Agenda item
Site at 14 to 16 Clegg Street, 13 to 15 Cinnamon Street and 125 to 129 Wapping High Street, London E1W (PA/15/03561)
- Meeting of Development Committee, Wednesday, 28th September, 2016 7.00 p.m. (Item 5.1)
- View the background to item 5.1
Proposal:
Partial demolition of the existing buildings and redevelopment of all three sites to create 41 residential units and a retail unit along Wapping High Street, together with associated hard and soft landscaping works and the provision of cycle parking across all three sites. Site A would contain the majority of the units, with 27 flats; Site B would contain 10 and Site C, the 4 town houses.
Recommendation:
That the Committee resolve to GRANT full planning permission subject to any direction by the London Mayor, the prior completion of a legal agreement, conditions and informatives.
Minutes:
Update report tabled.
Jerry Bell (East Area Manager, Planning Services, Development and Renewal) introduced the application for the partial demolition of the existing buildings and redevelopment of all three sites to create 41 residential units and a retail unit along Wapping High Street, together with associated works.
The Chair invited registered speakers to address the Committee
Max De Vries, Angela Orphanou (residents of Cinnamon Street and Tasman House)and ward Councillors Denise Jones and Julia Dockerill spoke in objection the proposal. Whilst not opposed to the development of the site, they expressed concern about the plans on the grounds that they would harm neighbouring amenity in terms of loss of privacy, loss of sunlight and daylight. The sunlight assessment in the report was inaccurate.
They also questioned the suitability of sites A, B and C for family and disabled housing given the narrowness of the pavement. This could put at risk the safety of the occupants. They also objected to the lack of play space for the affordable housing.
Concern was also expressed about noise disturbance and disruption from the maintenance of the nearby ventilation shafts. This would adversely affect the amenity of the new occupants. They also expressed concerns about flood risk and also land contamination from the former gas works. The speakers pointed to a letter from the owners of Baltic Court questioning the suitability of the site for the development given these issues. The proposal should be deferred for an assessment of the issues.
They also expressed concerns about the height and the density of the proposal and that it would result in the overdevelopment of a constrained site given the above issues. It was also harm the character of the area. Concern was about expressed about the adequacy of the developer’s consultation. It was stated that a petition in objection had been collected containing over 200 signatures.
In response to Members questions, they discussed in further detail their concerns over the developers consultation and the lack of amendments to address the concerns. They also answered questions about the enforceability of the car free agreement, traffic congestion from the proposal given the nature of the streets. They stressed the need for measures to mitigate the highway safety issues.
The speakers also answered questions about the height of the development compared to the previous application, the amenity impact, noise nuisance, the strength of the local opposition and the proximity of parking spaces to the play space.
Julian Shirley and Gareth Watkins, Applicant’s agents, spoke in support of the application. The plans would regenerate a vacant site and the land use had been established. The complexities of developing the site had impacted on the viability of the proposals. The application had been carefully designed to respond positively to the area. The benefits of the plans included a policy compliant level of affordable housing with family housing. The light assessment had been independently tested and was considered to be acceptable and the proposals would safeguard privacy. A number of rounds of consultation had been undertaken. As a result, substantial changes had been made to the application to address the concerns (which had involved such measures as reducing the height of the development, setting back buildings and increasing the width of the Clegg Street foot path).
In response to Members questions about the changes made to the application to address the concerns, particularly the concerns about the height, it was confirmed that the height of the development had been reduced. Any further changes to the height of the proposal may necessitate changes to the housing mix given that many of the residential units were located on the upper floors. It was confirmed that the amendments would result in improved levels of sunlight and daylight to neighbouring properties. The vast majorities of the windows tested would continue to receive a good level of light and it was considered that the losses were acceptable.
In response to further questions, it was reported that there would be mitigation to minimise any noise disruption from the maintenance works. This had been informed by the findings of the noise assessment. The applicant would be required to comply with TfL/Rail for London conditions with regard to the ventilation shaft and the emergency exits. The permission would include measures to prevent contamination and flood mitigation measures.
Kamlesh Harris (Planning Officer, Development and Renewal) presented the detailed report describing the application site covering three sites, the site constraints and the nature of the surrounding area. The plans sought to provide new residential buildings on sites A-C ranging in height. Site A and C were located in the Wapping Wall Conservation Area.
It was proposed that site A would include private housing. The façade facing Wapping High Street would be maintained. Part of the development on this site would be constructed over the ventilation shafts and the emergency exits which would be overhauled to appear part of the development. The building on site B would comprise intermediate and affordable housing and site C would comprise affordable housing. There would be sets backs in the design of the development to preserve the character of the area.
Public consultation had been carried out and the results of this were noted including a petition in opposition with 56 signatures.
Turning to the assessment, it was considered that the proposed land use complied with the policy and the proposed retail use would not detrimentally affect the viability of the Wapping town centre. It was considered that the scale and massing of the proposal was acceptable. The density of the proposal conformed with policy and the application would deliver a policy compliant level of affordable housing and child play space for the under 5s. A small number of the neighbouring properties would experience a minor to adverse reduction in daylighting/sunlighting just outside the policy target. However, overall, the scheme complied with the policy. The scheme had been amended to increase the width of the pavement at Clegg Street and Highway Services were satisfied with the proposal and planning contributions had been secured.
Officers were recommending that the planning permission be granted consent.
Councillor Marc Francis moved and Councillor Chris Chapman seconded that the consideration of the application be deferred for a Committee site visit.
On a vote of 6 in favour and 0 against, the Committee RESOLVED:
That the consideration of the planning application at 14 to 16 Clegg Street, 13 to 15 Cinnamon Street and 125 to 129 Wapping High Street, London E1W (PA/15/03561) be DEFERRED for consideration at the next meeting of the Committee to enable a site visit to be held.
Supporting documents: