Agenda item
Leven Wharf (known as Glaucus Works), Leven Road, London, E14 0LP (PA/16/02140) corrected reference
Proposal:
Demolition of existing buildings and redevelopment of site to provide a part 7, part 11 storey mixed use building with basement parking to provide 291sqm of commercial space (A1/A2/A3/A4, B1(a), D1 Use Classes) together with 160 residential units with associated landscaping, children's play facilities and public riverside walkway.
(Alterations to the development approved under planning permission PA/13/03053 including a two-storey extension to Block A and a single-storey extension to Block B to provide 34 additional residential units and all associated works).
Recommendation:
That the Committee resolve to GRANT planning permission, subject to any direction by the Mayor of London, the prior completion of a legal agreement to secure planning obligations, and the conditions and informatives in relation to the matters set out in the Committee report
Minutes:
Paul Buckenham (Development Control Manager) introduced the application for the demolition of existing buildings and redevelopment of site to provide a part 7, part 11 storey mixed use building with basement parking to provide 291sqm of commercial space together with 160 residential units with associated works.
Christopher Stacey – Kinchin (Planning Services) presented the report. He explained the nature of the site bounded by the gas holder site and the River Lea. It was reported the application constituted an amendment to the consented application to provide additional housing. Consultation had been carried out and the results were noted. The provision of a housing led strategic development in this location was supported and it was considered that the increase in height was acceptable in townscape terms. Whilst the density of the scheme exceeded that of the consented application, there would be additional affordable housing and financial contributions for further affordable units off site. In terms of the amenity impact, there would some loss of light to properties, caused partly by the design of existing buildings. Overall the impacts would be negligible. There would be a moderate increase in vehicle trips but overall Transport for London and LBTH Highways felt that the proposals were acceptable subject to the conditions. There would be contributions for the Community Infrastructure Levy and a s106 agreement. It was recommended that the application be granted planning permission.
In response Members asked about the need for the offsite contributions for affordable housing and why the units could not be provided on site. The Committee also asked questions about the capacity for a health centre on site. It was noted that due to the layout of the consented scheme (which was currently under construction) and the terms of the agreement in respect of the housing, there were limited opportunities to provide additional affordable housing on site at this stage. Therefore, it was considered appropriate that contributions be secured as an alternative. In addition, the opportunities to provide a heath facility on site were also restricted due to the site limitations. However, the D1 community use space could potentially accommodate a health centre and the neighbouring gas holder site could also provide such as facility given its size.
Members also asked questions about the viability testing and the Independent Consultants report. It was noted the initial report assessed the costs of the development prior to any work being carried out and found that the surplus would be £2,912,641. The report was then reviewed to take into account the current scenario and the additional costs already expended. This found that the scheme would deliver a surplus of £1,217,699. A contribution for this sum had been secured as a result of this.
The Committee also asked about the quality of and the location of the child play space. It was noted that the play space exceeded the standards in policy. The play area, comprising a podium level courtyard, would be located on the upper ground floor and would be of good quality design. All of the occupants would have access to this play space. It would effectively run parallel to the ground floor at certain points and benefit from a good degree of natural surveillance.
In response to further questions, it was reported that the plans should preserve the development potential of the neighbouring site due to the layout of the area amongst other things.
In response to questions about the amenity impact, it was confirmed that the impact would be minimal and would be broadly similar to that for the consented scheme. The scheme displayed no signs of overdevelopment, and would maximise the housing potential of the land. So overall it was considered that the density of the application was appropriate for the location.
Officers also answered questions about the CIL contributions.
On a unanimous vote the Committee RESOLVED:
1. That planning permission be GRANTED at Leven Wharf (known as Glaucus Works), Leven Road, London, E14 0LP (PA/16/01240) for the
Demolition of existing buildings and redevelopment of site to provide a part 7, part 11 storey mixed use building with basement parking to provide 291sqm of commercial space (A1/A2/A3/A4, B1(a), D1 Use Classes) together with 160 residential units with associated landscaping, children's play facilities and public riverside walkway.
(Alterations to the development approved under planning permission PA/13/03053 including a two-storey extension to Block A and a single-storey extension to Block B to provide 34 additional residential units and all associated works).
Subject to:
2. Any direction by the Mayor of London.
3. The prior completion of a legal agreement to secure the planning obligations set out in the Committee report.
4. That the Corporate Director of Place is delegated authority to recommend the conditions and informatives in relation of the matters set out in the Committee report
Supporting documents: