Agenda item
Bethnal Green Gardens, Cambridge Heath Road (PA/14/02366)
Proposal:
Change of use to a café with associated alterations including the installation of new glazing, security shutters, kitchen with extract system and toilet facilities.
Recommendation:
That the Committee resolve to GRANT planning permission subject to the conditions in the Committee report
Minutes:
Update Report Tabled.
Paul Buckenham (Development Manager, Development and Renewal) introduced the application. The Chair then invited registered speakers to address the Committee.
Tom Ridge spoke in objection to the proposal stating that he was representing the many residents who had objected to the scheme and had signed the petition. He considered that the existing building at the site was an important heritage asset and needed to be protected. However, the proposals would harm the special features of the building given the proposed removal of the teak benches, ceramic tiles, the kiosk and the introduction of unsightly shutters harming the appearance of the building. The 20th Century Society and other parties had raised concerns about the impact of the plans.
He also objected to the loss of the public shelter given it was the only one of its type in the area. The scheme should be rejected or the building should be reopened in its original form as a kiosk. In response to questions, he considered that there was a lack of information about certain aspects of the scheme such as the security shutters. He considered that the reopening of the building as a kiosk should naturally reduce any anti-social behaviour in the area. He also commented on the strength of local feeling regarding the loss of the public shelter. The Chair also commented on the problems with nuisance behaviour in the park and that one way of addressing this may be to reactivate this building.
Stephen Murray (Head of Arts and Events, LBTH) spoke in support of the scheme. The plans would bring back the disused building into use, should help address ASB in the area by activating the area and improve the viability of the commercial enterprise. There was no evidence that due to the issues, that the shelter was well used by the public. The design of the scheme was sympathetic to the area having been amended in response to comments from the LBTH Conservation Officer. Whilst the plans would introduce steel shutters, they had been carefully designed to minimise their visual impact. The measures to ensure this were explained that they were necessary to prevent vandalism.
Piotr Lanoszka, (Planning Officer, Development and Renewal) presented the detailed report explaining the site location, the history of the building that was considered to be an undesignated heritage asset. However, the building had fallen into disrepair and attracted nuisance behaviour in recent years
Consultation had been carried out and the outcome of this was explained as set out in the committee report.
The scheme bore a close resemblance to the previously consented permission that had lapsed in 2014 and the Council’s Cabinet had approved the terms of the lease in 2014.
It was considered that the proposed land use was acceptable and the scheme was financially viable following testing.
The changes to the building would be minimal and be sympathetic to the building. The extent of the works were explained, including the materials, layout and outdoor seating area. The loss of public seating would be kept to a minimum and café seating for customers would be provided. There was also a significant number of public benches through the park. It was noted that concerns had been raised about the installation of security shutters. However it was felt that given the design measures, that the impact would be minimal.
The impact on amenity would be acceptable given the hours of operation and separation distances. This had not been raised as an issue in consultation. Environmental Health had no objections to the scheme.
Overall, the proposal would provide a viable café whilst safeguarding the important aspects and openness of the building. Officers were recommending that the planning permission was granted.
In response to questions, Officers explained the need for the work at the rear of the building to create a wheelchair assessable toilet. Given that that this was a secondary wall (that would not harm the primary park facing element) and the benefits of these plans, it was felt that the work was necessary and acceptable.
It was also reported that the issues around the removal of the ceramic tiles and teak benches should be given limited weight as they were internal features. The removal of these features did not need planning permission as the building was not listed and their removal would be necessary to facilitate the scheme and would cause minimal harm. Whilst the loss of the teach bench in the middle area was regretful, retaining it would prevent any meaningful indoor café space from being created. .
Members asked whether the ceramic tiles and the teak benches could be reused within the scheme or elsewhere within the gardens. Accordingly Councillor Marc Francis proposed an additional condition requiring the reuse of the teak benches and internal ceramic tiles within the scheme and this was agreed.
The plans also involved internal changes to create a storage area. However, given that this would facilitate the preservation of the external appearance (that was the buildings greatest asset) it was felt that this could be justified.
Whilst the Crime and Prevention Officer had not been consulted, it was understood that that the site lent itself to ASB and attracted rough sleepers due to the secluded nature of the area. As the plans would remove such spaces, it should discourage such problems.
In response to further questions, officers explained the shortcoming with alternative ‘pop’ up café option in terms of viability as set out in the report given the limited nature of the service. It would also warrant major changes to the building that would cause more harm.
On a vote of 3 in favour and 1 against, the Committee RESOLVED:
1. That planning permission at Bethnal Green Gardens, Cambridge Heath Road be GRANTED for change of use to a café with associated alterations including the installation of new glazing, security shutters, kitchen with extract system and toilet facilities(PA/14/02366).
2. That the Corporate Director Development & Renewal is delegated authority to issue the planning permission and impose conditions to secure the matters set out in the Committee report and the additional condition regarding the reuse of the teak benches and the internal ceramic tiles within the scheme.
3. Any other condition(s) and/or informatives as considered necessary by the Corporate Director for Development & Renewal.
Supporting documents: