Agenda item
Land Bounded by Limehouse Cut and St Anne's Row and Commercial Road, St Anne Street, London
Decision:
On a vote of 4 for and 1 abstention, the Committee RESOLVED that planning permission for the demolition of existing buildings and construction of 6-9 storey residential-led mixed use development to provide 233 residential units (16 x studios), 52 x 1, 120 x 2, 39 x 3, 4 x 4 and 5 x 5 beds) and 1040 sq m of Use Class A1, A2, A4, A5 and B1 floorspace. Provision of 255 cycle storage spaces, 60 underground car parking spaces and the provision of public open space with access to Limehouse Cut on land bounded by Limehouse Cut and St Anne’s Row and Commercial Road, St Anne’s Street, London be GRANTED subject to
A Any direction by the Mayor
B The completion of a legal agreement to the satisfaction of the Assistant Chief Executive (Legal Services) to be completed within 3 months from the date of the Committee to secure the following:
a) Affordable Housing provision at 35% of the habitable rooms with a 73/27 split between affordable rented/shared ownership to be provided on site;
b) A contribution of £1,110,884 to mitigate the demand of the additional population on health care facilities;
c) A contribution of £376,761 to mitigate the demand of the additional population on education facilities;
d) A contribution of £49,280 towards highways improvements, to mitigate the demand of the additional population on surrounding highways;
e) A contribution of £49,280 to mitigate the demand of the additional population on open space facilities;
f) A contribution of £87,375 towards TfL and DLR for improvements and upgrades of the public transport infrastructure, to mitigate the demand of the additional population on public transport;
g) A contribution of £73,920 towards canal side and towpath improvements;
h) Completion of a ‘Car Free’ agreement to restrict occupants applying for residential parking permits;
i) Preparation, implementation and review of an Environmental Management Plan; and
j) Commitment towards utilising employment initiatives in order to maximise the employment of local residents in and post construction phase.
C That the Head of Development Decisions be delegated authority to impose conditions and informatives on the permission to secure the following:
Conditions
1) Permission valid for 3 years
2) Submission of samples/details/full particulars
3) Submission of a Secured by Design Statement
4) Submission of a desktop study report for land contamination
5) Submission of details of site drainage
6) Submission of details of site foundations
7) Submission of an investigation and remediation measures for land contamination
8) Submission of a traffic management plan detailing all routed to be used by construction vehicles and maintenance programmes and also detailing how sustainable travel to and from the proposed development will be provided among residents and staff working on the site
9) No parking on site, other than in the basement car park
10)Refuse and recycling facilities
11)Hours of Construction (8 am to 6 pm Monday to Friday; 9 am to 5 pm on Saturdays and not at all on Sunday or Bank Holidays)
12)Power Hammer driven piling/breaking (10 am to 4 pm Monday to Friday)
13)Submission of full details of the proposed lighting and CCTV scheme
14)Detailed scheme for the input of reed rafts to the Limehouse Cut
15)Submission of a construction environmental management plan
16)Submission of a detailed scheme for green/brown roofs
17)Details of the design and layout of proposed canal side pedestrian walkway
18)External artificial lighting within 5 metres of the bank directed away from the Limehouse Cut
19)No storage of materials related to the development within 5 metres of the watercourse
20)Submission of details landscape management plan
21)All planting within 5 metres of the Limehouse Cut watercourse shall be of locally native plant species only, of UK genetic origin
22)The statutory flood defence level shall be maintained at all times with temporary works if necessary
23)Preparation, implementation and review of a Green Travel Plan
24)Surface water source control measures
25)No solid material shall be stored within 8 metres of the banks of the Limehouse Cut
26)Construction of the surface and foul drainage system
27)Lifetime Homes
28)10% Disabled Access
29)Renewable Energy Measures (at least 20% reduction in carbon dioxide emissions)
30)Implementation of a programme of archaeological work.
31)Any other conditions considered necessary by the Head of Development Decisions
Informatives
1) Section 106 of the Town and Country Planning Act 1990
2) Locally native plant species on site, of UK genetic origin
3) Adequate sewerage infrastructure in place
4) With regard to (Decontamination), contact Council’s Environmental Health Department
5) Code of Construction Practice, discuss this with Council’s Environmental Health Department
6) Consult with the Council’s Highways Development Department regarding any alterations to the public highway
7) During construction consideration must be made to other development within the area and the impact to traffic movements on Commercial Road
8) Detailed proposals in the form of an archaeological project design in accordance with appropriate English Heritage Guidelines.
D That if by 17th July 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 demolition of existing buildings and construction of 6-9 storey residential-led mixed use development to provide 233 residential units (16 x studios), 52 x 1, 120 x 2, 39 x 3, 4 x 4 and 5 x 5 beds) and 1040 sq m of Use Class A1, A2, A4, A5 and B1 floorspace. Provision of 255 cycle storage spaces, 60 underground car parking spaces and the provision of public open space with access to Limehouse Cut on land bounded by Limehouse Cut and St Anne’s Row and Commercial Road, St Anne’s Street, London.
Mr Derek Colvin spoke on behalf of the residents in objection. He thanked officers for addressing many of the residents concerns in the report. However, he questioned the description of the height of the building and asked for assurance that the building would comply with Building Control Regulations.
Mr Phillip Chadda spoke on behalf of the applicant and clarified which parts of the site were included in the application.
Mr Kiely advised the Committee that Building Control monitor compliance with regulations and enforcement action would be taken if necessary. Mr Terry Natt, Strategic Applications Manager, presented a detailed report on the application. He advised that the proposal was 5 storeys above ground; the sixth storey described in the report was the basement level. The application had been redesigned to address the concerns of English Heritage. The proposal was in line with planning policy.
Members expressed concern over the loss of employment and the density of the scheme. Mr Natt read out the comments of the GLA in respect to the employment use and advised that the proposal would actually result in an increase in employment as the site was in need of enhancement. Mr Kiely reminded the Committee that the site had a PTAL rating of 6 which was the highest level and that to redevelop the site for its current use was unlikely to be economically viable.
Members also expressed concern over the affordable housing mix and tenure split. Mr Natt advised that the financial viability of the site needed to be taken into account and that the Council’s first priority was to secure affordable housing and its second to provide family sized housing in the social rented component. Ms Alison Thomas, Housing Development Manager, explained that assessments were made based on the 2004 Housing Needs Survey. The term Affordable Housing was one which was defined in both Planning Law and Housing Policy. However, it was acknowledged that many Borough residents could not afford the housing being built and the Government was examining the issue. Members were advised that they needed to take a reasonable view of all applications and strike a balance between the priorities of the Council.
On a vote of 4 for and 1 abstention, the Committee RESOLVED that planning permission for the demolition of existing buildings and construction of 6-9 storey residential-led mixed use development to provide 233 residential units (16 x studios), 52 x 1, 120 x 2, 39 x 3, 4 x 4 and 5 x 5 beds) and 1040 sq m of Use Class A1, A2, A4, A5 and B1 floorspace. Provision of 255 cycle storage spaces, 60 underground car parking spaces and the provision of public open space with access to Limehouse Cut on land bounded by Limehouse Cut and St Anne’s Row and Commercial Road, St Anne’s Street, London be GRANTED subject to
A Any direction by the Mayor
B The completion of a legal agreement to the satisfaction of the Assistant Chief Executive (Legal Services) to be completed within 3 months from the date of the Committee to secure the following:
a) Affordable Housing provision at 35% of the habitable rooms with a 73/27 split between affordable rented/shared ownership to be provided on site;
b) A contribution of £1,110,884 to mitigate the demand of the additional population on health care facilities;
c) A contribution of £376,761 to mitigate the demand of the additional population on education facilities;
d) A contribution of £49,280 towards highways improvements, to mitigate the demand of the additional population on surrounding highways;
e) A contribution of £49,280 to mitigate the demand of the additional population on open space facilities;
f) A contribution of £87,375 towards TfL and DLR for improvements and upgrades of the public transport infrastructure, to mitigate the demand of the additional population on public transport;
g) A contribution of £73,920 towards canal side and towpath improvements;
h) Completion of a ‘Car Free’ agreement to restrict occupants applying for residential parking permits;
i) Preparation, implementation and review of an Environmental Management Plan; and
j) Commitment towards utilising employment initiatives in order to maximise the employment of local residents in and post construction phase.
C That the Head of Development Decisions be delegated authority to impose conditions and informatives on the permission to secure the following:
Conditions
1) Permission valid for 3 years
2) Submission of samples/details/full particulars
3) Submission of a Secured by Design Statement
4) Submission of a desktop study report for land contamination
5) Submission of details of site drainage
6) Submission of details of site foundations
7) Submission of an investigation and remediation measures for land contamination
8) Submission of a traffic management plan detailing all routed to be used by construction vehicles and maintenance programmes and also detailing how sustainable travel to and from the proposed development will be provided among residents and staff working on the site
9) No parking on site, other than in the basement car park
10)Refuse and recycling facilities
11)Hours of Construction (8 am to 6 pm Monday to Friday; 9 am to 5 pm on Saturdays and not at all on Sunday or Bank Holidays)
12)Power Hammer driven piling/breaking (10 am to 4 pm Monday to Friday)
13)Submission of full details of the proposed lighting and CCTV scheme
14)Detailed scheme for the input of reed rafts to the Limehouse Cut
15)Submission of a construction environmental management plan
16)Submission of a detailed scheme for green/brown roofs
17)Details of the design and layout of proposed canal side pedestrian walkway
18)External artificial lighting within 5 metres of the bank directed away from the Limehouse Cut
19)No storage of materials related to the development within 5 metres of the watercourse
20)Submission of details landscape management plan
21)All planting within 5 metres of the Limehouse Cut watercourse shall be of locally native plant species only, of UK genetic origin
22)The statutory flood defence level shall be maintained at all times with temporary works if necessary
23)Preparation, implementation and review of a Green Travel Plan
24)Surface water source control measures
25)No solid material shall be stored within 8 metres of the banks of the Limehouse Cut
26)Construction of the surface and foul drainage system
27)Lifetime Homes
28)10% Disabled Access
29)Renewable Energy Measures (at least 20% reduction in carbon dioxide emissions)
30)Implementation of a programme of archaeological work.
31)Any other conditions considered necessary by the Head of Development Decisions
Informatives
1) Section 106 of the Town and Country Planning Act 1990
2) Locally native plant species on site, of UK genetic origin
3) Adequate sewerage infrastructure in place
4) With regard to (Decontamination), contact Council’s Environmental Health Department
5) Code of Construction Practice, discuss this with Council’s Environmental Health Department
6) Consult with the Council’s Highways Development Department regarding any alterations to the public highway
7) During construction consideration must be made to other development within the area and the impact to traffic movements on Commercial Road
8) Detailed proposals in the form of an archaeological project design in accordance with appropriate English Heritage Guidelines.
D That if by 17th July 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: