Agenda item
Meridian Gate, 199-207 Marsh Wall, London, E14 (PA/14/01428)
Proposal:
Demolition of all existing structures and the redevelopment of the site to provide a building of ground floor plus 53 storeys comprising of 423 residential apartments (use class C3) and circa 415sqm office (use class B1), 30 basement car parking spaces; the ground floor uses comprises an electricity sub-station, entrances for the office, affordable and private housing, basement access via car lift and cycle lifts, and circa 43sqm retail/cafe (use class A1/A3); public open space; and a single storey enclosure providing a secondary basement access.
Recommendation:
To GRANT planning permission subject to any direction by The London Mayor, prior completion of a legal agreement to secure planning obligations, conditions and informatives as set out in the Committee report.
Minutes:
Update Report Tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application and the update and the Chair then invited registered speakers to address the Committee.
Councillors Andrew Wood and Candida Ronald spoke in opposition to the application. They objected to the impact of the scheme in terms of design height, density, lack of public space, the impact on amenity, the level of affordable housing and loss of employment. On such grounds the scheme was even worse that the Skylines Village scheme refused by this Committee in 2012. They also objected to the impact of the scheme on the water infrastructure. Thames Water had requested a further assessment of this to ensure the water infrastructure could cope. The speakers also objected to the cumulative impact on the Docklands Light Railway from the density of new schemes in the area that was already at a capacity. The infrastructure should be in place first. The LUC report to the South Quay Masterplan showed adverse effects for developments at this density.
It was also considered that the design was unsympathetic to the iconic Canary Wharf skyline contrary to the emerging master plan. Schemes should be master plan lead
Hugh Sowerby, Applicant’s Agent, spoke in support of the scheme explaining that the plans would create new jobs and the differences with the Skylines scheme. Thames Water had raised no objections subject to the completion of a water impact study to be secured by condition. UKPN had been engaged and were aware that a substation was required. He highlighted the policy support for the scheme on the site, the lack of demand for the existing use, the proposed new housing, (including a large proportion of family housing) open space and that the feedback from the consultation had been mostly positive. English Heritage and the Council’s Conservation Team had raised no objections about the impact on views and heritage assets. The scheme was supported by the GLA.
In response to questions, Mr Sowerby confirmed that there would be contributions for open space in view of the short fall on site. He outlined the nature of the commercial units primarily for small and medium sized units. The private and affordable housing would be of a similar standard. The only difference related to ceiling heights, which were higher in the affordable housing. In response to further questions, Alison Thomas, (Private Sector and Affordable Housing Manager, Development and Renewal) confirmed the need for the separate entrances for these units to ensure the services charges were reasonable for the occupants. However, the entrances for the affordable units would be in a prominent location.
Mr Sowerby stated that the developers were willing to give consideration to reviewing the landscaping around the entrance of the affordable housing to ensure it was suitable. Mr Sowerby also answered questions about the proposed local employment opportunities as set out in the legal agreement and the discussions with the GLA. He confirmed that the development complied with the principles of the South Quay Master Plan.
Tim Ross (Planning Officer, Development and Renewal) presented the report and the update explaining the site and surrounds and the existing use. He described the details of the application including the proposed layout, the height and appearance of the scheme, the housing mix (including affordable housing at Borough Framework rent levels), the need for the separate entrances for the private and affordable housing, the commercial space and the impact on the highway.
Consultation had been carried out and the outcome and the issues raised were addressed in the Committee report. The proposal was in line with the site allocations The scheme would make a positive contribution to the area, help meet the need for housing in the Borough and provide good quality office space. Officers had no objections to the impact on views as explained by the speaker. The impact on neighbouring amenity was acceptable given the urban setting. The scheme would be secure by design and would provide a satisfactory level of play space and amenity space with contributions to mitigate the lack of public open space. The contributions complied with the policy.
Officers showed images of planned and consent schemes in the area to show the cumulative affect.
Given the merits of the scheme, Officers were recommending that the application was granted planning permission.
In response to Members questions, Officers confirmed the car parking arrangements and the rent levels for the affordable units. It was considered that the maximum number of affordable units had been secured based on the viability of the scheme. If permission was granted, a condition would attached that required that no work could commence until Thames Water were satisfied with the scheme in this regard and had approved the strategy for dealing with the impact on water structure. Officers would be meeting with Thames Water to further discuss the impact of the various high density developments in the South Quay area on the water supply in the Isle of Dogs. Officers agreed to bring an update back to the Committee on the outcome of these discussions for information.
Officers would engage with relevant colleagues to ensure that appropriate play equipment was provided and have regard to guidance in the London Plan SPG for children’s play. It was also explained that there would be additional schools places to accommodate the child yield from developments in the area with a new school places at Millharbour and Wood Wharf and a proposed new school at Westferry Printworks site.
It was necessary to consider the application in view of current planning policy. The South Quay Master Plan was a draft document at this stage so should be given limited weight. However, the scheme complied with the plan.
The South Quay Master Plan identified areas where new open space could be delivered. It was possible that the contributions for open space could be spent in the ward under current arrangements.
Officers also answered questions about the new pedestrian and cycle bridge across South Dock.
On a vote of 4 in favour 4 against with the Chair casting a second vote in favour the Committee RESOLVED:
1. That planning permission PA/14/01428 at Meridian Gate, 199-207 Marsh Wall, London, E14 be GRANTED for the demolition of all existing structures and the redevelopment of the site to provide a building of ground floor plus 53 storeys comprising of 423 residential apartments (use class C3) and circa 415sqm office (use class B1), 30 basement car parking spaces; the ground floor uses comprises an electricity sub-station, entrances for the office, affordable and private housing, basement access via car lift and cycle lifts, and circa 43sqm retail/cafe (use class A1/A3); public open space; and a single storey enclosure providing a secondary basement access SUBEJCT to
2. Any direction by The London Mayor.
3. The prior completion of a legal agreement to secure the planning obligations set out in the Committee report.
4. That the Corporate Director Development & Renewal is delegated power to negotiate the legal agreement indicated above acting within normal delegated authority.
5. 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.
6. Any other conditions(s)/informatives considered necessary by the Corporate Director Development & Renewal
7. That, if within 3 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.
Supporting documents: