Agenda item
The Forge, 397 & 411 Westferry Road, London, E14 3AE (PA/14/02753 and PA/14/02754)
- Meeting of Development Committee, Wednesday, 11th March, 2015 7.30 p.m. (Item 6.4)
- View the background to item 6.4
Proposal:
Full Planning Permission and Listed Building Consent for:
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses for either or financial and professional services, restaurants and cafes, drinking establishments, office, non-residential institutions (nursery, clinic, art gallery, or museum), or assembly and leisure (gym), namely change of use to uses classes A2, A3, A4, B1a, D1 and D2 with gross internal floor area 275.71m²;
- The remainder of the ground floor would be for office use split into 3 units (Use Class B1a)
- 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a)
- Internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store.
Recommendation:
That the Committee resolve to GRANT planning permission and listed building subject to the conditions and informatives in the Committee report
Minutes:
Update Report Tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application and the update.
Mohan Chandegra, Tom Ridge and Councillors Andrew Wood and Andrew Cregan (ward Councillor) spoke in objection to the application. They objected to the harm to the Grade 11 listed warehouse and the Conservation Area from the proposed changes in view of its historic value as the last remaining iron ship building forge in London. In particularly, they expressed concerned at the internal divisions and the plans to install a new external door for the retail unit. It was questioned why this additional door was needed in view of the harm it would cause to the building? Consideration should be given to use of the existing entrance as an alternative. It was requested that the building should be leased as a single space in accordance with the 2007 planning permission granted for the building. History Boards should also be put up for the building.
They also objected to the impact on the Post Office as a result of the proposal. The scheme would undermine the viability of the facility by removing the subsidy derived from the adjacent shop, if this had to close due to a dilution in trade. Many local residents trusted and relied on the Post Office and it had been there for many years.
It was also felt that there was a lack of parking on Westferry Road for a retail store, especially for deliveries vehicles. The delivery vehicles would obstruct traffic along the highway, which would be very dangerous. If granted there should be conditions limiting the size of the delivery vehicles and that only one delivery vehicle should be allow to be there at any time. In response to this, Officers felt that a planning condition restricting use of the public highway could not be enforced.
In response to questions from Councillors, the speakers noted the support for a commercial unit at the site but on balance felt that the harm caused to the building would outweigh this along with the other concerns. They also explained in further detail their concerns about the internal divisions and the proposed new external access to cater for the requirements of the retail unit.
David Brown (Applicants Agent) spoke in support of the scheme, highlighting the results of the marketing exercise that supported the scheme. The Applicant had worked hard to address the concerns with the previously refused scheme. The report showed that the scale and appearance of the scheme was acceptable and it would improve the viability of the Town Centre. The Council’s Conservation Officer, Transport for London and Highways had no concerns about the impact on the scheme. The scheme would bring the longstanding vacant building back into use, whilst protecting the special features of the listed building. In view of the merits, it was recommended that the scheme should be granted planning permission.
Brett McAllister, (Planning Officer, Development and Renewal) presented the detailed report explaining the planning history for the site, the site location, surrounds, the outcome of the local consultation and the issues raised. He also explained the main features of the listed building and referred to the Town Centre policies that supported the location of such uses at the edge of town centres where appropriate.
The building had been vacant for a number of years and the evidence from the marking assessment, that had been independently reviewed, showed that there was a lack of demand for the current warehouse type use but there was a demand for the proposed use. The impact study also showed that the proposal would preserve the character of the listed building and the public benefits of the scheme would outweigh the less than substantial harm to the building. Many of the changes would be reversible.
Details of the main changes were explained including the proposed new access point, the requirements under the Listed Building Consent, the plans to relocate car parking spaces and the measures to improve the servicing arrangements compared to the previous scheme. LBTH Highways had no concerns about the scheme.
A noise impact assessment had been submitted and Officers were satisfied with this subject to the conditions. There were conditions restricting the hours of operation and that a Site Management Plan be submitted amongst other matters. Officers were recommending that the application was granted permission.
In response, Members asked questions about:
- The need for the new entrance for the retail unit given the concerns
- The suitability of the existing entrance as an alternative to minimise the impact on the building.
- The impact of the proposal on the internal features and how such features would be safeguarded.
- The proximity of the scheme to the Town Centre given that the policy appeared to direct retail uses to Town Centre locations. It was feared that the proposal could undermine the viability of the Town Centre given the location.
- Whether the units could be divided into smaller office units
- Whether the proposed commercial units could be provided in other emerging schemes.
Some concern was also expressed about the marking exercise to justify the change of use. It was questioned whether more could have been done to bring the warehouse back into use without the changes. It was commented that the only justification appeared to be that the building had been vacant for so long.
In response, Officers clarified that the scheme sought to provide separate uses, so separates entrances were required. The Council’s Conservation Officer had considered these proposals and was of the view that they were the most sensible option to minimise the impact on the listed building. The submitted marketing material showed that due to the large floor plates, amongst other issues, there was a lack of demand for the building in its current use. No consideration had been given to dividing down the proposed office space further and competition from the office space in Canary Wharf should be taken into account. There would be strict conditions to manage any internal installations under the Listed Building Consent and any further changes to the building would require further planning consent.
It was considered that the land use was acceptable taking into account two key factors - that it would bring the disused building back into use and the policy in the Core Strategy that supported the development of local shops at the edge of Town Centres where there was a demonstrable need.
The Committee should consider this proposal on its planning merits rather than any opportunities to deliver the scheme as part of another residential scheme in the area that could not be guaranteed.
On a vote of 5 in favour and 1 against, the Committee RESOLVED:
That the application for Full Planning Permission and Listed Building Consent at The Forge, 397 & 411 Westferry Road, London, E14 3AE be DEFERRED for the following proposal to enable a site visit to be held to fully explore the impact of the proposal on the The Forge including the impact of the proposed external accesses and the internal changes.
- Change of use of part of The Forge from business use (Use Class B1) to convenience retail food store (Use Class A1) with gross internal floor area of 394m² and net sales area (gross internal) of 277m²;
- Change of use of a separate unit of The Forge (Use Class B1) to interchangeable uses for either or financial and professional services, restaurants and cafes, drinking establishments, office, non-residential institutions (nursery, clinic, art gallery, or museum), or assembly and leisure (gym), namely change of use to uses classes A2, A3, A4, B1a, D1 and D2 with gross internal floor area 275.71m²;
- The remainder of the ground floor would be for office use split into 3 units (Use Class B1a)
- 297.17m² GFA of new floor space created at 1st floor level (internally) for office use, split into 3 units (Use Class B1a)
- Internal and external changes and maintenance to the Forge to facilitate the change of use to retail convenience store including new customer access to the north west elevation, internal partitions, works to the roof to facilitate new plant equipment and satellite dish; making good to walls (internal and external), maintenance to internal cranes and general building maintenance;
Supporting documents: