Agenda item
Site at 438 – 490 Mile End Road, London, E1 4PE (PA/09/1916)
Decision:
The Chair pointed out that Councillors Shiria Khatun and Muhammed Abdullah Salique were ineligible to vote as they had not been in attendance when the application had been previously considered by the Committee.
Councillor Marc Francis proposed an amendment to conditions 3, 5 and 9 and additional conditions 14 and 15 of the S106 agreement which, on being put to the vote, was declared carried three for and nil against. On a vote of three for and nil against on the substantive motion, it was –
RESOLVED that, subject to any direction by the Mayor of London, planning permission for demolition of existing structures at 438-490 Mile End Road, London, E1 and erection of a new building ranging from three to nine storeys in height to provide a new education facility comprising teaching accommodation and associated facilities, student housing, cycle and car parking, refuse and recycling facilities be GRANTED subject to execution of a section 106 agreement with the Council under the following heads, together with the conditions set out at paragraph 3.4 of Appendix 1 (the report considered by the Strategic Development Committee on 15th December 2009).
- The student residential accommodation shall only be occupied for the predominant part of the year by students attending the INTO education facility, Queen Mary University of London, or from a list of other further educational establishments that has been approved by the local planning authority.
- In perpetuity; no part of the student residential accommodation shall be used as a Use Class C3 dwellinghouse.
- Prior to commencement of development a financial contribution of £120,000 towards environmental improvements to the public space to the east of the development and in Union Drive, Canal Close and Solebay Street; and accent lighting to “heritage” buildings at the end of Grove Road.
- Prior to commencement of development a £20,000 contribution to Transport for London to enhance the pedestrian crossing on Mile End Road.
- Prior to commencement of development a contribution of £100,000 towards community projects and cultural facilities.
- Prior to commencement of development a contribution of £20,000 towards local employment and training initiatives (Fastlane).
- Prior to first occupation of the development a contribution of £1,490,000 towards the provision of new youth facilities.
- Arrangements that provide for the teaching facility within the development to be made accessible to the local community for up to 20 hours a month.
- The establishment of a bursary scheme for five years to facilitate students from the Ocean Estate, or failing that others from other parts of Tower Hamlets studying at QMUL (£3,000 per student / £30,000 per annum up to a total of £150,000).
- Car free arrangements that prohibit residents and users of the development, other than disabled people, from purchasing on-street parking permits from the borough council.
- The submission and implementation of a Travel Plan comprising a Workplace and Residential Travel Plan, a Service Management Plan and a Construction Logistics & Management Plan.
- To participate in the Council’s Access to Employment and / or Skillsmatch programmes.
- To participate in the Considerate Contractor Protocol.
- Prior to commencement of development, a financial contribution of £500,000 towards the enhancement of the Bancroft Local History Archive and Library.
- Hours of use of the roof terrace to be restricted from 9 a.m. to 9 p.m.
Minutes:
Mr Stephen Irvine, Development Control Manager, introduced the report regarding the application for planning permission concerning the premises at 438-490 Mile End Road, London, E1, which had been deferred at the meeting of the Committee held on 15 December 2009.
He then presented details of the suggested reasons for refusal of the planning application, based on concerns voiced by Members at that meeting and referred to the detailed statements in the report which addressed those concerns, together with a revised S106 offer from the developer to better mitigate the impact of the development.
The Committee considered each proposed reason for refusal in turn:
Height, bulk and massing – Mr Irvine reported that the GLA advised that the design of the scheme was in accordance with design policies and complied with all relevant GLA policies. English Heritage had raised no objections and considered that it should be approved in line with national policy, the London Plan and the Council’s own policies. Planning officers considered that, overall, the scale of the proposed scheme was acceptable and in keeping with the area and in line with policy. In short there was no policy support for residential use of the site but there was support for use as an educational facility.
In relation to the absence of affordable housing, the site was located in the Knowledge Hub and it would have no impact on available housing land. Officers also clarified the terms of the revised S106 agreement including plans to allocate bursary places to students on the Ocean Estate.
Councillor Shahed Ali expressed concern over the proposed student accommodation. He commented that the plans did not take into account the Council’s desire to encourage more mixed used development in the Borough.
In reply Mr Irvine commented that the Council’s own plans stated that the site was suitable for educational use and was not ideal for residential development. Therefore it was policy compliant.
In reply to a question from a Member Mr Irvine clarified the meaning of the term beneficial occupation, and explained that the main difference between the previous plans in December and the present application was the revised Section 106 package.
Councillor Francis pointed out that the scale of the proposed new building had been reduced from 11 to 7 storeys. In addition, there were substantial additional S106 financial mitigations and the original public realm mitigations remained in force.
The Chair indicated that Councillors Shiria Khatun and Muhammed Abdullah Salique were ineligible to vote as they had not been in attendance when the application had been previously considered by the Committee.
Councillor Marc Francis proposed an amendment to conditions 3, 5 and 9 and additional conditions 14 and 15 of the S106 agreement which, on being put to the vote, was declared carried three for and nil against. On a vote of three for and nil against on the substantive motion, it was –
RESOLVED that, subject to any direction by the Mayor of London, planning permission for demolition of existing structures at 438-490 Mile End Road, London, E1 and erection of a new building ranging from three to nine storeys in height to provide a new education facility comprising teaching accommodation and associated facilities, student housing, cycle and car parking, refuse and recycling facilities be GRANTED subject to execution of a section 106 agreement with the Council under the following heads, together with the conditions set out at paragraph 3.4 of Appendix 1 (the report considered by the Strategic Development Committee on 15th December 2009).
- The student residential accommodation shall only be occupied for the predominant part of the year by students attending the INTO education facility, Queen Mary University of London, or from a list of other further educational establishments that has been approved by the local planning authority.
- In perpetuity; no part of the student residential accommodation shall be used as a Use Class C3 dwellinghouse.
- Prior to commencement of development a financial contribution of £120,000 towards environmental improvements to the public space to the east of the development and in Union Drive, Canal Close and Solebay Street; and accent lighting to “heritage” buildings at the end of Grove Road.
- Prior to commencement of development a £20,000 contribution to Transport for London to enhance the pedestrian crossing on Mile End Road.
- Prior to commencement of development a contribution of £100,000 towards community projects and cultural facilities.
- Prior to commencement of development a contribution of £20,000 towards local employment and training initiatives (Fastlane).
- Prior to first occupation of the development a contribution of £1,490,000 towards the provision of new youth facilities.
- Arrangements that provide for the teaching facility within the development to be made accessible to the local community for up to 20 hours a month.
- The establishment of a bursary scheme for five years to facilitate students from the Ocean Estate, or failing that others from other parts of Tower Hamlets studying at QMUL (£3,000 per student / £30,000 per annum up to a total of £150,000).
- Car free arrangements that prohibit residents and users of the development, other than disabled people, from purchasing on-street parking permits from the borough council.
- The submission and implementation of a Travel Plan comprising a Workplace and Residential Travel Plan, a Service Management Plan and a Construction Logistics & Management Plan.
- To participate in the Council’s Access to Employment and / or Skillsmatch programmes.
- To participate in the Considerate Contractor Protocol.
- Prior to commencement of development, a financial contribution of £500,000 towards the enhancement of the Bancroft Local History Archive and Library.
- Hours of use of the roof terrace to be restricted from 9 a.m. to 9 p.m.