Agenda item
6 Boulcott Street, London, E1 0HR (PA/13/00697)
Proposal: Demolition of existing building and redevelopment to provide an 8 storey building with a social club (Use Class D2) on the ground and 1st floor with residential (Use Class C3) above, comprising 25 units (9 x 1 bed, 13 x 2 bed and 3 x 3 bed).
Recommendation: GRANT planning permission subject to the prior completion of a legal agreement, conditions and informatives
Minutes:
Update Report tabled.
Councillors Anwar Khan and Rajib Ahmed left the meeting at 8pm (after the consideration of items 6.1 and 6.3).
Jerry Bell (Applications Team Leader, Development and Renewal) introduced the item regarding planning permission at 6 Boulcott Street, London for the demolition of existing building and redevelopment to provide an 8 storey building with a social club on the ground and 1st floor with residential above, comprising 25 units.
The Chair invited registered speakers to address the Committee.
Christopher Hicks spoke in objection acting on behalf of 1-9 Ratcliffe Cross Street. Whilst he was supportive of the development of the site, he considered that the plans would unduly effect the redevelopment of the adjacent Ratcliffe Cross site given the scale of the proposal and the site constraints. The development would be built right next to the boundary. The windows would take light from their site. As a result, it would prevent a large part of the site from being developed.
He also expressed concern at the impact on 3 and 5 Boulcott Street in terms of loss of light. The proposal would also create a ‘cannoning effect’ on Boulcott Street leading to poor outlooks and a sense of enclosure for residents.
Alongside this, there were major issues within the development itself with regard to excessive density, lack of affordable housing, poor outlooks for the future occupants and major sunlight failures within some of the proposed units.
He advised that there had been pre-application discussions with the Council in respect of the redevelopment of 1-9 Radcliffe Cross Street but that the development proposals had been stalled because of the current application. He considered that a joint scheme with the adjacent applicant should be considered that would better address these issues.
Colin Fowler spoke in objection. He expressed concern at the loss of light at 3 and 5 Boulcott Street and loss of privacy to the surrounding residents from the roof garden. The density range was twice the recommended and the proposal would also have an unacceptable impact on highway safety given that it would increase congestion on a very narrow one way street. There were also issues with noise and vibration and, according to the experts, some of the units may be unliveable.
Tony Collins spoke in support acting on behalf of the applicant and the Dockers Club. The applicant had fully taken into account the plans for the adjoining Ratcliffe Cross site and this had informed the plans. There would be no undue impact on such plans. He listed the benefits of the scheme.
Brian Nicholson spoke in support. He highlighted the history of the Dockers Club that had been based in its current location for many years and had always been open to the whole community. The building was in need of replacement. The plans would therefore provide a new purpose built community facility with contributions for health services and the street scene. The plans should be supported as the Dockers Club was an important social asset.
Jerry Bell (Applications Team Leader, Development and Renewal) presented the detailed report and update describing the location, the outcome of the consultation and the challenges with developing Boulcott Street generally due to the confined nature of the area. Mr Bell also explained the layout and the key features of the proposal.
Mr Bell addressed the concerns about the impact on 3 and 5 Boulcott Street and the adjoining site (especially addressing the daylight and sunlight impacts). Such impacts were due to the site constraints and were almost inevitable with any development that increased the height of the existing building. The Committee also noted the s106 offer including an offer towards off site affordable housing that could not be provided on site because it was difficult for the provider to manage additional units on a mixed tenure floor.
On balance, given the benefits of the scheme (including the new community facilities and affordable housing), Officers considered that the scheme was acceptable and were recommending the proposal for approval.
In response to Members, Officers further explained the amenity impact to 3 and 5 Boulcott Street. It was explained that any redevelopment of the site was likely to have a similar impact unless at a very low level. It was also acknowledged that some of the proposed units within the development itself would experience similar amenity impacts from the adjacent wall and buildings.
It was noted that the plans would maximise the development potential of the site. Given this and the merits of the scheme, Officers considered that the density range was acceptable.
On a vote of 3 in favour and 1 against, the Committee RESOLVED:
1. That planning permission (PA/13/00697) at 6 Boulcott Street, London, E1 0HR be GRANTED for the demolition of existing building and redevelopment to provide an 8 storey building with a social club (Use Class D2) on the ground and 1st floor with residential (Use Class C3) above, comprising 25 units (9 x 1 bed, 13 x 2 bed and 3 x 3 bed) SUBJECT to:
2. The prior completion of a legal agreement, to the satisfaction of the Head of Legal Services (Environment) to secure the planning obligations set out in the committee report.
3. 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 committee report
4. 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: