Agenda item
Land bound by Hackney Road and Austin Street, including Mildmay Mission Hospital, Hackney Road, London E2 7NS (Weavers)
Minutes:
Councillor Louise Alexander left the room and did not return for the duration of the item.
Mr Stephen Irvine, Development Control Manager, presented the report which detailed the reasons for refusal for based on views expressed by Members at the meeting of the Committee held on 14th September 2006. It was proposed that only reasons 1 and 3 as detailed in the agenda report be put forward as the grounds for refusal.
On a vote of 5 for and 2 against, the Committee AGREED that the application for the demolition of existing buildings (excluding community centre) and redevelopment to provide a campus of six buildings comprising:
- a part five, part six storey building along Hackney Road to provide a new church and retail space (Class A1 to A5) with residential units above;
- a five storey building centrally located to provide offices with residential units above;
- a six storey building centrally located to provide offices with residential units above;
- a six storey building along Austin Street to provide a Primary Care Centre and residential units;
- three storey town houses along Austin Street with adjoining commercial/retail premises (Class B1/A1 to A5); and
- a 23 storey residential building incorporating social services facilities and a four storey hospital facility and detox unit plus parking, serving and cycle bay provision, landscaping and highway works
on land bounded by Hackney Road and Austin Street including Mildmay Mission Hospital, Hackney Road, London E2 7NS be REFUSED for the following reasons:
1) The development would be insensitive to the context of the surrounding area, by reason of design, mass, scale, height and use of materials. As such the proposal is contrary to:
a) Policies DEV1 and DEV2 of the Tower Hamlets Unitary Development Plan 1998, which require development to take into account and be sensitive to the character of the surrounding area, in terms of design, bulk, scale and the use of materials and the development capabilities of the site;
b) Policies 4B.1, 4B.3, 4B.8 and 4B.9 of the London Plan 2004 that provide location and assessment criteria for tall buildings;
c) Policy DEV6 of the Tower Hamlets Unitary Development Plan 1998 in that the development does not meet the criteria for high buildings located outside the Central Area Zone;
d) Policy UD1 of the Preferred Options: Core Strategy and Development Control Development Plan Document 2005, which requires the bulk, height and density of the development to relate to surrounding building plots and blocks and the scale of the street;
e) Policy UD2 of the Preferred Options: Core Strategy and Development Control Development Plan Document 2005, which requires tall buildings outside identified tall building clusters to satisfy a number of development criteria;
f) Policy DEV2 of the Local Development Framework (Submission Document) Core Strategy and Development Control Development Plan Document 2006, which requires development to be designed to the highest design quality standards; and
g) CP48 and Policy DEV27 of the Local Development Framework (Submission Document) Core Strategy and Development Control Development Plan Document 2006, which specify the criteria to assess tall buildings.
2) The proposed development would have an adverse impact upon the residential amenity of surrounding owners/occupiers particularly in terms of impact on daylight and sunlight and overlooking from the proposed roof terrace of the hospital building. As such the proposal is contrary to:
a) Policy DEV2 of the Tower Hamlets Unitary Development Place 1998 which requires the protection of the amenity of residential occupiers in terms of loss of privacy or material deterioration of day lighting and sun lighting conditions;
b) Policy UD2 of the Preferred Option: Core Strategy and Development Control Development Plan Document 2005, which requires tall buildings outside of the central area not to result in adverse impacts on the privacy, amenity or overshadowing or surrounding properties; and
c) Policy DEV1 of the Local Development Framework (Submission Document) Core Strategy and Development Control Development Plan Document 2006, which requires development to protect, and where possible seek to improve, the amenity of existing and future residents and building occupants, as well as the amenity of the surrounding public realm. To ensure the protection of amenity, development should not result in the loss of privacy to, nor enable the overlooking of, adjoining habitable rooms; not result in a material deterioration of the sunlighting and daylighting conditions of surrounding habitable rooms, create an inappropriate sense of enclosure to surrounding buildings and open space; and not adversely impact on visual amenity.
Councillors Ohid Ahmed, Rofique Ahmed, Alibor Choudhury, Josh Peck and Ahmed Omer voted for the recommendation. Councillor Rupert Eckhardt and Councillor Ahmed Hussain voted against.
Supporting documents:
- Mildmay Refusal Reasons, item 8.1 PDF 178 KB
- Mildmay Appendix 1, item 8.1 PDF 239 KB
- Mildmay Appendix 2, item 8.1 PDF 188 KB
- Mildmay Appendix 3, item 8.1 PDF 183 KB