Agenda item
Land bounded by Whitechapel High Street, Colchester Street, Buckle Street including car park and Braham Street, London E1
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for erection of three predominantly commercial buildings with a total floor area of 110,960 sq m; Building A 22 storeys (102.5 m) high, Building B 20 storeys high (93.5 m) and Building C 4 storeys high (32.7 m) to provide 84,305 sq m of offices (B1) and 2,805 sq m of retail and basement car park for 40 vehicles and associated plant accommodation; the removal of Aldgate gyratory and closure of Braham Street to create a new car park and other associated changes to the existing highway arrangement; new pedestrian route to Drum Street; and new entrance to Aldgate East underground station on land bounded by Whitechapel High Street, Colchester Street, Buckle Street including car park and Braham Street, London E1.
Mr Richard Humphreys, Strategic Applications Manager, presented the report and corresponding update report. He outlined the reasons why officers had recommended the application for approval. It was recommended that the ability to add an additional Head of Term to the Section 106 legal agreement to ensure that the Council received a commuted sum for the future maintenance of the park be agreed, pending the resolution of the future ownership and maintenance of the open space. The Committee was advised that the funding of highway works to replace the Aldgate Gyratory was a matter between Transport for London (TfL) and the developer. However, it was recommended that an additional condition be added to any permission to ensure that no development commence until an agreement had been reached between the relevant parties in respect of the necessary highway works. The Committee was also informed that an additional representation had been received from the owner of 15-17 Leman Street expressing concern that he had not been properly consulted on the proposals. Therefore, it was proposed that the owner be reconsulted and the Head of Development Decisions be authorised to deal with any representation received.
Members asked questions relating to the consultation which had taken place with local businesses on Whitechapel High Street, as the proposed changes to the highway system were extensive; the retention of the desired architects; the effect on daylight and sunlight; and the mitigating measures taken regarding television reception.
Mr Humphreys addressed the questions raised by Members. Consultation with local businesses would be undertaken by TfL. It was anticipated that the existing architects would be retained by the developer although the Council was not empowered to insist on this. The assessment of daylight/sunlight was satisfactory and a condition would be imposed to address any effect on TV reception.
The Committee AGREED that planning permission for the erection of three predominantly commercial buildings with a total floor area of 110,960 sq m; Building A 22 storeys (102.5 m) high, Building B 20 storeys high (93.5 m) and Building C 4 storeys high (32.7 m) to provide 84,305 sq m of offices (B1) and 2,805 sq m of retail and basement car park for 40 vehicles and associated plant accommodation; the removal of Aldgate gyratory and closure of Braham Street to create a new car park and other associated changes to the existing highway arrangement; new pedestrian route to Drum Street; and new entrance to Aldgate East underground station on land bounded by Whitechapel High Street, Colchester Street, Buckle Street including car park and Braham Street, London E1 be GRANTED subject to
1.1.1 The completion of a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 (and other appropriate powers) to include the matters outlined in Section 1.2 below; the conditions and informatives outlined in Sections 1.4 and 1.5; and Section 278 of the Highways Act 1980 with Transport for London, to include the matters outlined in paragraph 1.3 below.
1.1.2 That if the Committee resolves that planning permission be granted, that the application first be referred to the Mayor of London pursuant to the Town and Country Planning (Mayor of London) Order 2000, as an application for a new building exceeding 30 metres in height.
1.1.3 That if the Committee resolves that planning permission be granted the Committee confirms that it has taken the environmental information into account, as required by Regulation 3 (2) of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999.
1.1.4 That the Committee agree that following the issue of the decision, a statement be placed on the Statutory Register confirming that the main reasons and considerations on which the Committee’s decision was based, were those set out in the Planning Officer’s report to the Committee (As required by Regulation 21(1)(c) of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999.
Legal Agreement
1.2 Section 106 agreement to secure the following:
1.2.1 Provide £2,000,000 towards the provision of a landscaped park to the western end of Braham Street.
1.2.2 Preparation of a right of way “walk way agreement” for crossing through the proposed site across all areas of public realm created by the proposal.
1.2.3 Provide £140,000 towards employment initiatives such as the Local Labour in Construction (LliC) or Skillsmatch in order to maximise the employment of local residents.
1.2.4 Provide £140,000 towards healthcare to mitigate the demand of the additional population on health care services.
1.2.5 Provide £150,000 for the preparation and implementation of a public art strategy including involvement of local artists to be managed by Whitechapel Art Gallery.
1.2.6 TV Reception monitoring and mitigation.
1.2.7 Preparation of a Green Travel Plan.
1.2.8 Ensure the Council receives a commuted sum from the Developer for the future maintenance of the park or alternative maintenance arrangements for the park satisfactory to the Council are agreed with the developer.
Conditions
1.3 That the following conditions be applied to any planning permission:
1.3.1 Time limit for outline planning permission
Reserved Matters:
· Landscaping including park layout
· External appearance of buildings
1.3.2 The submission and approval of the following details:
· The external appearance of the buildings
· Samples of materials to be used on external faces of the buildings
· Ground floor public realm (including linkages to underground and pedestrian route)
· All external landscaping (including lighting and security measures), walkways, screens/canopies, entrances, seating and littler bins
· The design of the lower floor elevations of commercial units including shopfronts
1.3.3 No development shall commence on site until arrangements have been entered into with Transport for London to ensure the provision of highway works to provide a replacement for the Aldgate gyratory
1.3.4 Park required to be completed prior to occupation of buildings
1.3.5 Access to Aldgate East Underground station to be completed prior to occupation of buildings
1.3.6 Parking – maximum of 40 cars and a minimum of 380 cycle spaces
1.3.7 Hours of construction limits (8 am – 6 pm Mon-Fri)
1.3.8 Details of insulation of the ventilation system and any associated plant required
1.3.9 Hours of operation limits (10 am to 4 pm)
1.3.10 Wheel cleaning during construction required
1.3.11 Details required for on site drainage works
1.3.12 Black redstart habitat provision required
1.3.13 Details required for on site drainage works
1.3.14 Implementation programme – archaeological works
1.3.15 Full particulars of the refuse/recycling storage required
1.3.16 Code of Construction Practice (referred to as Construction Method Statement in the ES), including a Construction Traffic Management Assessment required
1.3.17 Statement required to minimise the impact on Air Quality
1.3.18 Details of finished floor levels required
1.3.19 Details of surface water source control measures required
1.3.20 Biomass heating and renewable energy measures to be implemented
1.3.21 Monitoring Control Regime for construction phase to be implemented
1.3.22 Bat Survey to be undertaken
1.3.23 Bat roosts and bird nest boxes to be incorporated into the fabric of the new buildings
1.3.24 Ground borne vibration limits
1.3.25 Details of the design of the cycle store required
1.4 That the following informatives to be provided to the applicant for information:
1.4.1 Thames Water advice
1.4.2 Metropolitan Police advice
1.4.3 Environment Agency advice
1.4.4 Surface water drainage advice
1.4.5 Entertainment licensing advice
1.4.6 Site notice specifying the details of the contractor required
1.4.7 Standard of fitness for human habitation, means of fire escape and relevant Building Regulations
1.4.8 No development shall commence on site until arrangements have been entered into with Transport for London to ensure the provision of highway works to provide a replacement for the Aldgate Gyratory.
The owner of Nos. 15-17 Leman Street be re-consulted on the application and the Council’s Head of Development Decisions be granted delegated authority to deal with any representation received within 21 days of the owner being notified.
Supporting documents: