Agenda item
27-29 and 33 Caroline Street, London, E1 0JG (PA/15/02164)
- Meeting of Development Committee, Wednesday, 13th January, 2016 7.00 p.m. (Item 6.2)
- View the background to item 6.2
Proposal:
Demolition of existing buildings at 27-29 and 33 Caroline Street and erection of two buildings up to 9 storeys in height to provide 56 residential units and landscaped amenity space, cycle parking and associated works.
Recommendation:
That the Committee resolve to GRANT planning permission subject toThe prior completion of a legal agreement, conditions and informatives.
Minutes:
Update report tabled.
Paul Buckenham (Development Control Manager, Development and Renewal) introduced the application for the development of two sites to provide a residential led scheme. He also drew attention to the matters in the update report regarding a change to the affordable housing and clarifying that the part of the site fell within the Conservation Area. Piotr Lanoszka (Planning Officer) presented the detailed report describing the site location and surrounds including the location of consented schemes awaiting development.
Consultation on the scheme had been carried out resulting in one objection from the nearby Troxy Hall about the impact of the development on their premises in terms of increased parking stress, servicing issues, the construction impact and future noise complaints. Overall, it was considered that the hall would be unaffected by the development due to the nature of the scheme and the conditions.
In terms of the land use, it was considered that the proposed residential use was acceptable given the housing demand in the Borough. The scheme would provide 30% affordable housing increased from 28% due to the provision of an additional intermediate unit in place of the top up financial payment. The details of this change were set out in the update report. Given the space constraints and the focus on affordable family units, it was felt that overall, the housing mix was appropriate.
The scheme had been carefully designed to preserve the setting of the Conservation Area (for example by setting back the proposed buildings). The scale and massing were broadly in line with nearby schemes. Furthermore, there were measures to minimise the impact of the scheme on amenity (including generous separation distances, the provision of a high number of dual aspect units). Whilst the properties in Caroline Street most affected by the scheme would experience a reduction in sunlight and daylight, given the mitigation, they would still receive a sufficient level of light. On balance, it was felt that these impacts were acceptable and would be outweighed by the benefits of the scheme. The level of communal space exceeded policy.
Officers were recommending that the scheme be granted planning permission.
In response, Members asked questions about the number of affordable and intermediate units, particularly the number of two bed units. Members also questioned the proposal to provide an additional intermediate unit in place of the financial contribution for housing. Members questioned the merits of this given the opportunity costs (in that it could go towards the provision of an affordable unit). It was commented that it appeared to switch the housing mix away from the Council’s policies on affordable housing.
In addition, Members asked about the density of the scheme, noting that it exceeded the policy guidance, and the special circumstances that justified this given the perceived shortcoming of the scheme in relation to the affordable housing.
It was also noted that whilst the level of community space exceeded policy, the dedicated child play space fell short of policy requirements.
In response, Officers clarified the revised housing mix, referring to the policy targets in the Committee report. As a result of the change, there would be a total of five two bed intermediate units to assist with the viability. Whilst noting the potential advantages of retaining the contribution, it was felt that the benefits of the proposed change outweighed these given amongst other factors that the sum was insufficient to provide an affordable unit in itself and that the new proposal would maximise the level of affordable housing.
Whilst there was a slight shortfall in play space, it should be noted that the children within the development would have access to the community space that exceeded the policy requirement. There would be a degree of overlap between the two types of spaces. The means by which this could be achieved could be dealt with by condition as well as the general quality of the child play space. Furthermore, the child play space would be distributed fairly evenly throughout the two development sites.
In terms of the density, this was broadly in line with the nearby consented schemes. Whilst the density range exceeded the London Plan matrix, the policy stated that the appropriateness of which should be assessed on its impact. In this case, it was considered that the scheme would have minimal impacts and that any impacts would be outweighed by the benefits of the scheme (such as the provision of affordable housing, that the scheme optimised use of a relatively constrained site avoiding any harmful impacts). There would also be the Community Infrastructure Levy (CIL) contribution to mitigate any impact. In view of these issues, it was felt that the density of the scheme could be supported.
Officers also answered questions about the estimated CIL contribution, the method for assessing the percentage of affordable housing based on habitable room, the proposed rent levels, the tenure mix of the two blocks and the location of the new intermediate unit in the development.
On a vote of 2 in favour, 5 against the Officer recommendation and 0 abstentions, the Committee did not agree the Officer recommendation to grant planning permission.
Accordingly, Councillor Marc Francis proposed and Councillor Shiria Khatun seconded a motion that the planning permission be not accepted (for the reasons set out below) and on a vote of 5 in favour, 2 against and 0 abstentions it was RESOLVED:
That the Officer recommendation to grant planning permission be NOT ACCEPTED at 27-29 and 33 Caroline Street, London, E1 0JG for the demolition of existing buildings at 27-29 and 33 Caroline Street and erection of two buildings up to 9 storeys in height to provide 56 residential units and landscaped amenity space, cycle parking and associated works.(PA/15/02164)
The Committee were minded to refuse the scheme due to concerns over the following issues:
- Density of the scheme given that it was in excess of the suggested density ranges in the Council’s planning policy and the London Plan.
- The affordable housing provision both in terms of the overall quantity and the proportion of intermediate units.
- Height, bulk and massing of the scheme
- The level of amenity space and child play space in the scheme
In accordance with Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee setting out proposed detailed reasons for refusal and the implications of the decision.
Supporting documents: