Agenda item
The Forge, 397 & 411 Westferry Road, London, E14 3AE (PA/14/02753 and PA/14/02754)
- Meeting of Development Committee, Tuesday, 16th June, 2015 7.00 p.m. (Item 5.1)
- View the background to item 5.1
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 Control Manager, Development and Renewal) introduced the proposal for change of use including internal subdivision of the Forge building. It was noted that the application was initially considered by the Committee in March 2015 where it was deferred for a site visit. The application was then brought back to the Committee in May 2015 where Members were minded not to accept the Officers recommendation to grant consent due to concerns over the following issues:
· The impact of the scheme on the historic fabric of the Forge building.
· The impact on the viability of the neighbouring Town Centre.
Amy Thompson (Pre-applications Team Leader, Development and Renewal) presented the report reminding Members of the site location, the appearance of the forge building and the two proposed reasons for refusal drafted by Officers following the last meeting (in paragraph 4.2 of the 16th June report).
Whilst Officers were satisfied that the impact on the historic character of the building would be less than substantial and could be controlled by condition, it was considered that a reason for refusal on this ground could be defended at appeal.
However, in terms of the second reason, regarding the impact on the viability of the town centre, Officers felt that given the outcome of the applicant’s retail assessment (independently reviewed by consultants on behalf of the Council) and that the scheme met the relevant policy tests, that this reason would be very difficult to sustain at appeal. The Committee also heard from the legal advisor about the possible risks of including this second reason for refusal at appeal. It was also explained that at appeal the two reasons would be examined separately with separate evidence submitted for each. In view of these concerns, the Committee agreed that the second proposed reason for refusal be removed.
In response to questions, Officers explained the need for the new entrance due to the layout of the scheme. They also clarified the views of the LBTH Conservation Officer given the comments in the applicant’s letter regarding the installation of the new entrance. (Pg 18 of the agenda). It was clarified that the Officer had merely expressed a view on the location of the external entrance to minimise the impact, in response to plans to locate it in a more prominent position. Officers hadn’t actively promoted the creation of the entrance.
Planning Permission (PA/14/02573)
On a vote of 0 in favour of the Officer recommendation, 2 against and 1 abstention, the Committee did not accept the recommendation to grant planning permission.
On a vote of 2 in favour, 0 against and 1 abstention it was RESOLVED:
That Full Planning Permission be REFUSED 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. (PA/14/02753)
For the following reason (as set out in paragraph 4.2 of the 16th June 2015 Committee report).
The proposal would further erode the historic fabric of the listed building which has already been subject to a number of recent alterations and would fail to preserve the special architectural and historic character of the building. The proposal therefore fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National Planning Policy Guidance.
Listed Building Consent (PA/14/02574)
On a vote of 0 in favour of the Officer recommendation, 2 against and 1 abstention, the Committee did not accept the recommendation to grant listed building consent.
On a vote of 2 in favour, 0 against and 1 abstention it was RESOLVED:
That listed building consent be REFUSED for the following reason as set out in paragraph 4.2 of the 16th June 2015 Committee report.
The proposal would further erode the historic fabric of the listed building which has already been subject to a number of recent alterations and would fail to preserve the special architectural and historic character of the building. The proposal therefore fails to comply with policies DM24 and DM27 of the Managing Development Document (2013), SP10 of the Core Strategy (2010), policies 7.4 and 7.8 of the London Plan (Consolidated with Alterations since 2015), the National Planning Policy Framework (2012) and National Planning Policy Guidance.
Supporting documents:
- The Forge - Report Refusal Reasons_ - final, item 5.1 PDF 68 KB
- The Forge - Deferred Item Report Agenda, 14/05/2015 Development Committee, item 5.1 PDF 67 KB
- May Update Report, item 5.1 PDF 70 KB
- PA1402753TheForge, 11/03/2015 Development Committee, 14/05/2015 Development Committee, item 5.1 PDF 4 MB
- Update Report - The Fordge, 14/05/2015 Development Committee, item 5.1 PDF 49 KB