Agenda item

151-157 Gosset Street, London, E2 6NR

Meeting of Development Committee, Wednesday, 27th August, 2008 7.30 p.m. (Item 6.1)

Decision:

On a vote of 2 for, 1 against and 1 abstention, the Committee RESOLVED that planning permission for the demolition of existing buildings and construction of 51 residential units within buildings rising from 2 to 6 storeys, together with associated cycle parking and accessible landscaped roof garden at 151-157 Gosset Street, London E2 6NR be GRANTED subject to:

A.	Any direction by The Mayor

B.	The prior completion of a legal agreement, to the satisfaction of the Chief Legal Officer, to secure the following:

1.	Affordable housing provision of 35% of the proposed habitable rooms with an 80/20 split between rented/ shared ownership to be provided on site

2.	A contribution of £51,000 to mitigate the demand of the additional population on health care facilities.

3.	A contribution of £98,736 to mitigate the demand of the additional population on education facilities.

4.	Provide £50,000 towards open space improvements at Warner Green to relieve the pressure that may arise from the new dwellings.

5.	A total contribution of £61,619 towards upgrading part of Durant Street adjacent to the development site, including: · the relocation of bollards and construction of shared surface on the south of Durant Street to permit vehicular turning; · the repaving/upgrade of the pavement on the east side of Durant Street; and · carriageway resurfacing and public realm improvement on Durant Street.

6.	Completion of a car free agreement to restrict occupants applying for residential parking permits, apart from disabled users.

7.	TV reception monitoring and mitigation;

8.	Commitment towards utilising employment initiatives in order to maximise the employment of local residents.

That the Head of Development Decisions is delegated power to impose conditions on the planning permission to secure the following:

Conditions

1.	Permission valid for 3 years
2.	Details of the following are required: · Samples of materials for external fascia of building; · A 1:20 scale north elevation that includes all specifications, fencing, rainwater pipes, external details (including samples); · 1:10 typical details for windows, balcony, and elevation bay where interface between timber panels and brickwork is visible (including samples); · 1:5 details for roof railing, top storey metal cladding detail (including samples); and · Detailed landscape plan for roof-top amenity space (including samples).
3.	Landscape Maintenance and Management Plan. Native species should be implemented
4.	Parking – 0 car parking spaces and a minimum of 66 cycle spaces
5.	Archaeological investigation
6.	Investigation and remediation measures for land contamination (including water pollution potential)
7.	Full particulars of the following: · Surface/ foul water drainage plans/ works; and · Surface water control measures.
8.	Details of the site foundations works
9.	Construction Environmental Management Plan, including an Air Quality measures
10.	Sustainable design measures and construction materials, including of energy efficiency and renewable measures.
11.	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. No work on Sundays or public holidays.
12.	Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday.
13.	All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible.
14.	Preparation of a Travel Plan
15.	Details of Refuse Management Plan
16.	Highway works surrounding the site to be submitted to and approved by the Council.
17.	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.
6.	Environment Agency Advice.
7.	Environmental Health Department Advice.
8.	Metropolitan Police Advice.
9.	Thames Water Advice.
10.	Highways Department Advice.
11.	Advertising signs and/or hoardings consent.

That, if by 27^th November 2008 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer, the Head of Development Decisions is delegated power to refuse planning permission.

Minutes:

Mr.Stephen Irvine presented the addendum report and briefly reminded Members of the Committee that the application was considered by the Development Committee at its meeting on the 30^th July 2008 and had been rejected for approval in contradiction of officers’ advice.

The Development Committee at that time indicated that they had been minded not to support the officers’ recommendation to grant planning permission for proposed development on the following grounds:

1) The percentage of family-sized homes included in the market element of the proposed development was insufficient; and

2) The proposed building would give rise to adverse over-shadowing implications for the neighbouring residential properties.

Raised informally was the concern of separation distance between the northern elevation of the development and the adjacent dwellings on Wellington Row.

Mr.Stephen Irvine continued to explain in greater detail the Council’s relevant policies and considerations in respect of concerns raised by Committee Members on the 30^th July 2008 and expanded upon in the addendum report, but concluded that officers’ recommendations remained unchanged and were of the opinion that no material harm arose from the proposals and would not propose any other grounds of refusal.

Furthermore, given the general merits of the development, none of the proposed reasons for refusal were considered by officers as likely to be upheld on appeal.

Ms.Megan Crowe concurred with this assessment of the situation.

Members of the Committee asked a number of questions about possible infringements to the conservation area and the impact upon lifestyles in the area.

By way of response, Mr.Irvine said the previous refusal had not been prompted by concern for the impact upon the conservation area, but was happy to reply.

It was explained the conservation area comprised predominantly two storey Victorian houses set back from the road.

The development was for eleven storeys, reducing in height as it approached the conservation area.

He was confident the set back proposed by officers was appropriate, would not affect the conservation area and was in accord with Council policy guidelines.

A.	Any direction by The Mayor

B.	The prior completion of a legal agreement, to the satisfaction of the Chief Legal Officer, to secure the following:

1.	Affordable housing provision of 35% of the proposed habitable rooms with an 80/20 split between rented/ shared ownership to be provided on site

2.	A contribution of £51,000 to mitigate the demand of the additional population on health care facilities.

3.	A contribution of £98,736 to mitigate the demand of the additional population on education facilities.

4.	Provide £50,000 towards open space improvements at Warner Green to relieve the pressure that may arise from the new dwellings.

5.	A total contribution of £61,619 towards upgrading part of Durant Street adjacent to the development site, including: · the relocation of bollards and construction of shared surface on the south of Durant Street to permit vehicular turning; · the repaving/upgrade of the pavement on the east side of Durant Street; and · carriageway resurfacing and public realm improvement on Durant Street.

6.	Completion of a car free agreement to restrict occupants applying for residential parking permits, apart from disabled users.

7.	TV reception monitoring and mitigation;

8.	Commitment towards utilising employment initiatives in order to maximise the employment of local residents.

That the Head of Development Decisions is delegated power to impose conditions on the planning permission to secure the following:

Conditions

1.	Permission valid for 3 years
2.	Details of the following are required: · Samples of materials for external fascia of building; · A 1:20 scale north elevation that includes all specifications, fencing, rainwater pipes, external details (including samples); · 1:10 typical details for windows, balcony, and elevation bay where interface between timber panels and brickwork is visible (including samples); · 1:5 details for roof railing, top storey metal cladding detail (including samples); and · Detailed landscape plan for roof-top amenity space (including samples).
3.	Landscape Maintenance and Management Plan. Native species should be implemented
4.	Parking – 0 car parking spaces and a minimum of 66 cycle spaces
5.	Archaeological investigation
6.	Investigation and remediation measures for land contamination (including water pollution potential)
7.	Full particulars of the following: · Surface/ foul water drainage plans/ works; and · Surface water control measures.
8.	Details of the site foundations works
9.	Construction Environmental Management Plan, including an Air Quality measures
10.	Sustainable design measures and construction materials, including of energy efficiency and renewable measures.
11.	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. No work on Sundays or public holidays.
12.	Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday.
13.	All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible.
14.	Preparation of a Travel Plan
15.	Details of Refuse Management Plan
16.	Highway works surrounding the site to be submitted to and approved by the Council.
17.	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.
6.	Environment Agency Advice.
7.	Environmental Health Department Advice.
8.	Metropolitan Police Advice.
9.	Thames Water Advice.
10.	Highways Department Advice.
11.	Advertising signs and/or hoardings consent.

That, if by 27^th November 2008 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer, the Head of Development Decisions is delegated power to refuse planning permission.

The Chair adjourned the meeting at 7.55pm to allow for quiet to be restored in the chamber.

The meeting reconvened at 8.05pm.

Supporting documents:

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Agenda item

151-157 Gosset Street, London, E2 6NR