Subject: Moxy Hotel (14/000310/FUL) Meeting date: 16 December 2014 Report to: Planning Decisions Committee Report of: Anne Ogundiya, Senior Planning Development Management

FOR DECISION

This report will be considered in public

1. EXECUTIVE SUMMARY 1.1. This report considers a submission seeking full planning permission for an 8 storey 279 bedroom hotel comprising 9,735m2. The hotel is called Moxy; a collaboration between the Marriott Hotel Group and Ikea. The premise is to introduce a new type of modern budget hotel. The application is a joint application between Westfield and Inter Hospitality Holding B.V. 1.2. The application site is situated off Great Eastern Road and is located between the 2 – 14 storey Unite Student Housing scheme and the 33 storey Legacy Towers residential block. The principle of development of this scale and form has previously been established through the Cherry Park mixed residential and commercial use Outline Planning Permission (CPOPP) (reference 13/00275/VAR formally 10/90061/OUMODA) which covered the application site. Although the submission is a standalone application for full planning, the proposed quantum of development would not exceed the bulk and massing parameters approved in the CPOPP. The proposed hotel use is defined as a ‘main town centre use’ appropriate to this town centre location. 1.3. The design has been subject to rigorous review from initial inception to submission by the Quality Review Panel (QRP) resulting in it being revised. Consequently in terms of design and appearance there is now greater visual impact arising from a strongly defined corner entrance façade, the use of colour in the external cladding finishes, large glazed windows exposing the ground floor lounge and library facilities encouraging and inviting a relationship with the environment outside the hotel. Officers consider the proposals would create a distinctive and vibrant hotel. It is considered that the design is suitable for this location. There will be no adverse impacts on the townscape of Stratford. 1.4. In sustainability terms the development is policy compliant; constructed using cross laminated timber (CLT). It is also car-free, save for the provision of Blue Badge parking, and thus will have little or no impact on traffic conditions within the locality. 1.5. The key issues in considering the submitted details are: principle of the development; design and appearance; amenity (daylight and sunlight); accessibility and inclusive design; transport and public realm; sustainability; heads of terms; and convergence.

1/42 1.6. The application has been extensively consulted on and no objections have been received as a result. 1.7. Officers are satisfied that the issues raised have been robustly addressed and that the proposal is acceptable and amendments requested where appropriate 1.8. The proposal is considered to be acceptable in planning policy terms. As such, it is recommended that planning permission is granted. The applicant has agreed to enter into a s.106 legal agreement which will secure social infrastructure facilities such as improvements to the public realm including additional cycle parking in the public realm, a contribution to Stratford Regional Station improvements, wayfinding, including employment opportunities such as training/apprenticeships, and travel plan measures.

2. RECOMMENDATIONS 2.1. It is recommended that the Planning Decisions Committee:  APPROVE the application for the reasons given in the report and grant planning permission subject to;  The satisfactory completion of a legal agreement under s.106 of the Town and Country Planning Act 1990 and other enabling powers to secure the planning obligations set out in the recommended heads of terms which are set out in this report; and  The Finalisation of the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this report, including refining, adding to, amending and/or deleting the obligations detailed in the heads of terms set out in this report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Director of Planning Policy and Decisions considers reasonably necessary; and  The completion of the section 106 legal agreement referred to above and issue the planning permission.

3. FINANCIAL IMPLICATIONS 3.1 There are no financial implications.

4. LEGAL IMPLICATIONS If Members agree the recommendation a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) will be required to be completed before the grant of planning permission.

2/42 Site Plan

© Crown copyright and database rights 2012 Ordnance Survey 100050265 Location: Great Eastern Road, Stratford London Borough: Newham Applicants: InterHospitality Holding B.V./Stratford City Development LTD Agent/Design Team: Peter Brett Associates LLP / Suttonca Architects

3/42 5. SITE & SURROUNDINGS 5.1. The site has an area of approximately 0.156ha and is a roughly rectangular shaped plot but with the depth of the site increasing to the east towards Angel Lane. It is located on the northern side of Great Eastern Road to the west of the junction with Angel Lane immediately to the north of Stratford Town Centre. The land is a cleared vacant site, its last use being as part of the construction site compound for the Westfield Shopping Centre development/Angel Lane bridgeworks. 5.2. There are development sites immediately to the east and south west of the site. To the east the Unite student housing development (reference 12/00221/FUM) is under construction up to the junction with Angel Lane. To the south west is the site of the 33 storey Telford Homes development (reference 13/00322/FUL) where preliminary site works are underway. The Unite scheme includes an access road from Great Eastern Road adjacent to the south west boundary of the Moxy Hotel site which then runs to the rear of and serves all the development sites between Angel Lane and the Town Centre Link Bridge. 5.3. To the rear of the application site and rear access road is the East Anglia mainline railway corridor; to the south is Great Eastern Road, which is one way in an easterly direction as it passes the site. The site falls within the boundary of Zone 1 of the Stratford City development area. 5.4. The junction of Angel Lane with Great Eastern Road is controlled by traffic signals and incorporates a Toucan pedestrian and cycle crossing with a central triangular refuge island. The designated cycle route runs on pavement along the northern side of Great Eastern Road. 5.5. To the east of Angel Lane there is mainly three storey residential property on the northern side of Great Eastern Road and fronting onto Oxford Road. To the north of this is the Stratford Eye, an elliptical-shaped residential development of 20 storeys. 5.6. To the south of Great Eastern Road is a nine storey residential development known as The Heights and the Stratford Centre multi storey car park. The entrance to The Heights is from the east, within Gerry Raffles Square off Theatre Square, within which is the Theatre Royal Stratford East, a Grade II* listed building. 5.7. Land immediately to the south opposite the application site is the subject of current development proposals (see Relevant History). 5.8. To the west of the site are Stratford Regional Station and the Town Centre Link Bridge which crosses the railway from Meridian Square to the Westfield Stratford Shopping and Leisure Centre, also being part of Zone 1 of Stratford City. To the north of the railway lines is a future development site known as Chobham Farm South, which is currently vacant having last been used in conjunction with the London 2012 Olympic and Paralympic Games for coach parking.

6. DESCRIPTION OF DEVELOPMENT 6.1. This report considers a submission seeking planning permission for the erection of an 8 storey hotel building comprising a total of 279 bedrooms together with ancillary hotel facilities on the ground floor and accessible parking facilities. The application has been amended since being submitted. The changes have been principally to the design and elevational treatment and the scheme described below is the amended scheme. 6.2. The building is of 8 storeys plus a roof level with screened plant. The overall height is 29m from ground level (including screened plant) (36m AOD). The ground floor public areas have a floor to ceiling height of 4m and the increased ground floor height

4/42 allows for mezzanine level plant and service areas away from the public frontage space. 6.3. The footprint of the building covers 9,735m2 and is in the form of a V shape with the main elements of the building along the Great Eastern Road frontage and the rear of the site. These two parts of the building enclose an internal triangular shaped landscaped courtyard above the lower level mezzanine floors and which is enclosed to the east by the Unite building. 6.4. The ground floor provides a public reception and lobby area which extend over most of the Great Eastern Road frontage and the west facing part of the building facing the access road. These areas have full height glazing and folding / sliding doors onto the street frontage. The main public entrance is on the south west corner of the building. At the rear of the building two blue badge parking spaces are provided within the footprint of the building. The parking spaces and the building itself is fully accessible. 6.5. Typical upper floors have 42 single rooms and are served by 3 lifts and 3 staircases. The corner rooms above the main entrance have private terraces which are recessed into the corner of the building overlooking Great Eastern Road. Five percent (14) of the bedrooms are designed from the outset to be fully wheelchair accessible. 6.6. At roof level, plant is screened by grey metal louvers set back behind stainless steel framework and green roof. The green roof is provided around the whole of the building with a larger section on the north east section. 6.7. The building is constructed using cross laminated timber (CLT). There are two main external materials: white textured reconstituted stone panels and a grey fibre cement board finish. The white stone is used for the ground floor (on the front elevation above and around the full height glazing) and in the corner elements of the building. On the ground floor south and west public elevations retractable grey fabric awnings are shown. The fibre cement finish is used in modular pattern for the upper floors with two windows in each module. On the west facing elevation and on the windows facing north into the internal courtyard angled projecting oriel windows are proposed incorporating back lit coloured panels. 6.8. The application boundary follows the outside of the building footprint so that public realm in front of the building and the access road to the side and rear are outside the application site. However the proposals are consistent with the wider streetscape concept of the Angel Lane Masterplan submitted with the Unite scheme and show new public realm, surface materials and tree planting. 6.9. The access road to the side of the building provides servicing to the rear of the building and the two blue badge parking spaces for hotel guests. 6.10. In terms of servicing, goods and deliveries will be via a new access service road to the north/rear of the site and west of the hotel accessed via Great Eastern Road. The access is a left in/left out arrangement and will serve the Moxy Hotel development site together with the Unite student housing and the Legacy Tower block. The road would also provide access to the Network Rail land at the rear of these sites. This vehicular access road is outside the redline area of the application site and was approved as part of the CPOPP with full details approved as part of the Unite and Legacy Towers permissions. 6.11. Elevations and visuals are included in the Appendices.

7. RELEVANT PLANNING HISTORY 7.1 The site lies within Zone 1 of the Stratford City Development area that was originally used for a range of railway related uses.

5/42 7.2 The original Stratford City outline consent was granted in 2005 and included consent for a range of commercial, retail and residential uses including hotels. 7.3 A number of variations and related submissions have been made since the original consent. The most recent relevant permission is reference 10/90061/OUMODA which covered the Cherry Park area (north of the railway) and Angel Lane part of Zone 1 (including the current application site). This outline consent was approved in March 2012 and was mainly for residential uses (99,870sq m) but included some commercial uses including 6,311sq m of hotel floorspace (C1) in the Cherry Park area. The application site was shown as residential use with height parameters of between 15m and 40m AOD. 7.4 On 30 September 2013 planning permission (reference 12/00221/FUM) was granted for the Unite student housing scheme on land at Angel Lane immediately to the east of the application site. The development provides 759 student bedrooms and ground floor commercial space in a building of between two and fourteen floors. The proposals include a new service access road from Great Eastern Road to the west of the Moxy Hotel site which runs behind and provides servicing for the Hotel site. The s106 agreement commits the applicant to provide the full residential floorspace permitted under reference 10/90061/OUMODA within other parts of that application site (including Cherry Park). This development is currently under construction. 7.5 On 24 April 2014 planning permission (reference 13/00322/FUM) was granted for a 33 storey building providing 181 residential units and ancillary gym and related facilities. The scheme includes cycle parking, Blue Badge parking, landscaping and works to the adjacent public realm. This is a development of Telford Homes now known as Stratford Central and works in connection with this development have recently begun on site. 7.6 An application (reference 13/00275/VAR) to vary permission 10/90061/OUMODA was granted on 17 October 2013. The effect of this variation is to increase the density and amount of residential floorspace to be built on the Cherry Park area. 7.7 A planning application is currently under consideration by LB Newham (Newham Reference 14/02289/FUL) for the Stratford Centre and Morgan House site on the south and east side of Great Eastern Road for a mixed used development including 583 residential units. This application is located directly to the south of the Legacy Corporation’s boundary. The proposals include removal of the existing exit ramp on the north of the Stratford Centre multi storey car park, reconfigured junction and access to the car park from Great Eastern Road and the erection of a 25 storey residential building immediately to the north of the car park on Great Eastern Road (to the south of the application site). The application is expected to be considered by LB Newham Planning Committee in February 2015. 7.8 Environmental Impact Assessment (EIA) Screening 7.9 A request for a Screening Opinion was submitted in June 2014. A review of potential impacts described in the screening request and supplemented by additional information, suggested that the proposed development was unlikely to have significant effects on the environment, either alone or cumulatively with other developments, which have not already been considered in the assessment for the existing consented scheme and subsequent approvals for development on the application site. 7.10 The Local Planning Authority determined that having regard to the criteria set out in Schedule 3 of the EIA Regulations 2011 including the size of the development and its location outside of a ‘sensitive’ area an EIA was not required and a screening opinion to this effect was issued on 25 July 2014. The applicant was advised that the documentation to be submitted with the planning application should cover the issues

6/42 where possible additional impacts could arise to fully assess the implications of the proposed development in order to confirm the above conclusion and ensure that no additional significant effects will arise. 8. POLICIES & GUIDANCE 8.1. National Planning Policy Framework (NPPF) The following NPPF policies are relevant to this submission: 1. Building a strong, competitive economy 2. Ensuring the vitality of town centres 4. Promoting sustainable transport 7. Requiring good design 10. Meeting the challenge of climate change, flooding and coastal change 11. Conserving and enhancing the natural environment 8.2. London Plan (July 2011): The following London Plan policies are relevant to this submission:  2.1 London in its global, European and United Kingdom context  2.4 The 2012 Games and their legacy  2.9 Inner London  2.13 Opportunity areas  2.14 Areas for regeneration  4.5 London’s visitor infrastructure  4.6 Support for and enhancement of arts, culture, sport and entertainment provision  4.7 Retail and town centre development  4.12 Improving opportunities for all  5.1 Climate Change Mitigation  5.2 Minimising Carbon Dioxide Emissions  5.3: Sustainable Design and Construction  5.6 Decentralised Energy in Development Proposals  5.9 Overheating and Cooling  5.11 Green Roof and Development Site Environs  5.12: Flood Risk Management  5.13 Sustainable Drainage  5.17 Waste Capacity  6.3 Assessing the Effects of Development on Transport Capacity  6.9 Cycling  6.10 Walking  6.13 Parking

7/42  7.1 Building London’s Communities and Neighbourhoods  7.2 An inclusive environment  7.4 Local character  7.5 Public realm  7.6 Architecture  7.7 Location and Design of Tall and Large Buildings  7.14 Improving Air Quality  7.15 Reducing Noise and Enhancing Soundscapes  8.2 Planning Obligations 8.3. Revised Early Minor Alterations to the London Plan (October 2013)  Policy 6.9 – Cycle parking 8.4. Draft Further Alterations to the London Plan (January 2014 / Examination September 2014)  Proposes higher cycle parking standard for uses in inner/central London and distinguishes between short and long stay cycle parking. 8.5 London Plan; Good Practice Guide on Planning for Tourism (DCLG) 8.6. Olympic Legacy Supplementary Planning Guidance (July 2012)  2B Business and employment  B5 Promoting tourism and developing the visitor economy  2D Urban form 8.7. Local Planning Policy 8.8. Sustainable Design and Construction Supplementary Planning Document (April 2014) 8.9. London Borough of Newham Core Strategy (2012) Policies which are relevant to the consideration of this submission are:  S1 – Spatial Strategy  S2 – Stratford and West Ham  S05 - Stratford Central  SP1 –Borough-Wide Place Making  SP2 – Healthy Neighbourhoods  SP3 – Quality Urban Design within Places  SP5 – Heritage and other Successful Place-Making Assets  SP6 – Successful Town and Local Centres  SP7 – Quality Movement Corridors and Linear Gateways  J1 – Investment in the New Economy  J3 – Skills and Access to Employment  SC1 - Climate Change

8/42  SC2 - Energy  INF2 – Sustainable Transport  INF3- Waste and Recycling  INF4 – Local Heat and Power Networks  INF5 – Town Centre Hierarchy and Network  INF6 – Green Infrastructure 8.10. London Borough of Newham Unitary Development Plan (saved policies 2007) The following ‘saved’ policies of the UDP are relevant and will remain in place until the LLDC Local Plan is adopted.  EQ43 – Archaeology  EQ48 – Noise Sensitive Development  EQ49 – Contaminated Land: Assessment, Remediation and Monitoring  T23 – Cycling 8.11. Stratford Metropolitan Masterplan (February 2011) This document has been prepared by LB Newham and sets out the Council’s aspirations for how the future development of Stratford could be undertaken in an emerging Metropolitan Centre. The Masterplan is a background document to the LB Newham Core Strategy. In the Masterplan a range of land uses are identified as being suitable for the Stratford area including those that promote the visitor economy. With regard to urban form the Masterplan proposes that in this fringe to the Stratford City development area buildings of up to 8 storeys and with landmark buildings of 16 to 24 storeys would be appropriate. 8.12. LLDC Draft Local Plan Publication Version Document (August 2014) The London Legacy Development Corporation Local Plan (the Local Plan) was published on 18th August 2014, for consultation under Regulation 19 of the Town and Country Planning (Local Planning) (England) Regulations 2012 and submitted to the Planning Inspectorate for Examination on 21st November 2014. Pending the adoption of the Legacy Corporation’s Local Plan, the London Plan (2011) and the Local Development Documents (DPD’s) that were adopted by the relevant London Boroughs before 1st October 2012 remain the statutory Development Plan Policy for London Legacy Development Corporation’s area. As the Legacy Corporation’s Local Plan progresses, it may be given increased weight in accordance with the guidance in paragraph 216 of the National Planning Policy Framework. In particular, where the policies, proposals and designations in the Local Plan vary from those within the adopted borough DPDs, do not attract significant unresolved objections and are consistent with policy in the London Plan (2011) and the National Planning Policy Framework (2012), these may be given increased weight. As the Local Plan has been formally submitted to the Planning Inspectorate for Examination it may be given some increased weight in decision making. Policies which are relevant to the consideration of this submission are:  SP.1 – Building a strong and diverse economy  B.2 – Thriving town, neighbourhood and local centres

9/42  B.5 – Increasing local access to jobs, skills and employment training  SP.3 - Integrating the built and natural environment  BN.1 - Responding to place  BN.5 – Requiring inclusive design  BN.10 – Proposals for tall buildings  BN.11 – Reducing noise and improving air quality  BN.12 – Protecting archaeological interest  BN.13 – Improving the quality of land  Policy T.2 - Transport Improvements  T.4 – Managing development and its transport impacts to promote sustainable transport choices and prioritise pedestrians and cyclists  T.6 - Facilitating local connectivity  T.7 – Transport assessments and travel plans  T.8 – Parking and parking standards in new development  T.9 - Providing for pedestrians and cyclists  SP.5 – A sustainable and healthy place to live and work  S.1 – Health and wellbeing  S.2 – Energy in new development  S.3 – Energy infrastructure and heat networks  S.4 – Sustainable design and construction  S.5 – Water supply and waste water disposal  S.6 – Waste reduction  S.7 – Overheating and urban greening  S.8 – Flood risk  3.2 – Improving connections around central Stratford

9. CONSULTATION SUMMARY 9.1. The following bodies were consulted and have responded. 9.2. Consultation was carried out in writing to adjoining and nearby occupiers, by site notice and advertisement in local press. The following organisations were consulted and responded: 9.3. Extensive Statutory and Stakeholder Consultation: The following represents the responses received 9.4. LB Newham Planning – No response at the time of writing. Members will be advised of any comment received at Committee. 9.5. LB Newham Environmental Health Officer (EHO) – The EHO considers the arrangement appears cramped especially some of the single rooms. The findings of the submitted Noise and Vibration Report are accepted and should be implemented.

10/42 Conditions are suggested on kitchen details, ventilation, sound insulation, noise and piling. 9.6. Quality Review Panel (QRP) on the scheme as submitted – The QRP did not support the scheme as originally submitted considering it to be of poor quality both in terms of its architecture and the accommodation provided. 9.7. Quality Review Panel (QRP) comments on revised scheme – The QRP supports the revised planning application and designs for the Moxy Hotel. The facade designs which clad the innovative cross laminated timber (CLT) construction are both fun and sophisticated. The architecture is successful in expressing the CLT construction and creating a high quality addition to Stratford Town Centre. Elements of the building are constructed in situ and clad in pre cast concrete whilst elegantly proportioned cladding panels are used to express the modular construction. Windows achieve the best possible outlook and add vibrancy through sophisticated use of colour, providing a lively element appropriate to the building’s use. While bedrooms are relatively minimal to maintain value for money, there are generous public areas at ground floor including a library, waiting area and bar and lounge. This will enhance the experience of guests and bring life and activity to the street frontage. The proposed CLT construction is welcome as it has low embodied energy and uses renewable materials. The scheme will target the LEED platinum sustainability standard and the panel would encourage the planning authority to secure this. The ecological value of roofs should be maximised while avoiding extensive use of sedum which does little to support indigenous wildlife. 9.8. Transport for London (TfL) – TfL has no significant objections to the principle of the proposals which are unlikely to have a negative impact on public transport or highway capacity. However further work and amendments to the details together with appropriate conditions and s106 obligations are required to comply with transport policies. The site is highly accessible by public transport with the highest public transport accessibility level of 6b. A capacity study should be undertaken to demonstrate that the junction of the access road with Great Eastern Road has the capacity to accommodate the accumulated traffic flows including service and delivery trips the impact of which should be clarified. In the design development of the masterplan area consideration should be given to re provision of coach parking, retention of the taxi rank and cycle hire docking station with particular reference to the development plot nearest the Town Centre Link Bridge. The use by the proposed Hotel and other developments on Great Eastern Road of the access and whole public realm and highway arrangement will need to be fully reviewed and if accepted in principle will have to be designed to meet the current and future requirements of all users. All proposals should be compatible with the present gyratory road system whilst taking account of emerging proposals to replace it with a two way road. The proposed two way off street cycle lane is welcomed and should be secured by conditions / s106 agreement. Coach drop off should make use of the redesigned drop off bay between the site and the Unite scheme and not existing coach stands. Public realm and other improvements should be secured through the s106 agreement. One electric vehicle charging point should be provided for the blue badge spaces. The rear elevation appears rather plain and could be considered to not contribute positively to the Stratford Station environment.

11/42 Proposed cycle parking should be clarified but does not appear to comply with the updated standards in the Further Alterations to the London Plan. More detail is required on how much secure cycle parking can be provided and only then contribute to off-site provision. The Travel Plan should be secured, enforced, monitored and reviewed as part of the s106 Agreement. A Delivery and Servicing Plan should also be secured and focus on reduction and management of travel for goods and deliveries. No servicing should take place from the gyratory. It is recommended that live departure information is provided in the communal areas and secured by condition. The 2007 Stratford City Zone 1 Construction Method Statement should be reviewed and updated and the updated Construction Logistics Plan secured by condition. The applicant should discuss with Network Rail and London Underground how construction impacts on the railway can be minimised. Applicant response on cycle parking: Secure on site parking for 4 cycles (2 stands) is proposed which accords with London Plan Revised Early Minor Alterations. Two visitor cycle spaces are proposed close to the hotel entrance in the public realm secured through the s106 agreement. This accords with adopted policy. Transport for London accept that the proposals accord with current adopted policy while noting that the standard in the proposed Further Alterations to the London Plan is a progressive measure which is being met in some other applications. 9.9. Network Rail – the developer should enter into an Asset Protection Agreement with Network Rail. 9.10. Natural England – The innovative work on the QEOP Biodiversity Action Plan should be extended beyond the boundaries of the Park wherever possible. We would welcome the incorporation of green or brown roofs and green walls wherever possible as this greatly increases the area of potential wildlife habitat. 9.11. Sport England – Sport England confirm they have no comment. 9.12. Thames Water - advise that with regard to sewerage infrastructure capacity, they do not have any objection. No impact piling should take place unless a piling method statement has been approved. 9.13. London Fire and Emergency Planning Authority – strongly recommend a sprinkler system is installed. 9.14. English Heritage (Greater London Archaeological Advisory Service) – GLAAS conclude that the proposals are unlikely to have an impact on heritage assets of archaeological importance and no conditions are considered necessary. 9.15. English Heritage (EH) – EH recommend the application is determined in accordance with local and national policy and do not wish to comment further. 9.16. PPDT Environmental Consultants have reviewed the Sustainability and Energy Statement, Ground Conditions report, Air Quality Statement, Daylight / Sunlight Assessment, Noise and Vibration Assessment and Flood Risk Assessment. Subject to a number of clarifications and further information (including a more detailed Energy Statement) these assessment s are considered satisfactory. 9.17. Other responses 9.18. Neighbours - Letters were sent to 255 surrounding properties and 1 individual response was received in support of the application as follows:

12/42  1 x letter of support for the scheme which comments that the application ‘does not involve a massive skyscraper with residential units or a student house’.

10. ASSESSMENT OF PLANNING ISSUES 10.1. The main issues in respect of this application are considered to be the principle of the development, including compatibility with the approved Cherry Park and Angel Lane outline planning permission as varied by 13/00275/VAR; design and appearance; amenity (daylight and sunlight); accessibility and inclusive design; transport and public realm; sustainability; heads of terms; and convergence. 10.2. Principle of Development: Policy 4.5 (London’s Visitor Infrastructure) of the London Plan states that development should support London’s visitor economy and stimulate its growth, taking into account the needs of business as well as leisure visitors and seek to improve the range and quality of provision. The Mayor’s Tourism vision sets out key objectives to develop the quality of accommodation; enhance visitors’ perceptions of value for money and improve the inclusivity and accessibility of the visitor experience. 10.3. To ensure adequate hotel provision the Plan sets a target of 40,000 net additional hotel rooms by 2031, the Further Alterations to the London Plan extends this figure to 2036, recognising that over this period London may ‘…mature as a visitor destination leading to a reduction in historic growth rates…’ 10.4. The policy directs the provision of hotels and new visitor accommodation outside the Central Activities Zones into town centre locations, opportunity areas and intensification areas with good public transport access to Central London. The proposed Moxy Hotel is located within the Lower Lee Valley Opportunity Area (London Plan policy 2.13); the policy seeks inter alia to optimise residential and non residential outputs and densities to provide necessary social and other infrastructure to sustain growth, and where appropriate, contain a mix of uses. The Olympic Supplementary Planning Guidance (OLSPG) also promotes Stratford as a Metropolitan Centre with an expanded range of new business and training and employment opportunities. 10.5. The site is located within an area of Newham that falls within the ‘Arc of Opportunity’ defined in spatial policy S1 of the LB Newham core strategy as well as policies S2 and S05, identifying Stratford as an area for major change and proposing a range of uses including commercial uses. Policy J1 notes that proposals will be supported where they deliver a supply of land, premises and successful places capable of attracting innovative and high value added companies, reflecting London’s strongest and dynamic economic growth sectors. 10.6. The application site is also located within the existing town centre (Stratford) boundary as defined by the LB Newham Core Strategy and is also located within the ‘Metropolitan Centre’ set out within the Publication Local Plan Draft Proposals Map where ‘main town centre uses’ are supported by draft Local Plan policies in order to promote and support competitive town centre environments. 10.7. A hotel use is defined as a ‘main town centre use’ (cultural and tourism) within the NPPF. NPPF paragraph 24 sets out that ‘main town centre’ uses should be located in town centres and further sets out that LPAs should demonstrate flexibility on issues such as format and scale. Draft Policy B.2 of the Legacy Corporation’s Local Plan (Publication Version) promotes an appropriate mix of uses within town centre site which would support cultural, sporting and visitor growth associated with the Metropolitan Centre.

13/42 10.8. The Local Plan seeks “to promote and deliver physical, social, economic and environmental regeneration of the Olympic Park and its surrounding area” and recognises that one of the key challenges is to build upon the areas “appeal as a thriving sport, tourist and visitor destination”. 10.9. Officers consider that the proposals reflects LLDC’s objectives in terms of increasing the prosperity of east London through growth in business and quality jobs, with an emphasis on cultural and creative sectors, promotion as a visitor and tourist destination, and high-quality lifelong learning opportunities. NPPF paragraphs 23 and 24 support the location of hotel uses within town centres and as such Officers are satisfied that there is clear strategic and policy support for hotel accommodation in this location. 10.10. Need for Hotel Accommodation: A Hotel Impact Study has been submitted with this application. The study area of the assessment is primarily focussed around the Stratford town centre area (including Stratford City). An analysis of existing hotel providers in this area is considered, as well as Stratford’s draw as a visitor destination. The study area is extended to the wider London Borough of Newham when analysing current tourism trends and predicting future demand. 10.11. Existing Hotel Provision: There are 20 existing hotels within a 2km radius of the application site with 1,400 rooms in total available. A further three hotels have planning permission and are planned for development circa 2017: Cherry Park: a 350 bedroom 11 storey Hotel; Manhattan Loft Gardens a 145 / 155 bedroom hotel (north of the International Station); and a 144 /154 bedroom hotel at Plot N24 East Village. The International Quarter Outline Planning Permission has an allocation for hotel accommodation. 10.12. Tourism Activities and Attractions in Stratford: These include the Queen Elizabeth Olympic Park (QEOP), Westfield Stratford City shopping centre with over 300 stores and numerous restaurants and cafes. Stratford Circus cultural centre which accommodates the Theatre Royal Stratford East, cafes and University of East London campus building. Within the QEOP there are a number of key venues which host national and international sporting events, music events, attractions and places of interests. 10.13. Emerging Development: The development of the International Quarter will create 4 million square feet of workspace. The first commercial occupants are expected by the end of 2015. Here East (the new digital technology hub) - this ‘hub’ of developments is expected to deliver approximately 5,000+ jobs. 10.14. The Study notes that visitors, nights and spend in Stratford and Newham generally have increased significantly as a result of the Olympic and Paralympic Games and is set to continue in the Stratford area due to proposed and emerging development. The re-opening of the Olympic Stadium and the advancement of area’s business sector will also act as a catalyst to bring more people into the area in the future. This is consistent with significant visitor growth predicted across the whole of London. 10.15. The demand analysis indicates that further room capacity is required if Stratford is to fully capitalise on its developing potential as a visitor hub for both leisure and business trips. It is estimated that total visitor nights in Newham/Stratford will increase from 1.4m in 2014 to 2.9m in 2017, which will create demand for at least an additional 1,105 rooms over and above existing and committed supply. Officers are of the view that while the construction of a 279-room Moxy hotel will contribute to this objective, it will also generate economic impacts through its employment, supply chain and expenditure effects. 10.16. The Study states that ‘…while occupancy rates in London have been increasing, hotel capacity has also increased, with a greater emphasis on branded budget style

