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Skylines Village, Marsh Wall, Isle of Dogs in the London Borough of Tower Hamlets Planning Application No

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Skylines Village, Marsh Wall, Isle of Dogs in the London Borough of Tower Hamlets Planning Application No planning report PDU/2427a 15 May 2012 Skylines Village, Marsh Wall, Isle of Dogs in the London Borough of Tower Hamlets planning application no. PA-11-03617 Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal Erection of buildings with heights, varying from 5 to 45-storeys, comprising 749 residential units, flexible business space, retail space, community space, a new urban square, public open space and basement parking/servicing. The applicant The applicants are ZBV (Skylines) Ltd and Skylines (Isle of Dogs) Ltd. The architect is Farrells Architects. Strategic issues The principle of a residential-led mixed-use development in the Isle of Dogs Opportunity Area is in the interest of good strategic planning in London. However, concern is raised over the design of the proposal. Further information is also required on density, access, affordable housing, play space, climate change and transport to ensure compliance with London Plan policies. Recommendation That Tower Hamlets be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 86 of this report; but that the possible remedies set out in paragraph 87 of this report could address these deficiencies. Context 1 On 16 April 2012 the Mayor of London received documents from Tower Hamlets Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 25 May 2012 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Categories, 1A, 1B and 1C of the Schedule to the Order 2008: “Development which comprises or includes the provision of more than 150 houses, flats, or page 1 houses and flats”. “Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings outside Central London and with a total floorspace of more than 15,000 square metres”. “Development which comprises or includes the erection of a building of one or more of the following descriptions the building is more than 30 metres high and is outside the City of London”. 3 Once Tower Hamlets Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The 1.44 hectare triangular shaped site is located on the Isle of Dogs, just south of West India Dock and Canary Wharf. The site is bounded by Marsh Wall to the north, 3-storey residential blocks to the southeast and Limeharbour to the west. The site contains 59 small scale business units ranging from two to three storeys in height and vegetated bank which drops down to the residential properties behind. 6 The development site is located to the south of Marsh Wall at its junction with Limeharbour. Part of the A1206 Preston’s Road Roundabout, some 0.9 kilometres from the site, is the nearest section of the Transport for London Road Network. Canary Wharf underground station (Jubilee Line) is approximately 0.6 kilometres to the north, while South Quay Docklands Light Railway station, which has recently been relocated to accommodate the 3-car train upgrade, lies 200 metres to the east. Crossharbour DLR station (served by the same line), is around 250 metres to the south. Five bus routes can be accessed within 300 metres (135, D3, D6, D7 and D8), with the nearest stops located on Marsh Wall and Limeharbour. The site has a good public transport accessibility level of 4 (out of 6, where 6 is the highest). Details of the proposal 7 Permission is sought for the erection of five buildings with varying heights from 5 to 45- storeys. Comprising:- 749 residential units of which 242 will be affordable, a 6,390 sq.m. B1 use business centre, 1,480 sq.m. of flexible retail floorspace uses A1- A5/B1, a 1,440 sq.m. community/leisure space, 0.96 hectares of open space at ground level, 189 car parking spaces and 1,060 cycle spaces, a biodiversity strip to the south eastern boundary. 8 The proposal has been amended since the previous refusal in 2010. The amendments include:- The school and hotel have been omitted. page 2 Block B has been reduced by 15 storeys to 25-storey. Block B1 has been reduced by 5 storeys to 45-storeys. Block A has been reduced in height and width and has been pulled back from the southern boundary. Block C has been reduced in height and width and has been pulled back from the eastern boundary. The level of affordable housing has increased to 38% on habitable rooms. The open space has increased to 0.96 hectares. Blocks B and B1 have been placed further apart to increase the size of the public square. A larger gap has been provided at the upper levels between buildings B1 and C. The buildings have been pulled back from the boundary creating a 25 metre wide boulevard along Limeharbour and Marsh Wall. The pavilion has been relocated to the base of building B. Case history 9 In 2010 an application for the erection of buildings ranging in height from 2 to 50-storeys comprising 806 residential units, 123-bed hotel, 2,020 sq.m. of retail/commercial floorspace, 6,900 sq.m. of office floorspace, a school and crèche for 584 pupils with sports hall and a community centre was referred to the Mayor. 10 On 12 March 2010, the Mayor advised Tower Hamlets that :- The proposal was inconsistent with policies 4B.1, 4B.9 and 4B.10 of the London Plan. In particular the material submitted does not demonstrate that the proposed buildings would attain the level of design quality expected of tall buildings in London. Concern was also raised over the scale of the buildings adjacent to the existing residential development to the south of the site. The proposal would result in awkward and inappropriate spatial relationship. Whilst the site may be suitable for tall buildings these will need to form part of a robust masterplan that considers the wider site context. Whilst the proposal has a high standard of accessibility, further details of wheelchair accessible units and hotel bedrooms are required to ensure compliance with London Plan policy 3A.5 and 4B.5. That further technical information is required to assess whether the proposed energy strategy complies with London Plan energy policies in chapter 4A of the London Plan. Further information and discussion is required with the applicant and Tower Hamlets Council is required to ensure the proposal complies with the transport policies of the London Plan detailed in chapter 3A. page 3 11 Pre application meetings were held on 22 September 2011 and 16 November 2011 between the applicant and the GLA to discuss an amended scheme for the site. Advice note PDU/2427aSW04 issued on 2 December 2011 concluded that :- “Further to the pre-planning application advice given in September 2011, there have been some changes to the scheme in terms of layout and the heights of the development however, the scale and massing of the development remain largely comparable. The design and appearance of the scheme is welcomed, so too the amount of open space being offered. Further discussion will be necessary in relation to the affordable housing offer that is being made, together with comments in relation to access, residential quality”. Strategic planning issues and relevant policies and guidance 12 The relevant issues and corresponding policies are as follows: Principle of development London Plan Density London Plan; Housing SPG; Interim Housing SPG; draft Housing SPG Tall buildings/views London Plan, Revised View Management Framework SPG Urban design London Plan; Access London Plan; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Child play space Providing for Children and Young People’s Play and Informal Recreation SPG; draft Providing for Children and Young People’s Play and Informal Recreation SPG; Affordable housing London Plan; Housing SPG; Interim Housing SPG; draft Housing SPG; draft Affordable Housing SPG; Housing Strategy; draft Revised Housing Strategy; draft Early Minor Alteration to the London Plan Climate change London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy Crossrail London Plan; Mayoral Community Infrastructure Levy; Crossrail SPG Transport London Plan; draft Early Minor Alteration to the London Plan; the Mayor’s Transport Strategy 13 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Tower Hamlets Core Strategy 2010, the Tower Hamlets Unitary Development Plan 1998 and the 2011 London Plan. 14 The following are also relevant material considerations: The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework The Managing Development DPD (Pre-Submission Stage) The Early Minor Alteration to the London Plan page 4 Principle of development 15 The site is located within the emerging indicative boundary of the Isle of Dogs Opportunity Area, which is identified in the London Plan as being capable of accommodating at least 10,000 additional dwellings and 110,000 new jobs.
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