Councillor Saied Ahmed and Councillor Kamrul Hussain recused themselves from item 4.2 and Councillor Ahmodur Khan and Councillor Suluk Ahmed were replaced as substitutes. They both introduced themselves and  had no disclosable pecuniary interests to declare. Councillor Sabina Khan also recused herself, as she was virtually present for the meeting on 28 August when this application was initially submitted and is unable to vote. Councillor Mufeedah Bustin introduced herself for this item, as she was physically present at the 28 August meeting. She had no disclosable pecuniary interests to declare.

Update report noted.

Paul Buckenham introduced the application to grant planning permission with obligations for the redevelopment of site involving erection of five buildings and retention of one building for provision of up to 69,033 sqm (GIA) of Class E(g) space for flexible life science purpose uses; and provision of up to 6,363 sqm (GIA) flexible Class E supporting uses and Class F1 and Class F2 supporting uses (gallery/ exhibition/ community uses); up to 2,820 sqm (GIA) F1(a) for research and development and teaching activities in the  life science sector; with associated landscaping; public realm and highway works; re-provision of existing on-street car parking; and erection of a single pavilion building comprising up to 759 sqm (GIA) Class E(b) café use with ancillary storage, and Sui Generis use (public toilets) set within a new landscaped open square.

The development is to involve erection of a building up to 4 storeys on Plot A (including top storey plant); and erection of two buildings (on Plots B1 and B3) of 4 storeys rising to 8 storeys respectively (the latter including top storey

plant) including the demolition of former Outpatient's Building Annexe and part demolition/part retention of main former Outpatient's Building; and on Plot B2 the retention of the Ambrose King building. The development is to also involve the erection of a 7 storey building (including top storey plant) on Plot C (45.9m AOD); and erection of 15 storey building (including 2 top storeys of plant) on Plot D1 (78.7m AOD).

Gareth Gwynne provided a presentation to accompany the application. Members noted at the last committee a desire to understand the public benefits of the scheme and expressed concerns around those, including the level of apprenticeships. The applicant has now secured an end phase apprenticeships, which was a previously proposed.

It was noted that this application was initially considered by the Strategic Development Committee on 28 August 2024. The application was deferred for a site visit, which took place on 24 September 2024.

Shahi Mofozil, Senior Manager, Business Growth, Growth & Economic Development Division, outlined the component mix between wet and dry lab spaces, which is currently in high demand. It was noted that the scheme has been secured as a rounded mix of affordable workspace, which is in line with or exceeds the discounted rent levels in the Local Plan. The fit out requirements and available space provision. It also provides benefits to local businesses and residents.

The office space proposed will offer discounts that go beyond the current policy and is more in line with the draft Local Plan. Pathways will also be developed into the Life Sciences provision for local residents and businesses. The offer of end-phase apprenticeships will also give residents the opportunity to acquire local jobs.

Aelswith Frayne, the Head of Employment and Skills, Growth & Economic Development, then discussed the Council's ambitions to create a career and social mobility program for local residents. The proposed scheme provides primary and secondary school pupils access to information, guidance, career pathway information in STEM subjects and support for teachers' within schools through the Life Science development.

Dr Somen Banerjee, Director of Public Health, then discussed the importance of the Life Science sector in analysing how people self-care and how genetics is used to target interventions in health conditions. Members were informed how blood pressure medication has identified ethnic differences which determines its effectiveness. A Benefits Realisation Group will be created in collaboration with the Council, Barts NHS Trust, Queen Mary's Hospital and the Primary Care teams. This will enable innovative research to benefit residents prior to other local authorities and prevent the current health disparities facing the borough.

Emily Humphries, Public Health's Associate Director, Public Health, informed Members that the Community involvement Centre proposed as part of the scheme will assist in developing local health and wellbeing projects for the borough. The centre and proposed funding will support the community.

Only members physically present at the 28 August  meeting were permitted to vote on this application.

Following questions from the Committee, Officers:

·       Acknowledged that there will be some adverse daylight/sunlight impacts to the rear of Gwynne House and in total four major adverse impacts. Details of the assessments used to measure any adverse impacts were outlined.

·       Confirmed that one of the planning obligations for the applicant is to  have at target of 25% of jobs for local residents.

·       It was clarified that the Life Science development will study and treat many common conditions residents face.

·       Explained the training opportunities available for local residents, including the STEM Outreach Programme, the Ambassador program, the end phased apprenticeships which accompany the financial contributions.

·       Noted that the section 106 obligations include an Architectural Retention Clause, to maintain the quality and character of the building and its surroundings.

·       Clarified that a Secure by Design condition on the landscape and Public Realm is in place to ensure that there are no features included that might attract antisocial behaviour. A Management Plan will also be imposed on the applicant to maintain the Public Realm and landscaping.

·       Noted the difference between the first daylight / sunlight assessment and the second. The first, which is a Vertical Sky Component (VSC) assessment, measures the amount of daylight arriving at a window and the proportion of sky space visible The second, a No-Sky Line (NSL) assessment, measures the amount of light that is present in the room.

Following questions from the Committee, The Chair proposed three amendments to the planning conditions:

-      To amend the planning obligation to contribute £2.5 million towards the Women's Health Community research be worded more flexibly to say £2.5 million towards Community Health and Well-being projects.

-      To clarify that the Community Involvement Centre is being offered at a 20 year lease on a peppercorn and that the Council has exclusive use and oversight on the space and can rent it out.

-      That the planning obligations be amended to provide a commuted sum in lieu of the affordable workspace and delegate responsibilities to agree the financial amount due to the Corporate Director of Housing and Regeneration and Officers to provide a report back to the Committee, if the amendments cannot be agreed with the applicant.

The Chair then requested the Committee to vote on this before giving a final vote on the application. Paul Buckenham and the Chair discussed some of the implications on the third amendment. The law states that  planning obligations must be necessary to the development, be acceptable and reasonably related in scale to the development.

The Local Plan policy states that obligations can be utilised to secure affordable workspace at rent maintained below the market rate and that the space meets specific social, cultural or economic development objectives. Tower Hamlets local plan states that within major commercial and mixed-use developments, at least 10% of the new employment space should be provided as affordable. It goes on to state that If the affordable works space cannot be provided on site in exceptional circumstances, then a cash in lieu contribution could be taken instead.

It was noted that application will have to be referred back to the Mayor of London for review with the specifics of the exception if the Committee votes on this amendment. This will also depend on whether the applicant agrees to the proposed conditions. Members were informed that the proposed scheme adheres to the law and the Council's Local Plan policy and advised the Committee against the third amendment.

Officers suggested Members adjourn to discuss the legal implications prior to a vote on the amendments to the obligations, before a final vote is taken on the application.

The Committee Adjourned for a short while then Reconvened.

Paul Buckenham advised Members that in regards to the third amendment clarification from the applicant is required. If the vote is taken to approve the amendment, it would be allocated to Offices to discuss with the applicant and obtain additional legal advice. Officers would then inform the Committee of any changes, including bringing the application back to the Committee if the applicant opposed the additional amendment.

On a vote of 5 in favour, 1 against and 0 abstentions, the Committee RESOLVED:

1.    To amend the planning obligation to contribute £2.5 million towards the Women's Health Community research be worded more flexibly to say £2.5 million towards the Community Health and Well-being projects.

On a vote of 6 in favour, 1 against and 0 abstentions, the Committee RESOLVED:

2.    To clarify that the Community Involvement Centre is being offered at a 20 year lease on a peppercorn and that the Council has exclusive use and oversight on the space and can rent it out.

On a vote of 5 in favour, 0 against and 2 abstentions, the Committee RESOLVED:

3.    That the planning obligations be amended to provide a commuted sum in lieu of the affordable workspace and delegate responsibilities to agree the financial amount due to the Corporate Director of Housing and Regeneration and Officers to provide a report back to the Committee, if the amendments cannot be agreed with the applicant.

On a vote of 5 in favour, 0 against and 2 abstentions, the Committee RESOLVED:

4.    That planning permission be GRANTED for development at Whitechapel Road Development Site, Whitechapel Road, London, E1 2BB subject to:

·       Planning obligations and conditions set out in the report and amended by the Committee.

·       The outcome of the Stage 2 Referral to the Mayor of London.

The Committee Adjourned again for a short while, then Reconvened.