Agenda item
(Locksley Estate Site D) Land at Salmon Lane and adjacent to 1-12 Parnham Street, London (PA/17/01618)
- Meeting of Development Committee, Wednesday, 8th November, 2017 7.00 p.m. (Item 4.1)
- View the background to item 4.1
Proposal:
Residential development comprising 17,one, two, three and four bedroom flats available for affordable rent. The height of the building ranges from five to eight storeys.
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions and informatives
Minutes:
Update report tabled.
Councillor John Pierce (Chair) for this item
Paul Buckenham (Development Control Manager) introduced the application for the residential development comprising 17, one, two, three and four bedroom flats available for affordable rent. The height of the building ranged from five to eight storeys.
Nasser Farooq (Planning Services) presented the report reminding the Committee of the nature of the existing site and surrounds, the appearance of the proposal and the proposed landscaping works for the site and the wider area. He advised that the application for planning permission was considered by the Development Committee on 11th October 2017. At the committee, members were minded not to accept the officer recommendation and were minded to refuse planning permission for the following reasons:
· Loss of a publically accessible open space.
· The impact on the setting of the Canal Towpath and the Regents Canal Conservation Area.
Since that decision, the applicant had amended the rent structure for the housing to provide all 17 affordable units at London Affordable Rent. Previously, the application proposed a 50/50 split between London Affordable Rent and Tower Hamlets Living Rent. The table in the Committee report showed the various rent options including the proposed London Affordable Rents.
Regarding the impact on open space,Members were reminded of the key characteristics of site A and B in terms of its use. Officers remained of the view that the site could not be considered “publically accessible open space” as defined in Council’s Core Strategy given the absence of a formal agreement for the use of the wider space. Nevertheless, it could be considered that the site fell within the wider definition of open space given it’s community value and that it providedvisual amenity value. The development would result in the loss of approximately 31% of this space. However the remainder of the site would be allocated towards the provision of communal amenity, play space, and landscaping works. Given this and the wider benefits of the scheme, Officers considered that the proposal was acceptable on this ground.
Regarding the impact on the Canal towpath and its setting, members were reminded that the proposal had been set back further from the towpath (compared to the January 2017 application). Members also noted the comments of the Canal and River Trust (CaRT) as set out in the attachment to the deferral report.
In summary, Officers considered that whilst the proposal would result in the loss of partly un-used and inaccessible open space, that this would be outweighed in planning policy terms by the benefits of delivering new social housing, biodiversity benefits and other benefits. Officers therefore considered that the proposal should be granted planning permission. However, if the Committee remained minded to refuse planning permission, two reasons were provided based on the discussion at the previous committee meeting.
On a vote of 2 in favour of the Officer recommendation to grant planning permission, 3 against and 0 abstentions, the Committee did not agree the Officer recommendation to grant planning permission.
Accordingly, Councillor Andrew Cregan proposed and Councillor Chris Chapman seconded a motion that the officer recommendation to grant planning permission be REFUSED (for the reasons set out in paragraph 5.2 of the deferred Committee report dated 8th November 2017) and on a vote of 3 in favour, 2 against and 0 abstentions, the Committee RESOLVED:
That planning permission at (Locksley Estate Site D) at land at Salmon Lane and adjacent to 1-12 Parnham Street, London be REFUSED for residential development comprising 17,one, two, three and four bedroom flats available for affordable rent. The height of the building ranges from five to eight storeys (PA/17/01618) for the following reasons as set out in paragraph 5.2 of the 8th November Committee report
1. The proposed development results in a loss of open space, which would not be adequately off-set by the public benefits of the development. The development would conflict with policy SP04 of the adopted Core Strategy which seeks to protect open spaces.
2. The proposed development by virtue of its height, design and siting with a lack of setback from the Regents Canal would fail to preserve or enhance the character and appearance of the Regents Canal Conservation Area, and the Blue Ribbon Network. As such, the proposal fails to accord with policy (134) of the NPPF, policy 7.24 of the London Plan, policy SP10 of the adopted Core Strategy and policies DM12 and DM27 of the Managing Development Document.
Supporting documents:
- locksley defferal report final, item 4.1 PDF 7 MB
- Canal and River Trust consultation response Appendix to Locksley Deferral Report, item 4.1 PDF 262 KB
- PA 17 01618 - Locksley D, 11/10/2017 Development Committee, item 4.1 PDF 8 MB
- update report locksley, item 4.1 PDF 45 KB