Agenda item
Fulneck, 150 Mile End Road, London (PA/10/925) (PA/10/926)
Decision:
On a vote of 3 for, with 1 against and two abstentions, the Committee RESOLVED
(1) That planning permission be GRANTED at Fulneck House, 150 Mile End Road, London, for the demolition of existing block and erection of part four, part six storey building to provide 412 sq m commercial floorspace comprising retail (Use Class A1), financial and professional services (Use Class A2), restaurant/café (Use Class A3), business (Use Class B1) and/or non-residential institution (Use Class D1) to the ground floor, together with 78 residential units, car/bicycle parking, refuse/recycling facilities and access, landscaping and amenity proposals, subject to the prior completion of a legal agreement and to conditions and informatives as set out in the report.
(2) That the Corporate Director Development & Renewal be delegated power to negotiate the legal agreement indicated above.
(3) That, if within six weeks of the date of this Committee meeting the legal agreement has not been completed, the Corporate Director Development & Renewal be delegated power to refuse planning permission.
(4) That Conservation Area consent be GRANTED for the demolition and redevelopment works at Fulneck House, 150 Mile End Road, London, subject to the conditions set out in the report.
(5) That the Corporate Director Development & Renewal be delegated power to impose conditions and informatives on the planning permission and Conservation Area consent to secure the matters listed in the report.
Minutes:
The Chair invited registered objectors to address the meeting.
Ms Shirin Uddin, a local resident, indicated that she was speaking on behalf of local people who felt that the development would have an enormous adverse effect on their environment. There would be overcrowding and obstruction of natural sunlight, obstruction of airspace and views including increase in pollution and health hazards. The scheme would result in increased pressure on the local school, which was already oversubscribed, and on post office facilities. Concerns regarding the school included a negative effect on children’s quality of education. There would be additional parking problems in the surrounding area. A proper community centre was also needed and there would be loss of privacy to existing properties due to overlooking. There should be no reduction in parking paces to cater for the needs of more and larger families.
Mr S. Khan, a local resident, stated that there had been no effective consultation with local people about the application. The shared vehicle and pedestrian access caused great concerns for residents and particularly children. Educational provision would be insufficient and the proposed open space was insufficient for the community. Larger residences were required but the development would be overbearing and too big. Provision of commercial loading and unloading bays was inappropriate. There should be a reduction in cycle parking and increase in car parking.
Mr Mark Collins, the applicant, stated that the benefits of the proposal were significant and, although redevelopment of the existing block had been investigated, structural problems meant that it could not be refurbished to Decent Homes standards. Benefits to Stepney Green estate would result from more parking and there would be landscaping to the central green area and provision of play facilities, with a much more secure feel. There had been a large consultation day for residents, 33% of whom had attended and were overwhelmingly in favour of the proposals. There would also be eight large family units built to address the overcrowding problems in Fulneck House.
Mr Tim Gaskell, the applicant’s representative, commented that the scheme would deliver much-needed housing for the area. Fulneck House was in poor condition and now not fit for purpose. Redevelopment of the site was needed to enable a fresh start. Better quality accommodation would be provided to modern standards. There would be landscaping improvements with new lawns, a children’s play area for the whole estate and wild flower meadow. Jobs and local services would be provided. The new building was very well designed, of high quality and would enhance the Stepney Green Conservation Area.
Ms Ila Robertson, Applications Manager, introduced the report and tabled update report, making a detailed presentation of the application for demolition of Fulneck House, 150 Mile End Road, London, and erection of a part four, part six storey building comprising commercial floorspace, 78 residential units, car/bicycle parking, refuse/recycling facilites and access, landscaping and amenity proposals. She added that habitable rooms provision exceeded housing policy requirements. Some parking provision would be lost but a proportion of that had been used illegally for storage. The position regarding underground parking was clarified in the tabled update. Sunlight/daylight assessment of all affected properties had proved satisfactory and proximity to other buildings exceeded the 18m requirement, at about 30m. No habitable rooms or windows were overlooked due to the use of obscure glazing and there would be no adverse noise emissions. Construction noise would be addressed through a management plan. There was a slight excess in terms of density but this had no adverse amenity impact. Financial contributions had been secured to mitigate impacts on health and education services. The provision of a community hall had not been required by Borough policies, but over £100,000 had been secured for cultural and community purposes. A management plan was also in place to limit the size of commercial units. In addition, pedestrian access had been widened and was now considered satisfactory.
Members then put questions, which were answered by Ms Robertson, in connection with: the need for commercial units in the scheme; possible business losses; how financial contributions could mitigate effects of population increase and health service impacts; effects on local school; usability of the playspace; commercial use along the Mile End frontage; provision of new employment; parking issues and the need to ensure take-up of underground spaces.
On a vote of 3 for, with 1 against and two abstentions, the Committee RESOLVED
(1) That planning permission be GRANTED at Fulneck House, 150 Mile End Road, London, for the demolition of existing block and erection of part four, part six storey building to provide 412 sq m commercial floorspace comprising retail (Use Class A1), financial and professional services (Use Class A2), restaurant/café (Use Class A3), business (Use Class B1) and/or non-residential institution (Use Class D1) to the ground floor, together with 78 residential units, car/bicycle parking, refuse/recycling facilities and access, landscaping and amenity proposals, subject to the prior completion of a legal agreement and to conditions and informatives as set out in the report.
(2) That the Corporate Director Development & Renewal be delegated power to negotiate the legal agreement indicated above.
(3) That, if within six weeks of the date of this Committee meeting the legal agreement has not been completed, the Corporate Director Development & Renewal be delegated power to refuse planning permission.
(4) That Conservation Area consent be GRANTED for the demolition and redevelopment works at Fulneck House, 150 Mile End Road, London, subject to the conditions set out in the report.
(5) That the Corporate Director Development & Renewal be delegated power to impose conditions and informatives on the planning permission and Conservation Area consent to secure the matters listed in the report.
Supporting documents: