Agenda item
Calders Wharf, Saunders Ness Road, London, E14 3EA (PA/12/02784 and PA/12/02785)
PA/12/02784
Proposal: The redevelopment of Calders Wharf community Centre comprising the demolition of the existing building (387sq.m GIA) (Use Class D1) and adjacent boundary wall, railings and planters.The construction of a four storey building to provide a new Community Centre and children's play group facility (494 sqm GIA) (Use Class D1) and 25 new residential units (9x1 bedroom;11x2 bedroom; 5x3 bedroom) with associated disabled parking and cycle parking, landscaped public open space, private amenity space and other associated works.
Recommendation:GRANT planning permission subject to the prior completion of a legal agreement, conditions and informatives.
PA/12/02785
Proposal: Conservation Area Consent for the demolition of an existing modern constructed, single storey community building (387 sq.m. GIA, Use Class D1) (the Calders Wharf Community Centre), a 2.4 metre high brick boundary wall, railings and planters and tree removal.
Recommendation: GRANT conservation area consent subject to conditions and informatives.
Minutes:
Update Report tabled
Jerry Bell (Applications Team Leader, Development and Renewal) introduced the item regarding planning permission and conservation area consent
at Calders Wharf, Saunders Ness Road, London for the redevelopment of Calders Wharf Community Centre to provide a new Community Centre and children's play group facility and 25 new residential units with associated disabled parking and cycle parking, landscaped public open space, private amenity space and other associated works.
The Chair invited registered speakers to address the Committee.
Geeta Kasanga spoke in objection. She objected to the impact on the nearby Island Gardens Conservation Area given the height of the proposal. The development would be very high and would harm and encroach on the Island Garden community space. She also questioned the legality of the development, in particularly the right of the developer to build on the land given the landownership disputes. She outlined the various issues relating to this dispute.
Councillor Peter Golds spoke in objection. Councillor Golds commented that he was speaking as the ward Councillor and on behalf of many residents. He objected to the impact of the development, particularly the height, on the neighbouring World Heritage Site buffer zone. The height of the development would be much higher than that of the surrounding buildings. The proposal was contrary to the regional policy that sought to prevent such damage. He also expressed concern about the plans to build over the Docklands Light Railway (DLR) structures and the ability of the proposal to safely support such works. This would be very dangerous given the risk that the proposed structure could collapse. He questioned whether the plans justified such risks and damage to the setting of the heritage assets especially as there were so few social housing units.
Councillor Gloria Thienel spoke in opposition as a ward Councillor. She commented on the strength of the public opposition to the scheme with 136 letters in objection, a petition against with 490 signatures and an on line petition with 670 objections. Whilst the site was owned partly by the Council and the DLR, it appeared that the proposals would mainly assist the developer in making a profit.
The plans would damage the setting of the heritage assets due the height, the poor design and by removing the boundary wall. A wide range of external bodies including the Friends of Island Gardens had objected to the scheme due to such issues. No noise study had been undertaken.
Councillor Thienel referred to the issues in the surrounding area following the removal of the public toilets in Manchester Road. These problems would spill over to the site when developed. Councillor Thienel also referred to the landownership disputes that were currently being investigated. The proposal should be rejected to preserve this ‘jewel in the crown’.
Heather Peters spoke in support as a local resident with children at the existing nursery. She considered that there was a shortage of nursery and education places on the Isle of Dogs so this proposal was welcomed. Whilst the services currently offered by the nursery were invaluable for local parents, the current facility was not fit for purpose. The Council’s Children Services department supported the scheme. She also welcomed the new Community Centre as a customer of the existing facility. The plans would provide much needed facilities (such as classes) given the pressures on such facilities in the area.
Steve Inkpen spoke in support of the application. The proposal followed an extensive consultation period with the public. In response to the feedback, the scheme had been amended with a reduction in density, height and scale of the building. The proposal would provide new housing with 19% affordable units and increase the size of the park for public enjoyment. The plans would generate funding to cross subsidise the enhanced community facilities and the play space. In reply to Members, Mr InkPen clarified that the applicant, East End Homes, owned the site. (The DLR owned the subsoil). Any works affecting the DLR would be dealt with through a strict process of approval. The DLR were satisfied with the proposal subject to the conditions.
Mary O'Shaughnessy (Planning Officer) presented the report and update explaining the location and surrounds including the heritage assets. She explained the outcome of the public consultation including an on line petition that at noon of the day of the Committee, had generated 665 signatures in opposition.
The Committee were advised of the amendments to the previous scheme (including the revised materials, the increased separation distances and the angling of the proposal away from the listed foot tunnel entrance) to ensure the scheme complemented and preserved the surrounding heritage assets. The Committee also noted the affordable housing and the s106 offer, subject to independent viability testing. This showed that the maximum amount of each had been secured in view of viability. The s106 offer included contributions for offsite affordable housing. The proposal would preserve residential amenity.
Officers considered that the case was finely balanced. However, in view of the merits of the scheme, were recommending the scheme for approval.
In response to Members, Officers provided further information on the landownership issues by reference to a plan that showed the interests in the site (clarifying that a small part of the site was registered as being owned by the Council). Officers and the DLR were satisfied with the safety of the scheme given the proximity of the scheme to DLR infrastructure.
Officers also confirmed the main changes since the previous scheme to protect the surrounding area including views from the south of the river. Officers were satisfied with the new plans and considered that the amendments successfully overcame the concerns. It was considered that the level of amenity space on site was acceptable given the proximity of the site to public open space and the contributions towards improving existing open space. The additional park space would be open to the public.
Planning Permission.
On a vote of 5 in favour and 1 against, the Committee RESOLVED:
1. That planning permission (PA/12/02784) at Calders Wharf, Saunders Ness Road, London, E14 3EA be GRANTED for the redevelopment of Calders Wharf community centre comprising the demolition of the existing building (387sq.m GIA) (Use Class D1) and adjacent boundary wall, railings and planters, the construction of a four storey building to provide a new Community Centre and children's play group facility (494 sqm GIA) (Use Class D1) and 25 new residential units (9x1 bedroom;11x2 bedroom; 5x3 bedroom) with associated disabled parking and cycle parking, landscaped public open space, private amenity space and other associated works 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 and the update report.
3. That the Head of Legal Services (Environment) is delegated power to negotiate the legal agreement indicated above.
4. That the Corporate Director Development & Renewal is delegated authority to recommend the conditions and informatives in relation to the matters set out in the committee report and the update report.
Conservation area consent.
On a vote of 5 in favour and 1 against, the Committee RESOLVED:
5. That conservation area consent (PA/12/02785) at Calders Wharf, Saunders Ness Road, London, E14 3EA beGRANTED for the demolition of an existing modern constructed, single storey community building (387 sq.m. GIA, Use Class D1) (the Calders Wharf Community Centre), a 2.4 metre high brick boundary wall, railings and planters and tree removal.
6. That the Corporate Director Development & Renewal is delegated authority to recommend the conditions and informatives in relation to the matters set out in the committee report.
7. That if within 3 months of the date of this committee the legal agreement has not been completed, the Corporate Director Development and Renewal is delegated power to refuse planning permission.
Supporting documents: