Agenda item
Land at rear of 81-147 Candy Street And Wendon Street, London, E3 (PA/14/00623)
- Meeting of Development Committee, Wednesday, 19th November, 2014 7.00 p.m. (Item 6.1)
- View the background to item 6.1
Proposal:
Demolition of existing garages and 2 bungalows and the construction of 45 residential dwellings (15 x 1 bed, 15 x 2 bed, 9 x 3 bed and 6 x 4 bed) with associated infrastructure provision.
Recommendation:
That the Committee resolve to GRANT planning permission subject to any direction by The London Mayor, the prior completion of a legal agreement, conditions and informatives.
Minutes:
Update Report tabled.
Shahara Ali-Hempstead (Planning Officer) gave a presentation on the application. She firstly explained that the application was not referable to the London Mayor and drew attention to the holding objection from the London Legacy Development Corporation. Both of these matters were detailed in the update report.
It was reported that the site sits within a mainly residential area bounded by the A12 dual carriageway and near to the Crown Close bridge. The site had no specific policy designation and was brownfield land that was largely vacant. Given this, the redevelopment of the site to provide affordable housing was strongly supported in policy.
Consultation had been carried out on the application. Three objections had been received from the occupants of the bungalows on the site and the Disability Advocate about displacement of these occupants. However, it was proposed that these occupants would be rehoused in the development in accessible units, designed to meet the current occupiers specific needs, at social rent levels with assured tenancies.
The scheme comprised three sites - I, J and K. The nature of the proposals for each were explained. Overall, it was considered that the buildings were of a high quality design and would fit in and enhance the local street scene. There would be 45 new affordable units (100% of the units) with a split of 31 as affordable rent (in line with the Council’s affordable rent levels) and 14 as intermediate. It was considered that the overprovision of family units in this case was acceptable given the need for such housing in the Borough and that the scheme would not adversely affect the housing mix in the area.
Attention was drawn to the level of child play space on site. Whilst there was a shortfall of such space, there were a number of good quality parks and open spaces nearby that had recently been enhanced. This would compensate for the shortfall. The quality of the units met or exceeded policy requirements and there were measures to minimise noise disturbance.
Contributions had been secured to mitigate the impact of the scheme. It was considered that the shortfall in contributions was acceptable taking into account the results of the independent viability testing and the substantial benefits of the scheme including 100% affordable housing. The car free agreement and parking options were also noted.
In summary, the application generally complied with policy. In view of the benefits, Officers were recommending that the scheme be granted.
In response to questions about noise from the A12, it was confirmed none of the habitable rooms in site J would directly face the dual carriageway. The majority of family units would be located on this site. The separation distance between site J and the highway measured 10 metres taking into account the land reserved for the DLR. The windows to the rear of the development would be non-opening save for essential maintenance.
Whilst there would be a small number of habitable rooms on site K facing the A12, the separation distance from site K to the A12 was even greater at 15 -20 metres. The A12 runs in a cutting at this point, below an embankment and then rises to the north.
In relation to the comments from the Environmental Health, it was considered that sufficient measures could be employed to minimise adverse noise impacts since it was a Noise Exposure Category D site in terms of national policy. If granted, Officers would work with Environmental Health to ensure the required standard was met.
Overall, in view of the above and the level of affordable housing amongst the other benefits, Officers felt that on balance, the scheme was acceptable in terms of noise impact.
In response to further questions, it was explained that the scheme would be car free, but there would be scope for the future occupants to secure on street parking spaces. The options to enable this were explained and the CIL contribution. It was noted that the density of the scheme exceeded the London Plan guidance. However, given the quality of the scheme and the measures to minimise any impact, it was unlikely that a refusal on the grounds of density could sustained.
Following on from the questions, Officers explained in further detail the holding objection from the London Legacy Development Corporation dated 19th November 2014. The letter requested that the item should be deferred whilst the Legacy Corporation was given time to review the application and its impact on the potential enhancements to the Crown Close bridge connection, which was a shared aspiration with LBTH.
It was reported that Officers had considered this objection in the context of the relevant policies (Council’s Adopted Fish Island Action Plan and the draft London Legacy Development Corporation Local Plan). Officers were of the view that the proposal would not have any adverse implications to any future improvements of the bridge.
However, to improve the relationship between the proposed development and the bridge, Officers consider that there could be design amendments that could be secured by planning condition.
A summary of the LLDC’s concerns were set out in the update report and a copy of their letter was circulated at the meeting.
Councillor Shiria Khatun seconded by Councillor Asma Begum moved that the application be deferred pending further discussion with the London Legacy Development Corporation regarding their comments about the bridge.
On a vote of 6 in favour of this proposal, 0 against and 1 abstention, this proposal was carried and the Committee RESOLVED:
That planning permission at Land at rear of 81-147 Candy Street And Wendon Street, London, E3 (PA/14/00623) be DEFERRED for the demolition of existing garages and 2 bungalows and the construction of 45 residential dwellings (15 x 1 bed, 15 x 2 bed, 9 x 3 bed and 6 x 4 bed) with associated infrastructure provision pending further discussion with the London Legacy Development Corporation about the impact on potential future enhancements to the Crown Close pedestrian and cycle bridge as set out in their holding objection.
Supporting documents: