Agenda item
22 Marsh Wall, London E14
Decision:
On a vote of 4 for, 1 against and 2 abstentions, the Committee RESOLVED that planning permission for the construction of one building of 44 storeys (within the existing consented envelope – PA/05/00052) and two buildings of eight storeys to provide 802 dwellings, and a total of 3,267 sq m of retail (A1, A2, A3), Office (B1) and Community Uses (D1) at lower ground, ground and level 1, 5833 sq m plant, public spaces and parking at 22-28 Marsh Wall and 2 Cuba Street and 17-23 Westferry Road, Marsh Wall, London be GRANTED subject to
A Any direction by the Mayor.
B The prior completion of a legal agreement to the satisfaction of the Chief Legal Officer, to secure the following:
a) a proportion of 26.67% habitable room basis of the proposed units (i.e. 158 units) to be provided as on site affordable housing with the mix as specified in 8.49 of the Committee report;
b) provide £400,419 towards open space improvements to relieve the pressure that will arise from the new housing on existing overcrowded open space and recreational facilities within the Borough;
c) preparation of a right of way “walking agreement” for crossing through the proposed site across Marsh Wall;
d) provide £452,649 (being £150,883 per annum for three years) to London Buses towards bus capacity;
e) equipment upgrade to mitigate the adverse effects on DLR radio communications (Such as a booster to offset signal interruption);
f) provide £116,064 towards the upgrade of the section of highway south of Westferry Circus;
g) provide £406,223 for pedestrian and cycle improvements (i.e. to make 20 m/ph zone or pedestrian friendly) to Cuba Street, Manilla Street, Tobago Street and Byng Street;
h) provide £292,480 towards employment initiatives such as the Local Labour in Construction (LliC) or Skillsmatch in order to maximise the employment of local residents;
i) provide £583,618 towards education to mitigate the demand of the additional population on education facilities;
j) provide £2,929,377 towards healthcare to mitigate the demand of the additional population on healthcare services;
k) preparation and implementation of a public art strategy including involvement of local artists;
l) TV reception monitoring and mitigation;
m) Preparation of a Travel Plan (for both the residential and commercial component); and
n) Completion of a car free agreement to restrict occupants applying for residential parking permits.
Section 278 agreement to secure the following:
1) Off site highway works from Byng Street to the roundabout south of Westferry Circus Roundabout, and along boundary of property on Marsh Wall prior to the commencement of works on site. (This work is currently estimated at £464,255. Should the work not cost this amount the Council will reimburse the difference, should it cost more, the developer will be invoiced direct.)
C That the Head of Development Decisions be delegated power to impose conditions and informatives on the planning permission to secure the following:
Conditions:
1) Time limit for Full Planning Permission
2) Details of the following are required:
· Samples of materials for external fascia of building
· Ground floor public realm (including children’s play space
and pedestrian route
· All external landscaping (including lighting and security measures), walkways, screens/canopies, entrances, seating and litter bins
· The design of the lower floor elevations of commercial units including shopfronts
· Signage strategy
· Roof treatment (Biodiversity roof for Black Redstarts and amenity space)
3) Landscape Management Plan required
4) Parking – maximum of 195 cars and a minimum of 813 cycle and 20 motorcycle spaces
5) Hours of construction limits (Between the hours of 8 am and 6 pm Mondays to Fridays and between the hours of 8 am and 1 pm Saturdays).
6) Details of insulation and of the ventilation system and any associated plant required
7) Hours of operation limits – hammer driven piling (10 am – 4 pm)
8) Wheel cleaning during construction required
9) Details of surface and foul water drainage system required
10) Impact study of water supply infrastructure required
11) Details required for on site drainage works
12) Details of finished floor levels required
13) Land contamination study required to be undertaken
14) The refuse/recycling storage strategy to be implemented
15) Ground borne vibration limits
16) Construction Environmental Management Plan
17) Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity
18) Details of the proposed D1 use
19) The southern elevations of Levels 2 to 7 of the two apartments of block 2 are required to have a visually opaque translucent frit
20) All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible.
Informatives
1) Thames Water advice
2) Environment Agency advice
3) Entertainment licensing advice
4) Site notice specifying the details of the contractor required
5) Surface water drainage advice
6) Construction Environmental Management Plan Advice
7) Highways Department Advice
D That if the 15th December 2007 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer, the Head of Development Decisions be delegated power to refuse planning permission.
Minutes:
Mr Michael Kiely, Head of Development Decisions, introduced the site and proposal for the construction of one building of 44 storeys (within the existing consented envelope – PA/05/00052) and two buildings of eight storeys to provide 802 dwellings, and a total of 3,267 sq m of retail (A1, A2, A3), Office (B1) and Community Uses (D1) at lower ground, ground and level 1, 5833 sq m plant, public spaces and parking at 22-28 Marsh Wall and 2 Cuba Street and 17-23 Westferry Road, Marsh Wall, London.
Ms Renee Goodwin, Strategic Applications Manager, presented a detailed report and update report on the application. She explained the differences between the current and previously approved application and detailed the reasons why the application was acceptable and recommended for approval.
Members expressed concern over the tabling of a letter of support for the application, in that its inclusion in full in the update report presented an imbalance as letters were normally summarised. It was explained that it had been received after the agenda had been published, and that no further letters of objection had been received. It was also noted that neither of the two objectors had expressed a wish to address the Committee. Members suggested deferring the item to seek clarification on the author of the letter and their relationship to the developer. However, after receiving legal advice on the role of lobbying in the planning process and issues surrounding transparency and probity it was agreed to proceed with the consideration of the application. It was also agreed that in future all letters would be summarised in the update report.
Members asked questions relating to density and consultation with surrounding boroughs. Concern was expressed over the percentage of affordable housing in the scheme. The Committee was informed of the process for assessing the viability of the scheme, using the Greater London Authority toolkit and advised that the scheme was reasonable and in accordance with policy. Ms Alison Thomas, Housing Development Manager, informed the Committee that the affordable housing element would be solely for Tower Hamlets residents, provided without recourse to public funds.
Concern was also expressed over the high number of small units and the sizes of those units. The Committee was advised that all the units complied with the Council’s internal space standards.
The Committee RESOLVED that planning permission for the construction of one building of 44 storeys (within the existing consented envelope – PA/05/00052) and two buildings of eight storeys to provide 802 dwellings, and a total of 3,267 sq m of retail (A1, A2, A3), Office (B1) and Community Uses (D1) at lower ground, ground and level 1, 5833 sq m plant, public spaces and parking at 22-28 Marsh Wall and 2 Cuba Street and 17-23 Westferry Road, Marsh Wall, London be GRANTED subject to
A Any direction by the Mayor.
B The prior completion of a legal agreement to the satisfaction of the Chief Legal Officer, to secure the following:
a) a proportion of 26.67% habitable room basis of the proposed units (i.e. 158 units) to be provided as on site affordable housing with the mix as specified in 8.49 of the Committee report;
b) provide £400,419 towards open space improvements to relieve the pressure that will arise from the new housing on existing overcrowded open space and recreational facilities within the Borough;
c) preparation of a right of way “walking agreement” for crossing through the proposed site across Marsh Wall;
d) provide £452,649 (being £150,883 per annum for three years) to London Buses towards bus capacity;
e) equipment upgrade to mitigate the adverse effects on DLR radio communications (Such as a booster to offset signal interruption);
f) provide £116,064 towards the upgrade of the section of highway south of Westferry Circus;
g) provide £406,223 for pedestrian and cycle improvements (i.e. to make 20 m/ph zone or pedestrian friendly) to Cuba Street, Manilla Street, Tobago Street and Byng Street;
h) provide £292,480 towards employment initiatives such as the Local Labour in Construction (LliC) or Skillsmatch in order to maximise the employment of local residents;
i) provide £583,618 towards education to mitigate the demand of the additional population on education facilities;
j) provide £2,929,377 towards healthcare to mitigate the demand of the additional population on healthcare services;
k) preparation and implementation of a public art strategy including involvement of local artists;
l) TV reception monitoring and mitigation;
m) Preparation of a Travel Plan (for both the residential and commercial component); and
n) Completion of a car free agreement to restrict occupants applying for residential parking permits.
Section 278 agreement to secure the following:
1) Off site highway works from Byng Street to the roundabout south of Westferry Circus Roundabout, and along boundary of property on Marsh Wall prior to the commencement of works on site. (This work is currently estimated at £464,255. Should the work not cost this amount the Council will reimburse the difference, should it cost more, the developer will be invoiced direct.)
C That the Head of Development Decisions be delegated power to impose conditions and informatives on the planning permission to secure the following:
Conditions:
1) Time limit for Full Planning Permission
2) Details of the following are required:
· Samples of materials for external fascia of building
· Ground floor public realm (including children’s play space
and pedestrian route
· All external landscaping (including lighting and security measures), walkways, screens/canopies, entrances, seating and litter bins
· The design of the lower floor elevations of commercial units including shopfronts
· Signage strategy
· Roof treatment (Biodiversity roof for Black Redstarts and amenity space)
3) Landscape Management Plan required
4) Parking – maximum of 195 cars and a minimum of 813 cycle and 20 motorcycle spaces
5) Hours of construction limits (Between the hours of 8 am and 6 pm Mondays to Fridays and between the hours of 8 am and 1 pm Saturdays).
6) Details of insulation and of the ventilation system and any associated plant required
7) Hours of operation limits – hammer driven piling (10 am – 4 pm)
8) Wheel cleaning during construction required
9) Details of surface and foul water drainage system required
10) Impact study of water supply infrastructure required
11) Details required for on site drainage works
12) Details of finished floor levels required
13) Land contamination study required to be undertaken
14) The refuse/recycling storage strategy to be implemented
15) Ground borne vibration limits
16) Construction Environmental Management Plan
17) Renewable energy measures to be approved in writing by the Local Planning Authority in consultation with the Greater London Authority and implemented in perpetuity
18) Details of the proposed D1 use
19) The southern elevations of Levels 2 to 7 of the two apartments of block 2 are required to have a visually opaque translucent frit
20) All residential accommodation to be built to Lifetime Homes standard, including at least 10% of all housing being wheelchair accessible.
Informatives
1) Thames Water advice
2) Environment Agency advice
3) Entertainment licensing advice
4) Site notice specifying the details of the contractor required
5) Surface water drainage advice
6) Construction Environmental Management Plan Advice
7) Highways Department Advice
D That if the 15th December 2007 the legal agreement has not been completed to the satisfaction of the Chief Legal Officer, the Head of Development Decisions be delegated power to refuse planning permission.
Supporting documents: