Agenda item
Site at 438-490 Mile End Road, London E1 4PE
Decision:
On a vote of nil for and six against, it was –
RESOLVED
That the officer recommendation to grant planning permission for the demolition of existing structures at 438-490 Mile End Road, London, E1, and erection of a new building ranging from 3 to 9 storeys to provide a new education facility comprising teaching accommodation and associated facilities, student housing, cycle and car-parking, refuse and recycling facilities be NOT ACCEPTED.
The Committee indicated that they were minded to refuse the planning application because of serious concerns over:
- The physical impact of the scheme on the surrounding area in terms of the height, bulk and massing of the proposed building.
- Inadequate financial contributions towards local employment and training initiatives.
- The requirement for a more mixed nature of occupancy of the proposed development.
In accordance with the Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee setting out proposed detailed reasons for refusal and the implications of the decision.
Minutes:
Mr Owen Whalley, Head of Planning and Building Control, introduced the report regarding the application to demolish the existing structures at 438-490 Mile End Road, London, E1 and provide a new educational facility.
The Chair then invited representations from persons who had registered for speaking rights in accordance with the procedures for hearing objections, as set out in the Council’s Constitution.
Ms Brenda Daley, a local resident, stated that a petition against the proposal had been signed by 152 residents of the Ocean Estate, who objected to the extension of the Queen Mary University Knowledge Hut beyond the boundary of the existing site. Concern was also expressed over the ongoing loss of work sites in Mile End to ever-increasing student accommodation. There was a consequent loss of family accommodation and community facilities for local people, with a growing student township and an increase in bars. This should be prevented by the Council as local infrastructure was approaching breaking point. Height reductions in the proposed scheme were also being sought, so that it would complement existing listed properties. There would be a material detriment to residents from the use of roof terraces and Toby Lane residents would be particularly affected.
On behalf of speakers in support of the application, Mr Charles Moran commented that the provision of student accommodation meant that there would be less pressure on local housing stock. He added that there would be 24 hour site management and no detriment to the local community. Significant local benefits would include the creation of 180 jobs associated with the running of the site as all non-teaching jobs would be recruited locally. The site along Mile End Road would not be suitable for family housing and the proposed scheme would allow the establishment of a firmer line for the site boundary. There had been significant changes in the height of the development, with amendments to its appearance and the removal of roof terraces. Consultation had been undertaken with local residents to ensure the maximum benefit to them and local groups were keen to use the community facility. The scheme was a fully funded and deliverable project.
Mr Imran Khan, a local student, stated that there was currently a lack of space for students and hardly any local community facilities. The scheme would result in employment benefits and allow access to courses that could be used by local people.
Mr Stephen Irvine, Development Control Manager, presented the report and indicated that changes to the design of the application had resulted in a reduction of the gross internal floorspace; a reduction of bedspaces from 631 to 583; reduction in the maximum height from 11 to 9 storeys (mainly 7 storeys) and deletion of the roof terrace. Mr Irvine added that the application was supported by Officers for the reasons detailed in the circulated report.
The Chair then invited questions from Members.
Councillor Marc Francis put questions that were answered by Mr Irvine concerning the agreement to ensure employment of local people and how this might be enforced; the design changes and how these related to the height and scale of proposed structures.
Councillor Stephanie Eaton asked questions, which were answered by Mr Irvine, with regard to student numbers and the affordable housing policy; how to enforce the agreement whereby student accommodation should only be occupied for the predominant part of the year by students attending the educational facility.
The Chair then called for a vote on the application and, on a vote of nil for and six against, it was –
RESOLVED
That the officer recommendation to grant planning permission for the demolition of existing structures at 438-490 Mile End Road, London, E1, and erection of a new building ranging from 3 to 9 storeys to provide a new education facility comprising teaching accommodation and associated facilities, student housing, cycle and car-parking, refuse and recycling facilities be NOT ACCEPTED.
The Committee indicated that they were minded to refuse the planning application because of serious concerns over:
- The physical impact of the scheme on the surrounding area in terms of the height, bulk and massing of the proposed building.
- Inadequate affordable housing contribution, which contravenes the Mayor’s draft plan policy.
- The requirement for the development to encourage a mixed community.
In accordance with the Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee setting out proposed detailed reasons for refusal and the implications of the decision.
Supporting documents: