Agenda item
54 Marsh Wall, London, E14 9TP (PA/16/01637)
Proposal:
Demolition of the existing building and construction of two new linked buildings of 41 and 16 storeys (over double basement) comprising 216 residential units; two ground floor commercial units (Use Classes A1-A3, B1) totalling 174 sq. m GIA fronting on to Marsh Wall; basement car parking and servicing; and landscaped open space including a new pedestrian route linking Marsh Wall and Byng Street.
Recommendation:
That the Committee resolve to GRANT planning permission subject to any direction by The London Mayor, the prior completion of a Section 106 legal agreement, conditions and informatives as set out in the Committee report
Minutes:
Paul Buckenham introduced the application for the demolition of the existing building and construction of two new linked buildings of 41 and 16 storeys (over double basement) comprising a residential led development.
The Chair then invited registered speakers to address the Committee.
Councillor Andrew Wood addressed the Committee. Whilst noting the merits of the application, he considered that the density of the scheme was too excessive for this site given the public transport rating for the site. He also expressed concern about the cumulative impact of the developments in the area on social infrastructure. He also stated that the proposed land use conflicted with policy given that the site now formed part of the Central Activities Zone due to recent policy changes. The policy stated that developments in this area should primarily provide commercial units. He also considered that the height of the application conflicted with the provisions in the South Quay Master Plan in respect of building heights. In response to questions, he expressed concern about the lack of green space in the area to cater for new developments, the cumulative impacts of plans on the infrastructure (already at capacity) and the lack of plans to deal with this. He stressed that it was the cumulative impact of schemes as a whole on the area that was the problem rather than this application in isolation. The plans would also result in the loss of affordable business space in the area
Philip Dunphy (Applicant’s representative) spoke in support of the application.
He drew attention to the merits of the application. The application would deliver good quality new residential units that included a generous amount of affordable units. It would also provide good quality communal and child play space and public realm improvements. The height of the proposal generally followed existing building heights, proving an appropriate transition from Canary Wharf to lower rise developments in the area. Furthermore, given the lack of adverse impacts, it was considered that the density of the application could be accommodated. In response to questions, he reported that the application had been designed to fit in with the nearby Alpha Square development and to ensure that each worked successfully with each other and protect the internal amenity of both. In relation to the child play space, the speaker reported that over a third of the play space would be outdoor play space and the plans had been carefully designed to link the various types of play space and community space and ensure the children were safe and secure. There would be measures to prevent vehicles queuing outside the development. In response to further questions, he also clarified the wheelchair accessible car parking plans.
Kirsty Gilmer (Planning Services) gave a detailed presentation describing the site and it’s context. She described the key features of the application and the changes to overcome the concerns with the previously withdrawn application in terms of the height of the development amongst other matters. The application would deliver a public walkway connecting Marsh Wall and Byng Street which was welcomed. Furthermore, the application would deliver a generous amount of good quality affordable housing. The housing offer comprised 36% affordable units by habitable room. The child play space and communal amenity space exceeded the policy requirements.
It was also explained that the proposed development had been carefully designed to respond positively to the area including the Alpha Square development. The application would impact on a number of neighbouring properties. However, when taking into account the cumulative impacts of the other nearby schemes, the impact would be less significant. Consequently, it was considered that the impact on neighbouring buildings would be acceptable. The proposal would also preserve strategic views. Consultation had been carried out and no representations had been received.
The Committee were also advised of the highway issues including the wheelchair assessable car parking plans.
In summary, Officers considered that the plans would deliver a range of benefits and on balance complied with policy so were recommending that the application was granted planning permission
Members asked questions about the sunlight and daylight impacts. In response, Officers drew attention to the cumulative impacts from this and neighbouring consents. It was confirmed that when considered in the round, the impacts from this application would be relatively moderate as it would duplicate the impacts from other nearby developments coming forward. In response to further questions, Officers explained in greater detail the findings of the assessment of the properties at Alpha Square, Arrowhead Quay and Phoenix Heights.
Members also asked about the impact on social infrastructure. It was reported that this site did not itself lend itself to the provision of social infrastructure. Nonetheless, it was planned that other application sites nearby, that were more suited to providing such facilities, would deliver such facilities in accordance with their site allocation. There would also be a CIL payment that could be used for social infrastructure. In responses to further questions about this issue, Officers briefly outlined the wider process for securing social infrastructure in the planning system.
Member also enquired about the child play space and sought assurances about the operation of the roof top play area. It was confirmed that the plans had been designed to link together various areas of child play space to facilitate access. This approach was welcomed. A portion of the play space would be roof top play space. The operation of which would be controlled by condition.
Officers also responded to questions about the wheelchair accessible units, the proximity of the site to a nearby school and the entrances to the affordable and private units.
On a vote of 6 in favour and 2 against, the Committee RESOLVED:
1. That the planning permission be GRANTED at 54 Marsh Wall, London, E14 9TP for the demolition of the existing building and construction of two new linked buildings of 41 and 16 storeys (over double basement) comprising 216 residential units; two ground floor commercial units (Use Classes A1-A3, B1) totalling 174 sq. m GIA fronting on to Marsh Wall; basement car parking and servicing; and landscaped open space including a new pedestrian route linking Marsh Wall and Byng Street. (PA/16/01637)subject to:
2. Any direction by the London Mayor.
3. The prior completion of a Section 106 legal agreement to secure planning obligations set out in the Committee report
4. That the Corporate Director Development & Renewal is delegated power to negotiate the legal agreement indicated above acting within normal delegated authority.
5. That the Corporate Director Development & Renewal is delegated authority to recommend the conditions and informatives in relation to the matters set out in the Committee report
Supporting documents: