Agenda item
Land Between St Pauls Way and Masjid Lane, including Linton House, Printon house and the Burdett Estate Community Centre, St Pauls Way, E3 (PA/14/02618)
Proposal:
Residential and community facilities including a mosque, nursery hall and community centre; associated parking, play/games areas and communal amenity space.
Recommendation:
That the Committee resolve to GRANT planning permission, subject to a legal agreement and conditions and informatives detailed in the Committee report.
Minutes:
Update Report Tabled.
Update Report Tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application and also application 6.2. Burdett Community Square, Land off Masjid Lane, St Pauls Way, London E14 (PA/14/03243). It was reported that items would be considered together given the relationship between the two applications. However there would be separate votes on the applications and that they should be considered on their own planning merits .
The Chair then invited registered speakers to address the Committee.
Juned Miah and Azad Miah spoke in objection to item 6.1. The speakers drew attention to the large number of objections to the application including a petition with over 500 signatures and over 200 pro forma letters. Their main issue was with Poplar Harca and the TH Mayor and the lack of engagement with the community over the scheme. Many letters had been sent to them requesting that they listen to the concerns. Yet to date, this they had not done so and the promised further meeting between the two sides had not been arranged. The application should be refused until the two sides had discussed the issue and found a solution given the strength of local feeling. Information about the impact of the scheme had been sent to Committee Members by the objectors.
The speakers also expressed concern about the impact of the development on the well-established local community. It would fundamentally change the character of the area due to its scale and location at the heart of the community. They also felt that the scheme would lead to overdevelopment of the area given the density of the area (including schools), the lack of community facilities, the loss of green space at the site and the impact on neighbouring amenity. They also expressed concern about the quality of the open space in terms of location and quality of the play equipment.
The speakers questioned the need for a further school at this site, in addition to the recently expanded Stebon Primary School, given the lack of educational facilities for other age groups. The speakers noted the need for education facilities in the Borough but felt that in view of the issues, another site should be found.
In response to questions from Councillors, the speakers explained their concerns about the lack of consultation in further detail. Residents had attended a meeting with the Applicant and the Mayor where it was agreed that a further meeting was to be arranged but this had not happened. The speakers also clarified the nature of their objections around overdevelopment and expressed concern about the noise impact from the school as many residents worked shift work. Mr Azad Miah stated that he was mainly concerned with the impact of the scale of the scheme on the community rather than the impact on the housing mix.
In relation to item 6.2, the speakers explained that their main concern was with Poplar Harca and their failure to consult residents on the plans and previous schemes. This second application was an afterthought to mitigate the impact of the first application showing that that application was flawed. Concern was also expressed about the quality of the space in terms of poor location and whether the community space would be open to the public. The St Paul’s Way School had a track record of not honouring their pledge to allow public access to community facilities. So it was feared that the same thing would happen here. In response to questions from Members, concern was expressed about the loss of access route to the estate and the lack of proposed child play equipment for the proposal.
Neal Hunt (Applicant’s agent) and Graham Price (St Paul’s Way Trust) spoke in support of item 6.1. They drew attention to St Paul’s Way regeneration scheme and the works already delivered under this. Similar mixed used schemes had been approved in other Boroughs. The concept would allow the scheme to be delivered earlier than a new build school. All existing tenants would be rehoused with the same rights. The scheme would result in an increase in family size affordable units by habitable room and significantly expand the capacity of the Mosque.
They also explained the make up of St Paul’s Way Trust partnership and the merits of through schools in terms of academic performance. They also gave specific examples of how the proposed through school would improve performance. It was necessary that the proposed school should be close to the St Paul’s Way secondary school to safeguard entry to the school in view of the admissions criteria. There were no plans to deviate from the entrance criteria. The applicant had engaged extensively with the community on the plans and had engaged with parents at an early stage over a number of years and places had been allocated to students from the Burdett Estate. They also explained the nature of the new community facilities, the measures to protect overlooking from the residential units and to minimise the noise impact from the school.
In response to questions from Councillors, it was clarified that the applicant had held meetings with the community at the St Paul’s Way Centre and had not refused to meet objectors. They had taken on board the concerns of residents, particularly about the need for open space. It was pointed out that the plans at 6.2 stemmed from such discussions. This was why the scheme was developed after this application.
In response to further questions, the speakers confirmed the housing mix in the new scheme compared to the existing development.. The Trust were working closely with the Stebon Primary to manage the relationship between the proposed school and that school. Such measures would include staggering entry times to the schools.
They also noted the concerns about the community use of the school facilities. Steps were being taken to address this
Turning to item 6.2, it was reported that the scheme sought to provide good quality open space to address residents concerns regarding 6.1. The play space would be equipped with play equipment. The Applicant would work with the residents in delivering the proposal and to address ASB. The open space would be maintained to the highest possible standard. In response to questions from Councillors, it was stated that the plans should held address ASB in the area. The parking on site would be replaced.
The representatives also estimated the value of the proposal as a financial contribution and apologised for past mistakes regarding the timing of the works to the Community Centre and the Stebon school. Steps were taken to mitigate this.
Tim Ross (Planning Officer, Development and Renewal) presented the detailed report and the update for items 6.1 and 6.2 that were both stand alone applications and should be considered on their own planning merits. In relation to 6.1, he explained the site location, the existing use of the site including the location of Stebon Primary and the housing mix of Linton and Printon House. He also described the layout of the scheme, the proposed school and nursery, the play area, the facilities that would be open to the community for use and the appearance of the new Mosque. He also described the servicing and refuse collection arrangements, the proposed car parking and cycle parking.
It was considered that the height, scale and appearance of the scheme was acceptable and would enhance the area. Details of this was explained. The density fell within the London Plan density range.
The scheme would deliver good quality private and affordable housing and there would be an uplift of affordable housing by habitable room. This included a number of large family houses. The impact on neighbouring amenity was acceptable and generally complied with policy. The impact on the properties most adversely affected in terms of sun light and day light was explained. Consultation had been carried out and the issues raised in objection were noted. In view of the merits of the scheme, Officers recommended that the scheme was granted planning permission.
In relation to item 6.2, Members were advised of the key features of the application, including current use of the site, the nature of the proposed open space and the plans to improve the permeability of the site. They also received a summary of the outcome of the consultation. In view of the merits of the scheme, Officers were recommending that the scheme was granted.
In response to Members questions, Officers referred to the level of planning contributions. According to the viability testing, the maximum amount had been secured. A contribution for education had not been sought as the plans sought to provide a school. The new school would be funded by government grant. Other schools coming forward would be funded by s106 contributions. The plans would provide much needed larger affordable units and accordingly to housing colleagues, there was a particular need for such accommodation in this area and for the new intermediate units. Jen Pepper (LBTH Affordable Housing Programmes Manager) was present to answer questions about the housing plans. She also gave an update on progress with rehousing the existing tenants of Linton and Printon House.
Whilst there would be a net loss of social housing, it was considered that the scheme satisfied the policy tests for assessing such applications where they are part of an estate regeneration programme and there were exceptional circumstances (provision of a new school and larger Mosque) that justified such a loss. Officer drew attention to the policy tests set out in the report.
In response to further questions, Pat Watson (LBTH, Head of Building Development Resources) explained the need for a new school given that the Stebon Primary school had already reached maximum capacity following expansion. The evidence showed that this was a great deal of demand for school places in this area. It was required by condition that a Travel Plan be submitted and this could deal with any impact on the highway from the schools. It was also reported that there would be a canopy around the play areas of the school and aspects of the residential buildings would be set back to prevent overlooking. Consideration could be given to further measures to restrict noise from the proposal such as restricting the opening hours of the ball court.
There had been door stop consultations with the occupants of Linton and Printon House, presentations to the Burdett Estate Board and regular updates in the Burdett Estate Newsletter. Consultations events were held in summer 2014 with a good turn out and the feedback from the proposals was mixed. A Statement of Community Involvement had been submitted for the scheme that detailed the consultation. Officers summarised the concerns raised in the Burdett Estate Board letter dated 9th March which were summarised in the Committee report
The Committee felt that Poplar Harca needed to take on board the concerns of the residents and work closely with them in delivering the scheme if granted to address any concerns.
The applicant had met with the management for the Mosque to discuss the plans for the Mosque. The Applicant explained that the terms of the new lease mirrored those in the existing agreement. It was also reported that it would be subject to periodic review with the intention of granting a lifetime lease and that the current management would continue to run the facility. This would be secured under the legal agreement.
On a vote of 4 in favour and 3 against with the Chair using a casting vote in favour, the Committee RESOLVED:
1. That planning permission be GRANTED at Land Between St Pauls Way and Masjid Lane, including Linton House, Printon house and the Burdett Estate Community Centre, St Pauls Way, E3 for the demolition of Linton House, Printon House, the Burdett Community Centre building and Mosque to facilitate the redevelopment of the site to create a two-form entry primary school and nursery (Use Class D1), a two storey Mosque (Use Class D1) and 3 residential blocks ranging between 4 and 8 storeys to provide 109 new dwellings (10x studio, 40x 1 bed, 31x 2 bed, 22x 3 bed, and 6x 4 bed), a new ball court, children's play space, amenity space and cycle parking
Subject to:
2. The prior completion (within three months) of a legal agreementto secure the planning obligations set out in the Committee report and the Update report.
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 informative on the planning permission to secure the matters set out in the Committee report and the Update Report.
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: