Agenda item
2 Gladstone Place, London
Decision:
On a vote of 5 for and 2 against the Committee RESOLVED that planning permission for the demolition of the existing buildings occupying the site and its redevelopment to provide five buildings of between four and ten storeys in height accommodating 2,687 sqm retail floorspace (Class A1) and 208 residential units (comprising 2 x studio, 81 x 1 bed; 76 x 2 bed; 39 x 3 bed; 4 x4 bed; and 6 x 5 bed), 104 parking spaces and landscaped public, communal and private amenity space at 2 Gladstone Place, London 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 a 71/29 split between rented/ shared ownership to be provided on site. |
|
|
2. |
A contribution of £293,324 to mitigate the demand of the additional population on health care facilities. |
|
|
3. |
A contribution of £333,234 to mitigate the demand of the additional population on education facilities. |
|
|
4. |
Provide £620,000 towards open space/ public realm improvements, which have been designed into the proposed scheme, though they are located off-site. This contribution is required to relieve the pressure that will arise from the new dwellings on existing open space/ public realm within the area. |
|
|
5. |
A contribution of £50,000 towards the provision of child play space facilities in Victoria Park to meet the recreational needs of the 12 – 16 year old age group. |
|
|
6. |
The provision of £388,442 towards Roman Road district shopping centre regeneration works.
(Officer Comment: During the pre-application process, the LBTH Market Services inquired of the applicant to explore provision of market trader parking spaces within the proposed car parking area to accommodate an identified need. The market currently operates 3 times a week.
The applicant explored a number of options and identified that the scheme could viably provide up to 16 market trader spaces on site as a planning contribution if required, and was designed into the scheme and assessed accordingly. The applicant advised that if the Council determined that these spaces were no longer required the spaces could be allocated and sold to the residents of the development. The capital receipt (valued at approximately £400,000) would then be transfer to the Council as a s106 financial contribution towards Roman Road district shopping centre regeneration improvement works.
Upon submission of the application, further investigation was undertaken to evaluate the appropriateness of on-site market trader spaces. The LBTH Market Services has advised that a more suitable solution in meeting the needs of market traders is to identify opportunities for on-street trader parking spaces within the local area. This was considered to be a more appropriate solution than providing trader spaces within the Gladstone Place development.
In accordance with the Council’s Strategic Plan and the London Plan, in terms of improving existing town centres, the Council is currently preparing a program of delivery works that will assist in the regeneration the Roman Road district shopping centre. The LBTH Development Implementation Team, who is tasked with the role of pushing forward the regeneration of the Roman Road, has advised that a financial contribution is imperative in securing much needed capital to deliver this programme that will assist in mitigating any negative impacts that additional residential and retail uses may bring to the immediate environs, including the proposed development.
This regeneration program is essential tohelp sustain and improve the town centre for new residents and businesses. This funding will allow for a multi - faceted approach to regenerating the town centre, rather than addressing trader parking alone. As such, in consideration of the schemes viability assessment, a financial contribution of £388,442 towards the regeneration of Roman Road district shopping centre is considered reasonable).
|
7. |
A contribution of £135,000 towards highway improvement works on Cardigan Road which will include, resurfacing works to the carriageway, upgrade of the eastern footway and a raised table at the junction of Cardigan Road and Anglo Road (including the proposed access to the site). |
|
|
8. |
Exclusion of delivery traffic from the locality of the store until the appropriate delivery times conditioned by the planning permission. |
|
|
9. |
The provision of a north-south and east west-public walkway through the site |
|
|
10. |
Completion of a car free agreement to restrict occupants applying for residential parking permits. |
|
|
11. |
TV reception monitoring and mitigation; |
|
|
12. |
Commitment towards utilising employment initiatives in order to maximise the employment of local residents. |
|
|
13. |
Commitment towards Code of Construction Practice. |
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 for all external materials to be submitted with detail specifications. · 1:10 scale details for typical elevation conditions including balconies, window reveals, roof parapet, glazing · Cardigan Road elevation – including the treatment of the parking and service access and shutter if proposed. This will include details of signage, lighting and a green wall. · All landscaping (such as roof level brown and/or green roof systems,courtyard area, and ground floor play space, open space and public realm works) including lighting and security measures, play equipment, planting, finishes, levels, walls, fences, gates and railings, screens/ canopies, entrances, seating and litter bins. The landscaping detail should mitigate any resultant wind environment at ground floor and podium levels; and · The design of the lower floor elevations of commercial units including shopfronts; |
3. |
No exit/entry doors are permitted to open outwards over the public highway. |
4. |
Landscape Maintenance and Management Plan. Native species should be implemented, including green/brown roofs. |
5. |
Parking – maximum of 74 residential car parking spaces (including 7 disabled spaces and 2 car club spaces), 30 commercial car parking spaces (including 4 disabled spaces), 10 residential and 4 commercial motor cycle spaces, and a minimum of 208 residential and 21 non-residential bicycle parking spaces. |
6. |
Archaeological investigation. |
7. |
Investigation and remediation measures for land contamination (including water pollution potential). |
8. |
Full particulars of the following: · Surface/ foul water drainage plans/ works; and · Surface water control measures. |
9. |
Construction Environmental Management Plan, including dust monitoring |
10. |
Submission of details of the sustainable design measures and construction materials, including details of energy efficiency and renewable measures. |
11. |
Details of the operating hours for the A1 use/s to be submitted and approved prior to the date of occupation. |
12. |
No deliveries to the A1 use/s shall be received other than on Sundays between the hours of 10.00hrs and 14.00hrs with a maximum of two lorries, nor on Bank Holidays other than between the hours of 8.00hrs and 14.00hrs with a maximum of two lorries, nor on Monday to Saturday other than between the hours of 07.30hrs and 18.00hrs. |
13 |
No noise nuisance to be caused to neighbouring residents. Permissible noise levels are as follows: 08:00-18:00 Monday to Friday Max Leq 75dB (A) Leq 10 hour at the nearest premises and 08:00-13:00 Saturday Max Leq 75dB (A) Leq 5 hour at the nearest premises. These noise limits apply at 1 metre from the façade of any occupied building. |
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 and no working on Sundays or Public Holidays |
15. |
Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday. |
16. |
Sound insulation mitigation measures to be implemented in accordance with the Noise and Vibration Assessment and LBTH Environmental Health advice. |
17. |
During the demolition and construction phases of the proposed development, a programme of on-site vibration monitoring is required to demonstrate compliance with London Borough of Tower Hamlets standards. Measured ground borne vibrations should not exceed a peak particle velocity of 1 mm/s at any occupied residential property and 3 mm/s at any other property. |
18. |
All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible. |
19. |
Submit a Green Travel Plan, for both the commercial and residential elements, to be maintained for the duration of the development. |
20. |
Delivery and Service Management Plan, including management details for the car park and service/delivery area, including details of the car club spaces and security point adjacent to the car park entrance). Also, management details of the refuse and recycling facilities are required. |
21. |
Submit Secure by Design Statement to address the design of the ground floor pocket park and north-south route, lighting and planting details along Gladstone Walk, lighting along the north and south elevations of Block E, and the use of CCTV cameras throughout the site. |
22. |
Provision of electrical charging points for vehicles. |
23. |
Details of the highway works surrounding the site |
24. |
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. |
Environmental Health Department Advice. |
6. |
English Heritage Advice |
7. |
Parking Services Advise – Traffic Management Order |
8. |
Metropolitan Police Advice. |
9. |
Transport Department Advice. |
10. |
Contact the GLA regarding the energy proposals. |
11. |
Contact Thames Water for water and sewage infrastructure advice |
That, if by 28th 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.
(Councillor Dulal Uddin could not vote on the application as he had not been present at the previous meeting when the application had been considered
(Councillor Marc Francis declared a prejudicial interest in the above item and left the room during the consideration by Members
Minutes:
Mr Stephen Irvine, Development Control Manager, presented a detailed update report on the application, which had been considered at the last meeting. Members had raised a number of concerns in relation to a taxi pick-up/drop off area, the affordable housing tenure mix, lack of child play space provision and noise issues, and responses to these concerns were addressed within the report.
In response to questions Mr Irvine advised that consideration was given to the GLA’s view as it had the right to direct refusal, however the Council could still take a different view based on its consideration of local circumstances. With regard to the taxi pickup/drop off, taxis were permitted to do so on double yellow lines if they did not impede flow of traffic and this was considered to be a better option than removing a residential parking space.
Members noted that consultation with residents had taken place at the pre-application stage, and the design of the supermarket took on board safety concerns and the views of the police.
On a vote of 5 for and 2 against the Committee RESOLVED that planning permission for the demolition of the existing buildings occupying the site and its redevelopment to provide five buildings of between four and ten storeys in height accommodating 2,687 sqm retail floorspace (Class A1) and 208 residential units (comprising 2 x studio, 81 x 1 bed; 76 x 2 bed; 39 x 3 bed; 4 x4 bed; and 6 x 5 bed), 104 parking spaces and landscaped public, communal and private amenity space at 2 Gladstone Place, London 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 a 71/29 split between rented/ shared ownership to be provided on site. |
|
|
2. |
A contribution of £293,324 to mitigate the demand of the additional population on health care facilities. |
|
|
3. |
A contribution of £333,234 to mitigate the demand of the additional population on education facilities. |
|
|
4. |
Provide £620,000 towards open space/ public realm improvements, which have been designed into the proposed scheme, though they are located off-site. This contribution is required to relieve the pressure that will arise from the new dwellings on existing open space/ public realm within the area. |
|
|
5. |
A contribution of £50,000 towards the provision of child play space facilities in Victoria Park to meet the recreational needs of the 12 – 16 year old age group. |
|
|
6. |
The provision of £388,442 towards Roman Road district shopping centre regeneration works.
(Officer Comment: During the pre-application process, the LBTH Market Services inquired of the applicant to explore provision of market trader parking spaces within the proposed car parking area to accommodate an identified need. The market currently operates 3 times a week.
The applicant explored a number of options and identified that the scheme could viably provide up to 16 market trader spaces on site as a planning contribution if required, and was designed into the scheme and assessed accordingly. The applicant advised that if the Council determined that these spaces were no longer required the spaces could be allocated and sold to the residents of the development. The capital receipt (valued at approximately £400,000) would then be transfer to the Council as a s106 financial contribution towards Roman Road district shopping centre regeneration improvement works.
Upon submission of the application, further investigation was undertaken to evaluate the appropriateness of on-site market trader spaces. The LBTH Market Services has advised that a more suitable solution in meeting the needs of market traders is to identify opportunities for on-street trader parking spaces within the local area. This was considered to be a more appropriate solution than providing trader spaces within the Gladstone Place development.
In accordance with the Council’s Strategic Plan and the London Plan, in terms of improving existing town centres, the Council is currently preparing a program of delivery works that will assist in the regeneration the Roman Road district shopping centre. The LBTH Development Implementation Team, who is tasked with the role of pushing forward the regeneration of the Roman Road, has advised that a financial contribution is imperative in securing much needed capital to deliver this programme that will assist in mitigating any negative impacts that additional residential and retail uses may bring to the immediate environs, including the proposed development.
This regeneration program is essential tohelp sustain and improve the town centre for new residents and businesses. This funding will allow for a multi - faceted approach to regenerating the town centre, rather than addressing trader parking alone. As such, in consideration of the schemes viability assessment, a financial contribution of £388,442 towards the regeneration of Roman Road district shopping centre is considered reasonable).
|
7. |
A contribution of £135,000 towards highway improvement works on Cardigan Road which will include, resurfacing works to the carriageway, upgrade of the eastern footway and a raised table at the junction of Cardigan Road and Anglo Road (including the proposed access to the site). |
|
|
8. |
Exclusion of delivery traffic from the locality of the store until the appropriate delivery times conditioned by the planning permission. |
|
|
9. |
The provision of a north-south and east west-public walkway through the site |
|
|
10. |
Completion of a car free agreement to restrict occupants applying for residential parking permits. |
|
|
11. |
TV reception monitoring and mitigation; |
|
|
12. |
Commitment towards utilising employment initiatives in order to maximise the employment of local residents. |
|
|
13. |
Commitment towards Code of Construction Practice. |
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 for all external materials to be submitted with detail specifications. · 1:10 scale details for typical elevation conditions including balconies, window reveals, roof parapet, glazing · Cardigan Road elevation – including the treatment of the parking and service access and shutter if proposed. This will include details of signage, lighting and a green wall. · All landscaping (such as roof level brown and/or green roof systems,courtyard area, and ground floor play space, open space and public realm works) including lighting and security measures, play equipment, planting, finishes, levels, walls, fences, gates and railings, screens/ canopies, entrances, seating and litter bins. The landscaping detail should mitigate any resultant wind environment at ground floor and podium levels; and · The design of the lower floor elevations of commercial units including shopfronts; |
3. |
No exit/entry doors are permitted to open outwards over the public highway. |
4. |
Landscape Maintenance and Management Plan. Native species should be implemented, including green/brown roofs. |
5. |
Parking – maximum of 74 residential car parking spaces (including 7 disabled spaces and 2 car club spaces), 30 commercial car parking spaces (including 4 disabled spaces), 10 residential and 4 commercial motor cycle spaces, and a minimum of 208 residential and 21 non-residential bicycle parking spaces. |
6. |
Archaeological investigation. |
7. |
Investigation and remediation measures for land contamination (including water pollution potential). |
8. |
Full particulars of the following: · Surface/ foul water drainage plans/ works; and · Surface water control measures. |
9. |
Construction Environmental Management Plan, including dust monitoring |
10. |
Submission of details of the sustainable design measures and construction materials, including details of energy efficiency and renewable measures. |
11. |
Details of the operating hours for the A1 use/s to be submitted and approved prior to the date of occupation. |
12. |
No deliveries to the A1 use/s shall be received other than on Sundays between the hours of 10.00hrs and 14.00hrs with a maximum of two lorries, nor on Bank Holidays other than between the hours of 8.00hrs and 14.00hrs with a maximum of two lorries, nor on Monday to Saturday other than between the hours of 07.30hrs and 18.00hrs. |
13 |
No noise nuisance to be caused to neighbouring residents. Permissible noise levels are as follows: 08:00-18:00 Monday to Friday Max Leq 75dB (A) Leq 10 hour at the nearest premises and 08:00-13:00 Saturday Max Leq 75dB (A) Leq 5 hour at the nearest premises. These noise limits apply at 1 metre from the façade of any occupied building. |
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 and no working on Sundays or Public Holidays |
15. |
Limit hours of power/hammer driven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monday to Friday. |
16. |
Sound insulation mitigation measures to be implemented in accordance with the Noise and Vibration Assessment and LBTH Environmental Health advice. |
17. |
During the demolition and construction phases of the proposed development, a programme of on-site vibration monitoring is required to demonstrate compliance with London Borough of Tower Hamlets standards. Measured ground borne vibrations should not exceed a peak particle velocity of 1 mm/s at any occupied residential property and 3 mm/s at any other property. |
18. |
All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible. |
19. |
Submit a Green Travel Plan, for both the commercial and residential elements, to be maintained for the duration of the development. |
20. |
Delivery and Service Management Plan, including management details for the car park and service/delivery area, including details of the car club spaces and security point adjacent to the car park entrance). Also, management details of the refuse and recycling facilities are required. |
21. |
Submit Secure by Design Statement to address the design of the ground floor pocket park and north-south route, lighting and planting details along Gladstone Walk, lighting along the north and south elevations of Block E, and the use of CCTV cameras throughout the site. |
22. |
Provision of electrical charging points for vehicles. |
23. |
Details of the highway works surrounding the site |
24. |
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. |
Environmental Health Department Advice. |
6. |
English Heritage Advice |
7. |
Parking Services Advise – Traffic Management Order |
8. |
Metropolitan Police Advice. |
9. |
Transport Department Advice. |
10. |
Contact the GLA regarding the energy proposals. |
11. |
Contact Thames Water for water and sewage infrastructure advice |
That, if by 28th 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.
(Councillor Dulal Uddin could not vote on the application as he had not been present at the previous meeting when the application had been considered
(Councillor Marc Francis declared a prejudicial interest in the above item and left the room during the consideration by Members)
Supporting documents:
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6.1_ Roman Place, item 6.1
PDF 266 KB
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6.1a_Roman Place App 1, item 6.1
PDF 478 KB
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6.1b_Roman Place App 2, item 6.1
PDF 90 KB
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6.1c_Roman Place App3, item 6.1
PDF 115 KB