Agenda item
Peterley Business Centre, 472 Hackney Road London (PA/13/02722)
Proposal:
Demolition of existing building and phased redevelopment of the site to provide a residential led mixed use development, comprising the facade retention and extension to the former Duke of Cambridge public house, erection of part 7 to 10 storey building on Clare Street and erection of part 4 to 12 storey building on Hackney Road/ Clare Street, all to provide 217 dwellings and 1521 sqm of commercial space falling within use classes A1, A2, A3, A4, B1, D1 and/or D2, plus disabled car parking spaces, cycles parking, refuse/recycling facilities and access together with landscaping including public realm, communal and private amenity space.
Recommendation:
That the Committee resolve to GRANT planning permission subject to the prior completion of a legal agreement conditions and informatives
Minutes:
Update Report tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application and the update. The Chair then invited registered speakers to address the Committee.
Raj Gupta spoke in opposition representing one of the existing businesses at the centre. She objected to the loss of their business unit given the proximity to their customer base, the good transport links and facilities. The business had been there for many years, had a long lease and employed many staff. All this would be lost. The Council should support small businesses and review the application with this in mind. In response to questions, she considered that, should a similar unit in the area be found, the applicant would consider this.
Tim Gaskell (Applicant’s Agent) spoke in support of the application. He drew attention to the Business Relocation Strategy to assist displaced businesses. This research showed that there was sufficient business units in the area to accommodate the businesses and there was also the option of businesses coming back into the completed development. He advised that the businesses were protected by their leases and that they could not be forced to go. He highlighted the other benefits of the scheme.
In reply to questions, he explained the different phases of the scheme and the specific steps that would be taken to help businesses relocate. The Greater London Authority (GLA) were satisfied with the rent data provided to ensure marketability for small and medium sized businesses. He explained the mix and location of the commercial units. It was considered that these were appropriate locations for these units.
In terms of the consultation, the developer had held an exhibition, leafleted neighbours and had consulted the existing business. As a result, steps had been taken to reduce the height of the scheme, improve the parking and access plans and clarify the business support strategy. The appearance of the extension to the former public house had been amended to better fit in with the area.
Iyabo Johnson (Planning Officer) presented the detailed report and the update. She explained the site and surrounds, the outcome of the local consultation and the impact of the existing building on the area. The former Duke of Cambridge Public House was in a poor state of repair.
She described the key features of the proposal including: the nature of the residential units, the plans for the public house, the public realm improvements and the commercial units. It was considered that the loss of the existing employment floor space was acceptable given that the proposal could accommodate a greater employment density with more modern facilities. The proposed mix also complied with the policy for the area.
Officers had requested that a Business Relocation Strategy be submitted. The scheme would be in keeping with the area. Attention was also drawn to the position regarding the nearby gasholder site. It was considered that mitigation condition preventing the commencement of development until the hazardous substances consent was revoked was sufficient to prevent any harm from this and would deal with concerns raised by the Health and Safety Executive (HSE)..
Given the overall benefits of the scheme, it was considered that the scheme was acceptable and should be granted planning permission.
In response to questions, it was reported that the application had been subject to independent viability testing that showed that the scheme provided the maximum amount of affordable housing that could be afforded. There would be a review mechanism in the s106 to increase the affordable housing offer should profit margins increase. There were conditions to ensure that the child play space was of good quality.
It was noted that the scheme would result in a loss of light industrial space,However, the site was not in an area designated by local plan policy to protect such uses. Given the benefits (highlighted above) and the number of sites allocated in planning policy for such uses (based on the most recent employment evidence), that on balance, it was considered that redevelopment for a mix of uses was acceptable
The Committee requested a condition securing the submission of a Business Relocation and Marketing Strategy for the existing commercial units. The Chair also requested that greater information on the tenure types of the affordable housing be provided in reports.
A Member also sought clarity on the percentage of wheelchair housing. It was requested that, in future information, more information on this be provided in the report.
In response to further questions, Officers clarified the daylight and sunlight assessment, the measures to minimise noise, separation distances and the environmental benefits and the quality of the residential units.
On a vote of 6 in favour, 1 against and 2 abstentions, the Committee RESOLVED:
1. That planning permission PA/13/02722 at Peterley Business Centre, 472 Hackney Road London be GRANTED for the demolition of existing building and phased redevelopment of the site to provide a residential led mixed use development, comprising the facade retention and extension to the former Duke of Cambridge public house, erection of part 7 to 10 storey building on Clare Street and erection of part 4 to 12 storey building on Hackney Road/ Clare Street, all to provide 217 dwellings and 1521 sqm of commercial space falling within use classes A1, A2, A3, A4, B1, D1 and/or D2, plus disabled car parking spaces, cycles parking, refuse/recycling facilities and access together with landscaping including public realm, communal and private amenity space subject to:
2. The prior completion of a legal agreement to secure the planning obligations set out in the Committee report and the further condition in the update report regarding the child play space.
3. That the Corporate Director Development & Renewal and the Service Head (Legal Services) are delegated power to negotiate and complete the legal agreement indicated above acting within normal delegated authority.
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 AND following matters:
· the submission ofa Business Relocation Strategy and Marketing Strategy for the rent levels for the commercial units.
· the additional condition in the update report regarding the child play space.
5. That, if within 3 months of the date of this committee the legal agreement has not been completed, the Corporate Director of Development & Renewal is delegated power to refuse planning permission.
Supporting documents: