Agenda item
Railway Arches, 157-170 Malcolm Place, London, E2 0EU (PA/15/01985 & PA/15/01984)
Proposal:
Change of use of railway arches to flexible use A1 – A4, B1 and / or B8 and associated external alterations.
Recommendation:
That the Committee resolve to GRANT planning permission and Listed Building Consent subject to the conditions and informatives in the Committee report.
Minutes:
Paul Buckenham (Development Control Manager, Development and Renewal) the application for the change of use of railway arches to flexible use A1 – A4, B1 and / or B8 and associated external alterations.
Tim Ross, (Team Leader, Planning Development and Renewal) presented the application submitted to the Committee due to the number of objections received. It was noted that the site comprised 14 arches accommodating local businesses. A number of the businesses were still operating and some had relocated. A list of the existing businesses and how they had been provided for was set out in the Committee report.
The Committee noted the proposed ground floor layout and the location of the various proposed uses. Consultation had been carried out and one objection and a petition had been received. In terms of the material planning issues, it was considered that the proposed change of use complied with policy given the restrictions on the amount of A1-A4 uses to prevent an overconcentration of such uses in the area. It was also considered that the loss of employment space (based on the worst case scenario) was acceptable given that new employment space would be of a much better quality and that the proposed retail space should also generate employment. There were measures to preserve neighbouring amenity.
Overall, it was considered that the proposal would enhance the setting of the area and should be granted planning and listed building consent.
In response to questions, Officers confirmed that the scheme should enhance the appearance of the existing building. It was required that a servicing and delivery plan was submitted to ensure safe and efficient operation of the borough’s highway system. Once the nature of the new business were known, the plans would be required to take into account the needs of the new businesses. The site had a high PTAL rating and it was expected that most people would travel to the arches by sustainable means.
Careful consideration had been given to the results of the retail assessment that had been independently assessed. Given the results of the findings, (regarding the lack of vacant units in the Town Centre, the expected retail offer and the increase in residential dwellings in the area that should offset any impact on trade), Officers did not consider that the proposal would draw trade away from the Town Centre or local stores.
In response to further questions, it was confirmed that the forecourt and part of the pavement outside the arches formed part of the application site. The applicant was required to fund highway improvements and alter the high way boundary. No general parking spaces would be provided.
Officers also confirmed what each occupant had been offered by National Rail. All of the existing business had been relocated in the vicinity and/ or had been offered compensation. It was understood that the applicant had come to an agreement with the petitioner. However, the petition had not been withdrawn.
Officers also said that ‘affordable rents’ were not secured but the nature of the location of the units meant rents would be likely to remain comparatively affordable compared to other business floorspace in the Borough.
In summary, Members welcomed the upgrade to the arches - especially the efforts to relocate the existing business.
On a unanimous vote, it was RESOLVED:
1. That planning permission be GRANTED at Railway Arches, 157-170 Malcolm Place, London, E2 0EU for the change of use of railway arches to flexible use A1 – A4, B1 and / or B8 and associated external alterations.
2. That the Corporate Director of Development & Renewal is delegated authority to recommend the conditions and informatives in relation to the matters set out in the Committee report.
On a unanimous vote, it was RESOLVED:
3. That Listed Building Consent be GRANTED at Railway Arches, 157-170 Malcolm Place, London, E2 0EU subject to the conditions set out in the Committee report.
4. Any other conditions(s) considered necessary by the Corporate Director Development & Renewal
Supporting documents: