Agenda item
Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street (PA/13/01638, PA/13/01644)
- Meeting of Strategic Development Committee, Thursday, 9th January, 2014 7.00 p.m. (Item 5.2)
- View the background to item 5.2
Full Planning Permission PA/13/01638
Proposal: Demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces.
Recommendation: GRANT planning permission subject to any direction by the London Mayor, a legal agreement, conditions and informatives.
Conservation Area Consent PA/13/01644
Proposal: Demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street in conjunction with the comprehensive redevelopment of the Huntingdon Estate site to provide a mixed use development.
Recommendation: GRANT Conservation Area Consent subject to conditions and informatives.
Minutes:
Pete Smith (Development Control Manager) introduced the report regarding Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street for Planning Permission and Conservation Area Consent for the demolition and redevelopment to provide a mixed use development. Mr Smith noted that it was open for Members to refuse the application and approve the Fleet Street Hill application, should they wish to do so.
Richard Murrell (Planning Officer) presented the deferred report. It was reported that the Committee were minded to refuse the application at its last meeting due to concerns over the impact on the heritage assets of the development and the imbalance in the proposed housing tenure. Officers had since considered the Members reasons for refusal and were of the view that they could be defended at appeal.
Mr Murrell advised Members that further representations from the developer had been received regarding the proposed reasons for refusal. The developer had carried out a review, informed by Counsel, of the reasons, who did not consider the reasons gave sufficient weight to the regenerative benefits of the scheme.
Mr Murrell stated that he thought Members had carefully weighed the possible regenerative benefits of the linked schemes against the harm caused by the proposal and had come to a reasonable conclusion. In light of the representations made by the developer, Members were asked to consider this point before making a final decision.
The Officers recommendations remained unchanged to grant the application. However, should Members be minded to refuse the application, the Committee were directed to the draft reasons for refusal in the report, based on the Committee initial reasons for refusal.
In response to a Member, Officers considered that the suggested reasons for refusal were reasonable on planning grounds as set out in the deferred report. The reasons related to subjective matters around the architecture of the buildings and their impact on the historic environment. The reasons could be defended on appeal. Although ultimately, any decision on this was likely to be made by the Secretary of State.
FPP PA/13/01638 – Planning Permission
On a vote of 2 in favour of the Officer recommendation and 4 against, the Committee refused to accept the recommendation to grant Planning Permission for the application.
On a vote of 4 in favour of the reasons for refusal and 2 against, the Committee RESOLVED subject to any direction from the Mayor of London:
1. That planning permission (PA/13/01638) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be REFUSED for the demolition and redevelopment to provide a mixed use development comprising two basement floors and between 2 - 14 storeys. The proposal provides 78 residential units (Use Class C3), 456 sqm Class A1, 359 sqm Class A1/B1/D2 and 1,131 sqm A1/A3/A4/D2 at basement and ground floor; parking, plant and ancillary accommodation; a central courtyard and accessible amenity roof terraces for the following reasons as set out in paragraph 3.2 of the Committee report:
2. The proposed development, by virtue of its excessive height and bulk, is insensitive to the context of its surroundings and as such would not incorporate the principles of good design. By failing to relate well to the scale of the buildings in the immediate surrounds the proposal would not preserve or enhance the character and appearance of the Redchurch Street Conservation Area and fail to preserve or enhance the setting of surrounding conservation areas. The proposal would therefore be contrary to Core Strategy (2010) Strategic Policies SP10 (2, 3 and 4) and SP12 (b and i) and Annex: 9 Delivering Place-Making ‘Shoreditch’; Managing Development Document (2013) policies DM24, DM26 and DM27; and London Plan (Revised Early Minor Alterations to the London Plan 2013) policies 7.4, 7.6, 7.7 and 7.8d.
3. The detailed design of the building including the use of a stepped massing, a Roman profile brick, balconies and terraces with balustrades would be out of character with its surroundings and as such, would be contrary to: Core Strategy (2010) Strategic Policies SP10(2, 3 and 4) and SP12(b and i) and Annex: 9 Delivering Place making ‘Shoreditch’; Managing Development Document (2013) policies DM24, DM26 and DM27; and London Plan (Revised Early Minor Alterations to the London Plan 2013) policies 7.4, 7.6, 7.7 and 7.8d.
4. The demolition of 30/32 Redchurch Street would result in the loss of a building which makes a positive contribution to the character and appearance of the Redchurch Street Conservation Area. The public benefits of the proposal are not considered to outweigh the harm caused by the loss of the buildings and the proposal is therefore contrary to Core Strategy policy SP10, Managing Development Document policy DM27(3), London Plan policy 7.8( c and d) and guidance set within the Redchurch Street Character Appraisal dated 4th November 2009.
4. The development would be constructed over the historic route of WhitbyStreet and as such, would result in the loss of the traditional street pattern of the area, failing to reserve or enhance the character and appearance of the Redchurch Street Conservation Area. The proposal would therefore be contrary to Core Strategy (2010) Strategic Policies SP10 (2, 3 and 4) and SP12 (b and i) and Annex: 9 Delivering Place-Making ‘Shoreditch’; Managing Development Document (2013) policies DM24, DM26 and DM27 and London Plan (Revised Early Minor Alterations to the London Plan 2013) policies 7.4, 7.6, 7.7 and 7.8d. The proposal would also be contrary to guidance set within the Redchurch Street Character Appraisal dated 4th November 2009.
5. The development by virtue of the lack of on-site affordable housing (particularly housing falling within the rented tenure) would fail to contribute to the creation of a mixed and balanced community in the area. The proposal would therefore be contrary to Strategic Objective S08 of the Core Strategy (2010), policy DM3(a) of the Managing Development Document and London Plan policy 3.9.
6. In the absence of a planning permission for the redevelopment of a linked scheme at Fleet Street Hill (LBTH Ref PA/13/1637) the development would not secure the provision of an appropriate level of affordable housing and S106 contributions. The proposal would therefore be contrary to policies (legal agreement to secure an appropriate level of affordable housing and s106 contributions) and would fail to deliver affordable housing and mitigate against its impact. As such, the proposed development would fail to accord with policy 3.12 of the London Plan, policies SP02 and SP13 of the adopted Core Strategy and policy DM3 of the Managing Development Document (2013).
PA/13/01644- Conservation Area Consent
On a vote of 2 in favour of the Officer recommendation and 4 against the Committee refused to accept the recommendation to grant Conservation Area Consent for the application.
On a vote of 4 favour of the reasons for refusal and 2 against the Committee RESOLVED:
1. That Conservation Area Consent (PA/13/01644) at Land bounded by 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) and 30-32 Redchurch Street be REFUSED for the demolition of 1-5 Chance Street and 28 and 30-32 Redchurch Street in conjunction with the comprehensive redevelopment of the Huntingdon Estate site to provide a mixed use development for the following reasons as set out in the paragraph 3.2 of the Committee report.
2. The proposed demolition of 2-10 Bethnal Green Road, 1-5 Chance Street (Huntingdon Industrial Estate) without the grant of planning permission for an acceptable replacement, would neither preserve nor enhance the Redchurch Street Conservation Area. As such, the proposed demolition would be contrary to policy SP10 of the adopted Core Strategy 2010, and Policy DM27 of the of the Managing Development Document (Adopted 2013).
3. The demolition of 30/32 Redchurch Street would result in the loss of a building which makes a positive contribution to the character and appearance of the Redchurch Street Conservation area. The public benefits of the proposal are not considered to outweigh the harm caused by the loss of the buildings and the proposal would therefore be contrary to Core Strategy policy SP10, Managing Development Document policy DM27(3), London Plan policy 7.8 (c and d) and guidance set within the Redchurch Street Character Appraisal dated 4th November 2009.
Supporting documents:
- Huntingdon Industrial Estate, item 5.2 PDF 66 KB
- Huntingdon Industrial Estate Final, 21/11/2013 Strategic Development Committee, item 5.2 PDF 2 MB
- Update, Item 6.2, item 5.2 PDF 52 KB