 13th June 2008, the legal agreement has not been completed, the Corporate Director Development & Renewal be delegated authority to refuse planning permission.
(Councillor Ohid Ahmed left after the consideration of this item and did not return for the duration of the meeting).
Supporting documents: