Agenda item
Bow Cross Phase 11, Bow Cross Estate, Rainhill Way, London (PA/12/01019)
- Meeting of Development Committee, Wednesday, 10th October, 2012 7.00 p.m. (Item 7.2)
- View the background to item 7.2
Decision:
Councillor Maium Miah left the meeting at this point (8:15pm)
On a vote of 3 for, 0 against and 1 abstention the Committee RESOLVED:
1. That planning permission (PA/12/01019) at Bow Cross Phase 11, Bow Cross Estate, Rainhill Way, London be GRANTED for Construction of 18 residential units comprising of 7 x 1 bed, 7 x 2 bed and 4 x 3 bed properties arranged over 2, 3 and 4 storey blocks (affordable housing)
subject to:
2. The prior completion of a legal agreement to secure the planning obligations set out in the report
3. That the Corporate Director Development & Renewal is delegated power to negotiate the legal agreement indicated above.
4. That the Corporate Director Development & Renewal is delegated power to impose conditions and informatives on the planning permission to secure the matters set out in the report.
5. That, if within 3 months of the date of this committee the legal agreement has not been completed, the Corporate Director Development & Renewal is delegated power to refuse planning permission.
Minutes:
Councillor Md. Maium Miah left the meeting at this point (8:15pm)
Jerry Bell (Applications Team Leader) introduced the report at Bow Cross Phase 11, Bow Cross Estate, Rainhill Way, London
The Chair invited the registered speakers to address the meeting.
Danny Hassell spoke in objection to the scheme. Whilst he supported social housing in the Borough, this site was unsuitable as it was already highly developed with major new developments nearby. The Bow Church DLR station was right on the boundary of the site. It would impact on amenity; the parking was inadequate with only 3 bays for 18 units. The s106 was unacceptable given the lack of contributions for much needed community facilities.
He objected to the deferral of the accessible units until the last phase of the scheme. The number was less than initially promised and may lead to the segregation of the tenants. He stated that the car free obligation would not apply to occupants holding blue badges.
Councillor Helal Uddin spoke in opposition as a ward Councillor. He supported affordable housing and accessible units. However the residents were concerned about this scheme. Their main concerns were: overdevelopment, undue pressure on local amenities, loss of open space and a lack of consultation. Crucially there was a of lack social infrastructure to support the scheme in view of these issues. The scheme failed to provide any contributions to mitigate this pressure. A more suitable site should be found.
In reply to Members, he considered that the applicant provided no opportunities for residents to raise concerns. An alternative site should be found. This site should be used as community space with the s106 funding. The contribution for education was inadequate given the increase in population of the area in recent years.
Phillip Wright spoke on behalf of the applicant. He outlined the various stages of the wider application and widespread enhancements. Phase 11 of the scheme sought to provide 100% affordable housing. The site was an underused brownfield area with no pedestrian links and low quality amenity space. The scheme would provide 18 affordable units with generous amenity space, separation distances and a density range that complied with policy. The site had an excellent PTAL rating. It was proposed to carry out works around the DLR station to maintain access.
The scheme provided much needed affordable housing and should be granted.
In reply to Members about the 2005 application, he referred to the community facilities provided by the developer as part of the wider scheme, including a community centre and football pitch. He was not unaware that the applicant had consulted directly with the community on the proposal. Members expressed surprise at the lack of consultation.
Mandip Dhillon (Planning Officer) presented the detailed report. She explained the site location, the position of the nearby DLR station, the conservation area and listed buildings. The site itself was an undesignated brownfield site and was not a designated area of open space.
She explained the outline permission granted in 2005 for the wider Cross ways Estate regeneration. The outline permission had now lapsed. Therefore this application was required for the development of the final phase of the scheme – Phase 11. She described the key features of the 2005 application and progress with the stages including the overall provision of open space.
She explained the housing mix and the plans to reinstate the vehicle access route along Rainhill Way.
She explained the outcome of the consultation and addressed the material planning matters covering –
- Land use. The principle of the proposed use had already been established under the 2005 outline scheme so was acceptable.
- Density/Overdevelopment. The scheme comfortably complied with policy in terms of density with no symptoms of overdevelopment. The design was acceptable.
- Impact on local services. The scheme was unable to deliver the full contributions required for mitigation with 100% social housing when the viability was tested. However the applicant had offered a contribution of £72,564 towards education. On this basis and because the outline scheme had delivered other facilities, this was considered acceptable.
- There were conditions to address the concerns of the Crime and Prevention Officer.
- The carking parking was in line with policy.
Members sought clarity on the need for the application. A Member also questioned the delay in providing the social units until the last phase of the scheme. Concern was expressed at the consequences of this in terms of segregation.
On a vote of 3 for, 0 against and 1 abstention the Committee RESOLVED:
1. That planning permission (PA/12/01019) at Bow Cross Phase 11, Bow Cross Estate, Rainhill Way, London be GRANTED for Construction of 18 residential units comprising of 7 x 1 bed, 7 x 2 bed and 4 x 3 bed properties arranged over 2, 3 and 4 storey blocks (affordable housing)
subject to:
2. The prior completion of a legal agreement to secure the planning obligations set out in the report
3. That the Corporate Director Development & Renewal is delegated power to negotiate the legal agreement indicated above.
4. That the Corporate Director Development & Renewal is delegated power to impose conditions and informatives on the planning permission to secure the matters set out in the report.
5. That, if within 3 months of the date of this committee the legal agreement has not been completed, the Corporate Director Development & Renewal is delegated power to refuse planning permission.
Supporting documents: