Agenda item
Land at corner of Broomfield Street and Upper North Street known as "Phoenix Works", London, E14 6BX (PA/15/00641)
- Meeting of Strategic Development Committee, Thursday, 18th February, 2016 7.00 p.m. (Item 5.1)
- View the background to item 5.1
Proposal:
Demolition of existing buildings on the site and erection of buildings that range in height from 3 to 14 storeys containing 153 units including 28 undercroft and surface car parking spaces and a central landscaped courtyard
Recommendation:
That the Committee resolve to GRANT planning permission subject to the prior completion of a legal agreement to secure planning obligations, conditions and informatives.
Minutes:
Paul Buckenham (Development Control Manager, Development and Renewal) introduced and presented this application for the demolition of existing buildings on the site and erection of buildings ranging in height to provide a residential led development. He advised of the site location near the Canal and Bartlett Park, comprising buildings of varying heights. Turning to the proposal, the Committee were advised of the key features of the application and noted images of the elevations and the surrounding area.
In terms of the history at Committee, Members resolved to defer the application at the 8 October 2015 meeting for a site visit where Members requested further information on the comparative heights and the daylight/sunlight impacts. The application was then brought back to the Committee with the requested information on 19 November 2015. The Committee were minded to refuse the application for the following reasons:
· Overdevelopment of the site.
· Height, build and massing.
· Impact on neighbouring amenity in terms of daylight and sunlight, particularly the properties at the north of the site.
· Impact on the towpath.
· Conflict with the Council’s Core Strategy’s Vision in respect of the area.
Officers had since assessed the Committee’s suggested reasons, as set out in the new committee report. Officers considered that the development showed few physical signs of overdevelopment and that the height and massing would be appropriate in its context. However, it was recognised that there would be some conflict with policy.
The Officers recommendation remained to grant the application, but mindful of the Committee views, Officers had drafted suggested reasons for refusal for use by the Committee should they refuse the scheme.
In response, the Chair noted the reduction in height of the scheme to reduce the impact but did not feel that the changes went far enough to address the concerns.
On a vote of 0 in favour, 4 against and 0 abstentions the Committee did not agree the recommendation to grant planning permission.
Accordingly, Councillor Marc Francis proposed and Councillor Andrew Cregan seconded a motion that the planning permission be REFUSED (for the reasons set out in the Committee report dated 18th February 2016) and on a, vote of 4 in favour, 0 against and 0 abstentions it was RESOLVED:
1. That planning permission be REFUSED at Land at corner of Broomfield Street and Upper North Street known as "Phoenix Works", London, E14 6BX (PA/15/01601) for the demolition of existing buildings on the site and erection of buildings that range in height from 3 to 14 storeys containing 153 units including 28 undercroft and surface car parking spaces and a central landscaped courtyard for the following reasons set out in paragraph 5.2 the Committee report dated 18th February 2016(PA/15/00641)
2. Overdevelopment
The proposed development would result in overdevelopment of the site, evidenced by the residential density which would substantially exceed the range set out in table 3.2 of the London Plan, without having demonstrated exceptional circumstances and in a location outside of the nearest town centre, not supported by Local Plan policies relating to density. The development would have an overall scale and bulk of development that would be harmful to the visual amenities of the area and harmful to residential amenity of neighbouring properties through loss of daylight and sunlight. The proposed development would therefore conflict with policies 3.4 and 7.;4 of the London Plan (2015), the London Housing SPG (2012), policies SP02 and SP10 of the Core Strategy (Tower Hamlets Local Plan), DM24 and DM25 of the Managing Development Document (Tower Hamlets Local Plan).
3. Design and relationship to the canal
The proposed development would result in an unsatisfactory design relationship between the proposed buildings and the Limehouse Cut canal and its towpath, arising from the proliferation of projecting balconies, the proximity of ground floor private amenity terraces and an unbroken elevation that would dominate this section of the canal towpath. The relationship of ground floor residential terraces would not provide adequate separation to provide a suitable level of privacy for the occupiers of the proposed units. The proposals would therefore adversely affect the special character of the canal and its use and enjoyment by the public for leisure and recreation as part of the London and Tower Hamlets Blue Ribbon Network. The proposed development would conflict with policies 7.4, 7.6 and 7.24 of the London Plan 2015; policies SP04 and SP10 of the Core Strategy (Tower Hamlets Local Plan) and policies DM12 and DM24 of the Managing Development Document (Tower Hamlets Local Plan).
4. Place-making vision for Poplar
The proposed high density and high rise development would conflict with the place making vision for Poplar, included in Annex 9 to the Core Strategy (Tower Hamlets Local Plan), which seeks to focus higher density development in and around Chrisp Street town centre; provide lower and medium density, lower rise family housing around Bartlett Park and ensure new buildings are responsive and sensitive to the setting of Bartlett Park, Limehouse Cut and the conservation areas in Poplar.
Supporting documents:
- PA1500641 Broomfield Street Phoenix Works SDC 180216 PB, item 5.1 PDF 133 KB
- Phoenix Works SDC 19 Nov, 19/11/2015 Strategic Development Committee, item 5.1 PDF 74 KB
- Commitee Report October 2015 - Phoenix Works PB (3), 08/10/2015 Strategic Development Committee, 19/11/2015 Strategic Development Committee, item 5.1 PDF 3 MB
- Update Report, 19/11/2015 Strategic Development Committee, item 5.1 PDF 209 KB