Agenda item
638 Commercial Road/Limehouse Library (PA/13/2580 & PA/13/2581)
Proposal:
PA/13/2580: Conversion and extension of existing vacant library to provide part 3-5 storey building with a kitchen, laundry and gymnasium facilities at basement level; study/lecture rooms at ground floor ; 64 self contained student accommodation units at ground and upper floors and 73 bicycle spaces.
PA/13/2581: Listed Building Consent for the conversion and extension of existing vacant library to provide part 3-5 storey building with a kitchen, laundry and gymnasium facilities at basement level; study/lecture rooms at ground floor; 64 self contained student accommodation units at ground and upper floors and 73 bicycle spaces.
Recommendations:
To GRANT planning permission subject to a legal agreement conditions and informatives.
To GRANT Listed Building Consent subject to conditions.
Minutes:
Update Report.
Paul Buckenham (Development Manager, Development and Renewal) introduced the item for the conversion and extension of 638 Commercial Road/Limehouse Library.
The Chair invited registered speakers to address the Committee.
Councillor Craig Aston spoke in objection to the proposal. He objected to the impact on the listed Edwardian building due to the proposed removal of key features. The plans were completely inappropriate for the building.
The plans conflicted with the Development Brief for the Limehouse Library that considered that the building was unsuitable for subdivision and residential use and should only be refurbished to preserve its special features. The building should be brought back into community use but in a way that protected its heritage value.
Murat Aydemir spoke in support of the proposal. He described the poor state of the current building and the key features of the proposals. The proposal would restore the building and provide education facilities and economic benefits to the area. The proposal would be a high quality building and would leave the Edwardian Building generally untouched.
Shay Bugler (Planning Officer, Development and Renewal) presented the detailed report and the update. He described the site, surrounds and the key elements of the current building including the protected Edwardian section.
He also advised of the outcome of the consultation, the design, height, external changes, the layout and facilities, the student base, transport links and the cycle facilities. It was proposed to restrict use of the outdoor terrace to safeguard amenity.
The proposed land use was deemed acceptable given the retention of education facilities and the difficulties with alternative uses. The impact on daylight and sunlight was marginal. The servicing from Norway Place satisfied requirements subject to the measures. It was required that a Building Management Plan would be submitted to minimise noise. There were s106 contributions to mitigate any impact.
Overall, it was considered that the plans would bring a range of positive benefits whilst restoring and protecting the historic Library building and surrounds. The application was therefore recommended for approval.
Members sought clarity on the status of the building, the condition of the mural and the difference between residential and student accommodation in terms of planning.
Questions were also asked about the loss of the public Library given the distance to the nearest Idea Stores and the need for community facilities generally.
Assurances were also sought about the servicing from Norway Place and the merits of the plans in terms of the targets for student accommodation. It was also questioned whether the plans might lead to an overdevelopment of the site.
In response, Members were advised that the entire Library building was listed. The listed mural was beyond repair. Members noted a current photograph supporting this. Any enforcement issues would be taken forward by the relevant Council Officers.
It was considered that the site was not suitable for residential accommodation due the lack of amenity space for such accommodation amongst other issues. However, the site could satisfy the needs of student accommodation whilst restoring the building and an educational use. Residential use would also require substantial external changes.
Officers were satisfied with the servicing plans subject to the stringent conditions. The facilities (gym launderette) would be open to the students only. There were Idea Stores nearby in more accessible locations in accordance with policy.
The plans would ease the pressure for student accommodation from the college. There was no evidence that there was an over concentration of such uses in the ward.
The proposal showed no symptoms of overdevelopment.
On a vote of 2 in favour and 2 against, with the Chair casting a second vote in favour, the Committee RESOLVED:
Planning permission
1. That planning permission (PA/13/2580) at 638 Commercial Road/Limehouse Library be GRANTED for the conversion and extension of existing vacant library to provide part 3-5 storey building with a kitchen, laundry and gymnasium facilities at basement level; study/lecture rooms at ground floor ; 64 self contained student accommodation units at ground and upper floors and 73 bicycle spaces SUBJECT to:
2. The prior completion of a legal agreement, to the satisfaction of the Head of Legal Services, to secure the matters set out in the committee report.
3. That the Service Head - (Legal Services) is delegated power to complete the legal agreement.
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 Committee report.
5. Any other condition(s) and informative(s) considered necessary by the Head of Development Decisions.
6. That, if within three 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.
Listed Building Consent
7. That Listed Building Consent (PA/13/2581) at 638 Commercial Road/Limehouse Library be GRANTED for the conversion and extension of existing vacant library to provide part 3-5 storey building with a kitchen, laundry and gymnasium facilities at basement level; study/lecture rooms at ground floor; 64 self contained student accommodation units at ground and upper floors and 73 bicycle spaces SUBJECT to the conditions set out in the committee report.
Supporting documents: