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8 April 2015 160 – 166 Chrisp Street, Poplar, Tower Hamlets in the London Borough of Tower Hamlets Planning Application No

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8 April 2015 160 – 166 Chrisp Street, Poplar, Tower Hamlets in the London Borough of Tower Hamlets Planning Application No planning report D&P/2060c/01 8 April 2015 160 – 166 Chrisp Street, Poplar, Tower Hamlets in the London Borough of Tower Hamlets planning application no. PA/15/00039 Strategic planning application stage 1 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 buildings and redevelopment to provide three new buildings ranging from three to thirteen storeys in height comprising 273 residential units (comprising 95 x 1 bed; 118 x 2 bed; 55 x 3 bed& 5 x 4 bed), 20 car parking spaces and 358 cycle spaces; associated amenity and child playspace. The applicant The applicant is a Bellway Homes Ltd (Thames Gateway) and the agent is Savills Strategic issues The principle of this proposal is welcomed as it brings about the redevelopment of a declining industrial and will help to contribute towards the much needed uplift of housing provision in Tower Hamlets. Outstanding information is required to be provided on affordable housing provision, with the submission of the viability assessment, inclusive access, energy, sustainable drainage and transport matters. Overall the scheme has progressed positively following the earlier pre-applications and the applicant is commended for the design enhancements. Recommendation That Tower Hamlets Council be advised that while the application is generally acceptable in strategic planning terms the application does not comply with the London Plan, for the reasons set out in paragraph 67 of this report; but that the possible remedies also set out in that paragraph of this report could address these deficiencies. Context 1 On 27 February 2015 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 8 April 2015 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. page 1 2 The application is referable under Categories 1A and 1C of the Schedule to the Order 2008: Category 1A “Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats.” Category 1C “Development which comprises or includes the erection of a building of more than 30 metres high”. 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 site is located in Poplar to the north of Canary Wharf. The site is bounded by Rifle Street to the north, Cording Street to the south, the Docklands Light Railway (DLR) line to the east and Chrisp Street to the west. The nearest part of Transport for London’s Road Network (TLRN) is East India Dock Road (A13), approximately 500m to the south. 6 The nearest station is Langdon Park DLR, which is approximately 150m to the south. The area is also served by 5 bus routes from nearby stops on Cordelia Street, Morris Street and East India Dock Road. This area is served by the Mayor’s cycle hire scheme with docking stations located at Langdon Park and Chrisp Street Market, within 550m of the site. 7 The public transport accessibility level of the site (PTAL) ranges from 3 (average) in the north to a 4 (good) in the south. 8 The current light industrial car/garage site, occupies 6,736sq.m of land between two residential developments on Chrisp Street, very close to Langdon Park DLR station. The site is currently under-utilised and forms a weak edge along Chrisp Street. 9 The site immediately to the south of the application site, and immediately next to Langdon Park station, is a recently approved 22 storey Ballymore residential scheme. Beyond the station, to the west, various residential blocks have been developed, and across the road, opposite the station there is an estate renewal taking place by Bellway. Adjacent to this redevelopment by Bellway, there are two storey, flat roofed residential terraces, which form part of an estate. The site is therefore, at present, the only area where there is an element of declining light industrial activity remaining. Should this proposal be successful, and together with the Ballymore scheme going ahead, the area will become predominantly residential. 10 Overall, the wider area incorporates a range of 1980’s and modern residential developments with a range of densities and building heights, from the 2-storey terraced housing described above, to the 17-storey council housing blocks. 11 In addition to these industrial and residential uses, Chrisp Street also incorporates a mix of other uses including a health centre, shopping units and Chrisp Street market. The site is located 300 metres from Chrisp Street District Centre. Immediately to the west of the station is a modern/contemporary youth centre called ‘Spot Light’. page 2 12 There is a large conservation area to the east of the site across the railway tracks known as Langdon Park Conservation Area. The closest main watercourses to the site are the Limehouse Cut Canal and Bow Creek. Details of the proposal 13 The applicant proposes a residential redevelopment comprising 273 residential units in total. The scheme consists of 3 buildings with the highest point at 13 storeys and various cut backs to the massing starting from the 4th floor. A new landscaped street through the site, which will run from north to south to connect Rifle Street and Cording Street is proposed. This will connect with the neighbouring site and provide a through route to the DLR station. Case history 14 Since the initial pre-application meeting for this site held on 18 September 2013, the applicant is now Bellway Thames Gateway, who acquired the application site from the previous consortium of landowners in mid - 2014. 15 The current applicant has made significant amendments to the pre-application submission, building on the GLA officer comments from last year (at the second pre-application meeting held on 19 December 2014), and from having had discussions with the London Borough of Tower Hamlets (LBTH) officers since September this year. 16 Since the previous pre-application submission the applicant has amended the proposal in the following ways: Rationalised the number of units within the cores; Enhanced cycle parking provision; Enhanced central public amenity space and improved access (through route); Enhanced the defensible space at pavement level and improved entrances; Sought to increase the number of dual aspect units within the scheme and reduce north facing single aspect units and The schedule of accommodation now proposes ten additional residential units against the previous scheme seen in December 2014. 17 These amendments are discussed in greater detail within the body of this report. Strategic planning issues and relevant policies and guidance 18 The relevant issues and corresponding policies are as follows: Mix of uses London Plan Housing London Plan; Housing SPG; Housing Strategy; Providing for Children and Young People’s Play and Informal Recreation SPG; Affordable housing London Plan; Housing SPG; Housing Strategy; Density London Plan; Housing SPG; Urban design London Plan; Access London Plan; Accessible London: achieving an inclusive environment SPG; Sustainable development 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 page 3 Transport London Plan; the Mayor’s Transport Strategy Crossrail London Plan; Mayoral Community Infrastructure Levy; Parking London Plan; the Mayor’s Transport Strategy 19 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) and the London Plan (Consolidated with alterations 2011. 20 The following are also relevant material considerations: The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework The Lower Lea Valley Opportunity Area Planning Framework, January 2007 Principle of Use 21 Whilst the site is currently a light industrial location, the character of the surrounding area has changed significantly becoming almost entirely residential. Once this scheme and the neighbouring site are built out, the area will become predominantly residential in character. 22 The initial scheme in September 2013 had an element of retail on the ground floor, however this has since been removed. It is understood from the applicant that the Council has accepted the provision of a solely residential scheme on this site, as any commercial or retail space should be directed towards the more central areas such as Chrisp Street Market and district shopping centre, in line with the Council’s Core Strategy and Site Specific Proposals Document. It is understood that there are also a number of developments in the area which have vacant commercial units in their ground floors. A solely residential scheme is therefore acceptable. Housing 23 The applicant’s schedule of accommodation has been amended, as set out in the table below, the applicant is now proposing 273 residential units against the previously proposed 263 and 260 units at the earlier two pre-application stages: Unit type Private Affordable Intermediate Total Rent provision 1 bed 71 8 18 95 2 bed 88 18 10 118 3 bed 37 15 3 55 4 bed 0 5 0 5 Total 196 46 31 273 24 A range of tenure and dwelling types are proposed, including 1-4 bedroom flats and 23 maisonettes.
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