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Hackney Marshes (North Marsh and East Marsh) in the London Borough of Hackney Planning Application No

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Hackney Marshes (North Marsh and East Marsh) in the London Borough of Hackney Planning Application No planning report D&P/2161c/02 24 June 2015 Hackney Marshes (North Marsh and East Marsh) in the London Borough of Hackney planning application no. 2014/2582 Strategic planning application stage II referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition of existing North Marsh changing room building and the erection of a single storey pavilion building to provide changing and associated facilities, provision of cricket nets, associated car parking and landscaping at North Marsh and the reinstatement of a car park at East Marsh. The applicant The applicant is Hackney Council, the architect is Studio E and the agent is Firstplan. Strategic issues Issues with respect to Metropolitan Open Land, urban design, transport, and climate change have been satisfactorily addressed since Stage One. The proposal is supported in strategic planning terms. The Council’s decision In this instance, Hackney Council has resolved to grant permission, subject to conditions. Recommendation That Hackney Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal. Context 1 On 9 September 2014, the Mayor of London received documents from Hackney Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category 3D of the Schedule to the Order 2008: 3D “1. Development—(a) on land allocated as Green Belt or Metropolitan Open Land in the development plan, in proposals for such a plan, or in proposals for the alteration or replacement of such a plan; and (b) which would involve the construction of a building with page 1 a floorspace of more than 1,000 square metres or a material change in the use of such a building.” 2 On 22 October 2014, the Mayor considered planning report D&P/2161c/01, and subsequently advised Hackney Council that whilst the application was broadly acceptable in strategic planning terms, on balance, the application did not yet comply with the London Plan for the reasons set out in paragraph 70 of that report. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised and further information provided (see below). On 3 June 2015, Hackney Council decided that it was minded to grant permission, subject to conditions, for the revised application, and on 11 June 2015 it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008, the Mayor may allow the draft decision to proceed unchanged or direct the Council under Article 6 to refuse the application. The Mayor has until 24 June 2015 to notify the Council of his decision and to issue any direction. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 5 At the consultation stage, Hackney Council was advised that whilst the application was broadly acceptable in strategic planning terms, on balance, the application did not yet comply with the London Plan for the reasons set out in paragraph 70 of that report: Metropolitan Open Land and urban design: The location and design of the proposed North Marsh building and car park has been justified and is generally acceptable; however the applicant should reconsider the proposed brick colour. The location and design of the East Marsh car park is generally acceptable; however the applicant should consider further measures to reduce the proposals’ impact on the MOL. Transport: The applicant has agreed to adopt additional travel plan targets, including a commitment to progressively reduce the number of car parking spaces over a period of three years; however, the applicant should provide further details to demonstrate how the reduction in car parking spaces will be practically implemented and the Council should provide further detail on how this will be secured. The split between active and passive electrical vehicle charging points and the method of securing the Travel Plan has yet to be agreed. Otherwise, the proposals meet the requirements of London Plan transport policies. Climate change: The proposals comply with London Plan policies on climate change; however discussions are continuing with the GLAs air quality team. 6 Since then, the application has been revised and further information provided as set out below. Metropolitan Open Land and urban design 7 At Stage One, the design of the North Marsh building and its impact on the Metropolitan Open Land was considered to be acceptable; however, a reconsideration of the use of a light cream coloured brick was suggested to further reduce the impact of the building. 8 Hackney’s design review panel and design officer were also critical of the elevations, and consequently the applicant has revised the proposals. Three contrasting horizontal bands of brickwork have been introduced, the top two pixilated and incorporating windows. The bands page 2 are broken into lengths of varying extent reflecting the plan layout behind. This, together with new trees and low shrub planting, will create a softer transition from the landscape to the building. To ensure a high standard, a condition is attached requiring details and samples on the finishes and colours of the facade. This is welcomed; however the Council should ensure that this minimises the impact of the building on the Metropolitan Open Land. 9 It was also suggested that the applicant should consider if further measures were possible to reduce the East Marsh car park impact on the Metropolitan Open Land. However, the car park, which is currently in situ, is barely visible when approaching from the Marshes, due to the existing levels. The edge of the car park will be retained by a wooden railway sleeper and wrapped with a natural soil/grass bund to visually screen the car park. Any visibility will be further reduced by new trees and shrubs to be planted along its periphery. It is therefore considered that the proposals do not compromise the openness of the Metropolitan Open Land. Transport 10 At Stage One, the provision of car parking was requested to be progressively reduced in line with travel plan targets over the 5 year life of the plan. This has been accepted by the applicant and is secured by condition through the travel plan. A commitment to provide 5 active electric vehicle charging points (EVCPs) and 14 passive EVCPs has also been secured by condition. The provision of coach, minibus and cycle parking is in conformity with the London Plan. All matters have been resolved and therefore the scheme is now in conformity with London Plan transport policies. Climate change 11 At Stage One, it was noted that the carbon dioxide savings exceed the target set within Policy 5.2 of the London Plan and that the applicant is proposing to install a biofuel boiler to serve the building. This fuel is already being used to heat the Hackney Marshes Centre and the same fuel supply will be used. The proposal is acceptable in terms of air quality impacts. Response to consultation 12 The Environment Agency made no objection, subject to suitable conditions. 13 Natural England made no objection. 14 Sport England made no objection and expressed strong support for the proposals. 15 Lee Valley Regional Park Authority responded to state that the proposed northern pavilion and car park at East Marsh will result in an unacceptable incursion into the landscape of the Marshes resulting in a loss of its open quality; with insufficient details in the application concerning the landscaping required to mitigate the adverse impact on the openness of the Marshes. 16 Thames Water made no objection subject to suitable informatives. 17 Hackney Marsh Users Group objected to the proposal due to the loss of Metropolitan Open Land green space, landscape quality and public amenity which is not justified by the reasons advanced. It would support a new northern pavilion if built on the existing footprint. 18 Hackney Council publicised the applications by sending notifications to 677 neighbouring properties, as well as issuing site and press notices. The Council received 679 letters of objection (including petitions) and 1,314 letters of support. The grounds for objection included: Car parking – excessive provision; will encourage car use and discourage public transport, walking and cycling; contrary to MOL policy; visually intrusive to landscape; coach parking page 3 unnecessary; no demand for disabled parking; increased air pollution; danger of illegal vehicle access and fly-tipping; vehicles will come into conflict with cyclists and pedestrians; unnecessary to have a general drop off area adjacent to the building, as visitors without mobility difficulties can be dropped in Millfields Road. North Marsh Pavilion - size and location of the pavilion will obstruct the openness of the views across Hackney Marsh; inefficient design with large areas given to non-essential uses; elongated design and pale colour of the pavilion will make it highly visible; should be two storeys and located on the current site, which would enable more parking; no social space should be provided; existing building is stylish and should not be demolished. Object to loss of open accessible Common Land (an application for Common Land Consent has been submitted to the Planning Inspector. Impacts to Common Land do not form part of the assessment of this planning application).
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