Agenda item
114 -150 Hackney Road, London, E2 7QL (PA/17/00250)
- Meeting of Development Committee, Wednesday, 11th October, 2017 7.00 p.m. (Item 4.1)
- View the background to item 4.1
Proposal:
Mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage
Recommendation:
That the Committee resolve to GRANT planning permission subject to the Prior completion of a legal agreement, conditions and informatives.
Minutes:
Update report tabled.
Paul Buckenham (Planning Manager) introduced the application for the mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height to house a maximum of 9 residential units, employment floorspace, flexible office and retail floorspace at ground floor level and provision of Public House along with associated works
Gareth Gwynne (Planning Services) presented application. The Committee were advised that the application forplanning permission for the proposed development was considered by the Development Committee on 9th August 2017. Following consideration of the application, the Committee resolved to defer the application to undertake a site visit and to receive further information about:
- The future viability of the A4 use that could be used as a LGBT+ venue.
- The fit out of the unit and the applicant’s contribution to this
- The daylight impacts to neighbouring properties.
In terms of the daylight impacts, Officers acknowledged that the proposal would have a significant major and moderate adverse impacts upon 1-14 Vaughan Estate. In view of this, the applicant had provided additional information showing that the main living rooms of the properties would remain largely unaffected due to their dual aspect nature and that only non habitable rooms would be affected. These rooms would still receive a reasonable level of light. The information also showed that the existing design of the properties acted as a significant constraint on rooms achieving good natural light. The Council had appointed consultants to review these findings and they agreed with these results. Officers, on balance, considered these impacts were acceptable.
Regarding the future viability of the A4 unit and the fit out costs, it was noted that steps had been taken to resolve these issues, including a round table meeting held on the 4th September, organised by officers involving the applicant, representatives of Friends of the Joiners Arms, the New Joiners Arms, and the Culture at Risk Officer from Greater London Authority (GLA). Following that meeting, the applicant had submitted a series of amendments to the scheme to increase the size of the A4 unit, assist with the fit out costs and amend the heads of terms to extend the minimum lease length for a future LGBT+ operator for to 25 years. It was also proposed that the opening hours of the A4 unit be extended to allow it to operate as a late night premises for a 12 month trial period. Details of which were set out in the update report.
Regarding noise breakout and disturbance, Officers were recommending a number of measures as set out in the Committee report and the update report.
Officers remained of the view that the planning application should be granted permission.
The Committee asked questions about the measures to preserve the amenity of the occupants of Vaughan Estate. Officers explained that due to the design of the buildings and nature of the site, the proposal would have a limited impact on these properties.
Members also asked questions about the proposed changes to the opening hours of the A4 unit to allow it to operate as a late night venue on a 12 month trial basis. The Committee asked about the grounds for granting these hours on a permanent basis and the level of complaints that would need to be received for these extended hours to be revoked. Officers explained the merits of the proposal to allow the impact of customers entering and leaving the premises to be monitored. Officers would be in a strong position to recommend that these hours be made permanent should no substantiated complaints be received about the operation of the premises. This matter would be decided under delegated powers subject to the standard procedures for determining planning matters. In response to further questions, it was noted that a number of premises in the surrounding area operated as late night venues which set a precedent for this. Officers were also mindful of the fact that the Joiners Arms formally operated as a late night venue and that the applicant had carried out a lot of work to enable the A4 unit to operate as such. In view of these issues, it was considered that, in this case, the proposals were appropriate.
Members also asked questions about the request to give LBTH Councillors a role in adjudicating the selection criteria for the lease of the A4 unit. Officers advised of the need for the discussions to focus on the planning issues rather than potential end users which was outside the planning remit. The GLA would have a good understanding of the need to preserve LGBT+ late night venues so should be well placed to oversee this process. In view of this advice, the Committee requested that representations be made to the GLA to request that they consult the Council and the local community in overseeing the process.
Overall, Members welcomed the changes to the proposals. The Chair also felt that there would need to be serious evidence of significant levels of anti – social behaviour for the extended opening hours to be revoked and commented that the Licensing regime could also address any issues in terms of customers entering and leaving the premises.
On a vote of 4 in favour and 0 against, the Committee RESOLVED:
1. That the planning permission at 114 -150 Hackney Road, London, E2 7QL be GRANTED for mixed use redevelopment of site including part demolition, part retention, part extension of existing buildings alongside erection of complete new buildings ranging in height from four storeys to six storeys above a shared basement, to house a maximum of 9 residential units (Class C3), 12,600 sqm (GEA) of employment floorspace (Class B1), 1,340 sqm (GEA) of flexible office and retail floorspace at ground floor level (falling within Use Classes B1/A1-A5) and provision of 316 sqm (GEA) of Public House (Class A4), along with associated landscaping and public realm improvements, cycle parking provision, plant and storage, (PA/17/00250) SUBJECT to
2. Prior completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended), to secure the planning obligations set out in the 11th October 2017 Committee report subject to the amendments in the Committee update report.
3. That the Corporate Director of Place is delegated authority to negotiate and approve the legal agreement indicated above.
4. That the Corporate Director of Place is delegated authority to issue the planning permission and impose conditions and informatives to secure the matters set out in the11th October 2017 Committee report subject to the amendments in the Committee update report.
Supporting documents:
- 114-150 Hackney Road Deferral Committee Report PA-17-250FINAL2OCT17, item 4.1 PDF 2 MB
- 5.1, 09/08/2017 Development Committee, item 4.1 PDF 11 MB
- Update Report 090817 final, item 4.1 PDF 113 KB
- FINAL2Oct17 Equality Analysis - Hackney Road Nos 114-150 Planning Ref PA-17-00250_, item 4.1 PDF 156 KB