Agenda item
Chrisp Street Market, Chrisp Street, London (PA/16/01612)
Proposal:
Comprehensive redevelopment of the site (including existing car park) comprising the demolition of existing buildings with the exception of the Festival of Britain buildings, Clock Tower and Idea Store; erection of 19 new buildings ranging from 3 to 25 storeys (up to a maximum AOD height of 88m) providing 649 residential units (C3 Use Class) (including re-provision of the124 existing affordable residential units); existing market enhancement, including new canopy and service building; refurbishment of retained Festival of Britain buildings; reconfiguration and replacement of existing and provision of new commercial uses including new cinema (D2 Use Class); alterations and additions to existing Idea Store for flexible community/ affordable office space use (D1/B1 Use Class); office space (B1 use class); retail, financial and professional services and café/ restaurant floor space (A1 - A3 Use Class), including A1 food store; public house (A4 Use Class); hot food takeaway floor space (A5 Use Class); upgrade and provision of new public open space
Officer recommendation:
That subject to any direction by the London Mayor, planning permission is APPROVED subject to the prior completion of a legal agreement to secure planning obligations, conditions and informatives.
Minutes:
Councillor David Edgar (Chair) for this item
Update report tabled.
Paul Buckenham (Planning Services) introduced the application for the comprehensive redevelopment of the site comprising the demolition of existing buildings (with the exception of the Festival of Britain buildings, Clock Tower and Idea Store) for the erection of a 19 new residential buildings (including the re-provision of the 124 existing affordable residential units); existing market enhancement, the reconfiguration, replacement and provision of new commercial uses and associated works.
The Committee’s attention was drawn to the two update reports for this application detailing: changes to the proposed affordable housing, the offer to provide additional affordable retail units as well as clarifications and additional representations.
The Chair invited registered speakers to address the Committee.
Ammar Hasanie and Terry Mcgrenera spoke in objection to the application. They expressed concern about the applicant’s consultation and the lack of engagement with local residents and businesses. They also expressed concern about the lack of car parking and the findings of the applicant’s transport survey that concluded that most of the visitors to the market travelled to and from it by foot or transport. The objectors felat that many more customers travelled by car. Concern was also expressed about the amount of affordable housing proposed. There would be a disproportionate increase in the number of private housing compared to affordable housing. More should affordable housing should be provided.
In response to questions from Members, they clarified their concerns about the lack of consultation by the developer and engagement with the local community. It was felt that a ‘top down approach’ had been undertaken with very little publicity resulting in a lack of awareness of the plans in the community.
Jean Cuomo, local business owner and Anastasia Edwards, local resident; local resident spoke in support of the application. They considered that the scheme would regenerate the area, provide greater choice, increase footfall and trade and address security issues. The local community had been kept fully informed of the plans and the proposals had been regularly discussed at the Chrisp Street Partnership meetings. There was concern about the continued operation, the increased rents and the physical state of the centre and the market area if the development did not go ahead.
In response to questions from the Committee, they discussed in further detail the consultation process including the role of the Chrisp Street Partnership in raising awareness of the plans with the local traders over many years. They also shared their thoughts about the affordability of the new rents level for the traders and the phasing plans.
Scott Hudson (Applicant’s representative) spoke about the planning benefits of the application. He emphasised the scope of the applicant’s consultation with the local community. Details of which had been submitted to the Council.
In response to the questions from the Committee, he considered that the Chrisp Street Market was in need of regeneration. The applicant had consulted widely and the plans had been widely publicised for all to see. For example, there had been one to one meetings with traders, festival events, and a detailed statement of community involvement. In terms of the local traders, there would be a Retail Management strategy (that had been updated) to ensure that those who wished to, would have the opportunity to renew their lease with fixed rents levels until the completion of the first phase of the scheme. The rents would then be incrementally increased. There would also be measures to support those who wished to relocate. The retail strategy would be secured via a legal agreement. With the permission of the Chair, Chris Clarke from the applicant’s team also answered questions about the proposed phasing plans.
Regarding the Post Office, the applicant’s team reported that it would have the opportunity to relocate to one of the units within the development. Steps would be taken to ensure a continuation of trade during the construction phase. The applicant’s team also advised that there would be car parking for local traders in the form of garages, and no dedicated parking for customers. Such restrictions on parking complied with planning policy. The applicant’s team also stated that customer car parking could however be provided near the site should this prove necessary. The planning officers later clarified, parking was only to be provided for marker traders not for customers or commercial occupants.
In response to further questions, it was reported that there would be an increase in restaurants alongside, new community uses, affordable work space and an opportunity to expand the Chrisp Street Idea store. The application would provide a good mix of uses. It was also reported that the scheme had been carefully designed to respect the setting of the area including the recently listed Clock Tower. The proposal would provide a good level of affordable housing. The level of which had recently been increased as set out in the update report. Whilst there would be a loss of 6 affordable units, from the previous iteration of the scheme due to the conversion of small to larger units, but an overall increase of 76 units and an uplift of 11.9% affordable housing by habitable room from the existing situation.
Kate Harrison (Planning Services) presented the application describing the site location, the surrounding area and the existing site. The Committee were advised of the key features of the application including the proposed massing and height, the layout, the market enhancements and the public realm improvements. Consultation had been carried out and the main issues raised were noted. The concerns most frequently raised in objection related to: a lack of car parking, affordable family housing, a lack of consultation and the proposed terms for the existing businesses. The representations in support stated that the area was in need of regeneration so the proposal was welcomed.
In terms of the land use, the proposed mix of floor space complied with policy. There would be a Retail Management Strategy setting out the terms offered to the businesses who wished to remain and the support that would be provided to the existing businesses. Details of this agreement and the concessions in terms of the rents levels were noted. The applicant had also agreed to provide a number of affordable retail units and there would also be an obligation requiring reasonable endeavours to relocate the Post Office. There would be dedicated car parking for market traders and blue badge spaces.
The scheme would provide a good level of affordable housing – 35.9% of the housing mix. Of the 206 affordable units, 136 would be at social rent, 27 would be at Tower Hamlets Living rent and 37 would be intermediate (shared ownership). The units would be ‘tenure blind’.
It was also considered that the child play space complied with policy in terms of the quantum and the distribution. The design, layout and massing of the proposal responded well to the context and would result in less than substantial harm to heritage assets. The proposal would not significantly adversely impact on the amenity of surrounding residents. Incidences of direct overlooking would largely be avoided. There would be some impact on properties in terms of loss of sunlight and daylight, but such impacts could be attributed to the design of these existing developments amongst other matters. Planning obligations had been secured.
In view of the merits of the application, Officers were recommending that the application be granted planning permission.
In response to the presentation, the Committee asked questions about the car parking plans and the impact from parking stress from the scheme. Officers confirmed that there would be dedicated parking for the market traders and this would be secured in the legal agreement. Apart from this, no other plans had been formally submitted in relation to additional car parking and agreed with Officers. It was reported that the transport assessment and the trip forecasts for the proposal had been assessed by the Council’s Highways team and they had no objections to the application subject to the conditions. It was also noted that the site had good transport links.
Members also asked questions about the increase in drinking establishments and the impact of this on the night time economy and levels of anti-social behaviour. Officers reported that there would be a management plan to minimise any impact in this regard. Environmental Health could also take steps to address any issues. Furthermore, given the site’s location in a town centre the proposed mix of uses was considered appropriate.
Questions were also asked about the uplift of affordable housing compared to that for the private units and the affordability of the intermediate housing. There was also some concern about the loss of affordable housing compared to the existing site. Members also asked questions about the rehousing strategy for the existing tenants. Officers reported that there would be an uplift in affordable housing compared what was currently on site. The offer had been increased during the course of the application process. Consideration had been given to increasing the level of affordable housing to 40% with additional grant support. However it was found that this would result in a greater deficit than the currently proposed level so would not be viable. There would also be a review mechanism at three points in the scheme to increase the level of affordable housing if the scheme could support this. In response to further questions, officers clarified the rent levels for the affordable and intermediate units.
The Committee also asked questions about the relocation of the Post office. The Committee sought reassurances that it would be safeguarded. Officers confirmed that there would be measures to ensure this as detailed in the presentation. It was also understood that there would be a number of retail units in the development where they could potentially relocate should the post office wish to remain in the scheme.
Officers also answered questions about the child play space plans in terms of the quality and the amount of internal and external play space.
Having considered the issues, Members discussed the need to defer the application for further information on a number of areas. In response Officers advised the Committee about the potential implication of this in terms of the grant funding and future policy changes in relation to consultation on regeneration schemes.
Councillor David Edgar proposed and Councillor Asma Begum seconded a proposal that the application be deferred for the reasons set out below. On a vote of 7 in favour and 1 against the Committee RESOLVED:
That the application for planning permission at Chrisp Street Market, Chrisp Street, London be DEFERRED for the comprehensive redevelopment of the site (the full description of the proposal is set out in the Committee report and the update report)
The Committee were minded to defer the application for further consideration and information on the following issues:
· The level of affordable housing being provided.
· The applicant’s consultation with the local community.
· The increase in A4 (Drinking Establishments) in terms of the measures to mitigate any adverse impact from such uses.
· The measures to safeguard the Post Office within the development
· Details of the car parking plans.
In accordance with Development Procedural Rules, the application was DEFERRED to enable Officers to prepare a supplementary report to a future meeting of the Committee addressing the above issues.
Supporting documents: