Agenda item
Site At Bow Wharf Adjoining Regents Canal And Old Ford Road, Old Ford Road, London (PA/11/03371 - 3372)
Decision:
Update Report Tabled.
On a vote of 0 in favour and 4 against the Officer recommendation with 1 abstention, the Committee RESOLVED:
That the Officer recommendation to grant Planning Permission and Conservation Area Consent (PA/11/03371 - 3372)at Site At Bow Wharf Adjoining Regents Canal and Old Ford Road, Old Ford Road, London be NOT ACCEPTED for the demolition of existing buildings to facilitate the redevelopment of the site to provide three buildings ranging in height from 3 - 6 storeys to provide 34 residential units comprising 10 x 1 bedroom, 15 x 2 bedroom, 4 x 3 bedroom and 5 x 4 bedroom houses, 74.8 square metres of commercial floor space to be used as either Use Class A1, A2, A3,B1 or D1, including provision of one accessible parking space, cycle parking, public and private amenity space and associated works.
The Committee were minded to refuse the scheme due to concerns over:
- Height and design that would have a detrimental effect on the heritage value of the Regent’s Canal Conservation Area.
- Overdevelopment of the site given the density of the proposal
- The s.106 agreement particularly the health contributions
- Lack of social housing.
In accordance with 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.
(The Members that voted on this item were Councillors Helal Abbas, Anwar Khan, Tim Archer, Judith Gardiner and Gulam Robbani).
Minutes:
Update Report tabled.
The Committee considered the schemes regarding the site at Bow Wharf Adjoining Regents Canal and Old Ford Road, Old Ford Road, London (PA/11/03371 - 3373). The Chair invited registered speakers to address the Committee.
Tom Ridge of the East London Waterways Group spoke against the scheme. He considered that Bow Wharf was the main asset of this waterway network due to the unique asserts including the canal, bridge and the warehouse. The warehouse was one of the few surviving historic canal side warehouses. Therefore, they needed to be preserved. The plans contradicted the Planning Inspectors report that any scheme should be no higher than the converted warehouse. Therefore, could not be successfully defended on appeal.
He drew attention to the suggested reasons for refusal in the May Committee report - that the bulk, height, mass etc. would fail to protect and the preserve the Regents Canal Conservation Area. The applicant and the Canal Trust had a duty to protect the setting of the Canal so were failing in their duty.
Malcolm Tucker from the Greater London Industrial Archaeology Society spoke against the scheme. He highlighted the key features of the site that made it a unique and special place in the Regent’s Canal Conservation Area, including the historic canal junction and bridge, the warehouse, the old low density quality of the canal side. Therefore, it should be protected.
He considered that the plans would overhang the court yard, dominate and obscure views of the warehouse due to the height and scale of the development.
He expressed concern about overdevelopment, as shown by the lack of space to recess the balconies and the overconcentration of small flats.
The Officers report was biased in terms of the impact on the Conservation Area in favour of the developer. The May 2013 update report was very selective.
The scheme failed to protect the Conservation Area so should be refused.
Kieran Rushe spoke in support of the application as the agent. He reported that the scheme was a joint venture with the applicant and the Canal and Rivers Trust. It was designed to preserve and protect the canal and area. The scheme would generate revenue for the Canal Trust to invest in the canal. The plans were the result of close engagement with Council Officers since 2010 and also community consultation to overcome the previous issues of concern with the scheme.
He considered that the impact was acceptable as set out in the report in terms of design, height density etc. He highlighted the merits of the scheme, including 34 new houses, 29% affordable housing with a high percentage of family housing, good public transport links and a full s106. The restrictions on the protected bridge were to be maintained and the Fire Service were satisfied with the access plans from Grove Road.
In reply to Members, he stated that Block C included commercial space that could be used for community facilities. The applicant would be exploring different uses for the building so this option could be looked at. There was also scope for a D1 use that could be used to provide community space. The plans should help reactivate the Bow Wharf complex, due to the improved security, public space and the increase in population.
Amy Thompson (Planning Officer) presented the detailed proposal including the update report. The application was for both planning permission and conservation area consent (as the listed building consent had already been granted at the 15th May 2013 meeting of the Committee for works to the bridge). The Committee were reminded that the scheme had been considered by the Committee on two previous occasions. These were in April 2013 where Members were minded to refuse the scheme and then in May 2013 as a deferred report where (subject to the agreement of the listed consent), the Committee deferred the report again to explore the possibility of ring fencing the s106 agreement to the Bow West ward.
However, since that time, the membership of the Committee had changed at Annual Council and it was now required that the item be reported back to the Committee as a new item.
Officers gave a detailed presentation of the proposals including the site and surrounds, the nature and views of the protected buildings and the proposed demolition works. The scheme had been subject to two rounds of consultation in November 2011 and October 2012 and the key issues raised were highlighted.
Officers explained the key improvements compared to the previous scheme including the reduced height and revised design. It was considered that the current plans were more in keeping with the Conservation Area compared to the 2009 scheme. Officers detailed the main materials to be used. The Fire Authority were now satisfied with the access plans from Grove Road and had removed its objection subject to the condition to remove the chalet and for post-completion testing.
Officers had considered the request to ring fence the s106 to the Bow West ward. Given the requirements in Council policy that say such funding should be pooled, it was recommend that the contributions not be ring fenced.
On balance, the scheme complied with policy with no undue impact on amenity so should be granted.
In reply to the presentation, the Committee asked questions about:
- The shortfall in the health contributions compared to the PCT request.
- The level of social housing and the policy targets for this matter.
- Density as it exceed policy.
In response to Members, Officers described the viability assessment and the factors taking into account. It was considered that the maximum amount of affordable housing (29%) and s106 has been secured based on the viability testing. Officers had tested various scenarios with the proposal coming out as the best outcome. It was confirmed that capital contributions had been secured for health services in accordance with policy. The revenue costs should be met by central government for the increase in population (rather than via a s106). Officers explained the need to pro rata each contribution in view of viability. It was noted that the density range marginally exceeded the guidance. However, in view of the lack of adverse impact, this was considered acceptable.
On a vote of 0 in favour and 4 against the Officer recommendation with 1 abstention, the Committee RESOLVED:
That the Officer recommendation to grant Planning Permission and Conservation Area Consent (PA/11/03371 - 3372)at Site At Bow Wharf Adjoining Regents Canal and Old Ford Road, Old Ford Road, London be NOT ACCEPTED for the demolition of existing buildings to facilitate the redevelopment of the site to provide three buildings ranging in height from 3 - 6 storeys to provide 34 residential units comprising 10 x 1 bedroom, 15 x 2 bedroom, 4 x 3 bedroom and 5 x 4 bedroom houses, 74.8 square metres of commercial floor space to be used as either Use Class A1, A2, A3,B1 or D1, including provision of one accessible parking space, cycle parking, public and private amenity space and associated works.
The Committee were minded to refuse the scheme due to concerns over:
- Height and design that would have a detrimental effect on the heritage value of the Regent’s Canal Conservation Area.
- Overdevelopment of the site given the density of the proposal
- The s.106 agreement particularly the health contributions
- Lack of social housing.
In accordance with 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.
(The Members that voted on this item were Councillors Helal Abbas, Anwar Khan, Tim Archer, Judith Gardiner and Gulam Robbani).
Supporting documents:
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PA_11_03371 and 03372_Bow Wharf_Final_MAS V2), item 9.1
PDF 1010 KB
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PA_11_03371_03372 - Bow Wharf Appendix 1_MAS, item 9.1
PDF 200 KB
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PA_11_03371_03372 - Bow Wharf - Appendix 2_MAS, item 9.1
PDF 88 KB