14/42 accommodation…’ which ‘…is predicted to grow significantly..’. The Moxy Hotel a new brand of hotel being introduced to the UK with the first branch proposed in Stratford; and is a collaboration between the Marriott Hotel Group and IKEA, presenting a new modern type of budget hotel. 10.17. Officers are satisfied that the Hotel Impact Study has demonstrated that there is not an over provision of hotel accommodation in Stratford and that there is scope in the market for the proposed Moxy Hotel. It is considered that future demand will outstrip current supply. There is strong policy support for significant increases in hotel accommodation in London to meet increasing demand, brought about by London’s role as the primary visitor destination in the country. It is recognised that both existing and emerging hotels are not only important in terms of supporting the visitor and business economy, but also have strong links with other activities such as shopping, theatre and other cultural and entertainment activities. 10.18. Compatibility with the extant outline planning permission 10.19. Outline planning permission for development at the site was granted by the Cherry Park and Angel Lane outline planning permission (10/90061/OUMODA) (CPOPP). This granted outline planning permission for development on the current application site, together with the Cherry Park area of Zone 1 north of the railway lines. The description of development allows (inter alia) 99,870 sqm of residential floorspace (approximately 1,224 dwelling units) to be located within the areas known as Cherry Park and Angel Lane (see table 1). Table 1

Residential Commercial Hotel Leisure (sqm) (sqm) (sqm) (Sqm)

Cherry 77,480 3,158 6,311 865 Park

Angel 22,390 - - - Lane

TOTAL 99,870 3,158 6,311 865

10.20. The distribution of residential floorspace in the CPOPP is governed through condition U1, which restricts the housing density to a maximum of 498 units per hectare, or 1,474 habitable rooms per hectare (whichever is the lesser), and the Parameter Plans, which include height limits. 10.21. A subsequent application, 13/00275/VAR, made under s73 of the Town and Country Planning Act 1990 (as amended) sought amendments to the CPOPP to vary conditions relating to maximum residential car-parking provision and residential density to allow the quantum of residential development permitted by the CPOPP to be developed on a smaller site area (Table 2). This enabled the development of the Unite Student Housing scheme on part of the Angel Lane site within the CPOPP while retaining the total amount of residential floorspace.

15/42 Table 2 Block Residential Commercial Hotel Leisure (sqm) (sqm) (sqm) (sqm)

A - - Cherry B 90,135 3,158 (at ground floor) - - Park C - - D - - E - - 6,311 865

Angel F 9,735 - - - Lane

TOTAL 99,870 3,158 6,311 865

10.22. The area of the land now included within the current application Block F (see table 2 above) was to accommodate 9,735m2 of residential housing with a height parameter restriction of 40m AOD. It should be noted that although submitted as a standalone full planning application and not bound by the CPOPP at 29.5m AOD the proposed development does not exceed those parameters. 10.23. The existing planning history and context of the site raises two issues: 1) implications of the loss of residential development approved in Angel Lane under the CPOPP and 2) should Members be minded to grant planning permission for the hotel the presence of two overlapping planning permissions i.e. the residential element (Block F) proposed under the CPOPP planning permission and the current proposal. 10.24. Loss of Residential Housing: Should Members be minded to grant planning permission for the proposed hotel, if implemented, it would consequently result in the loss of part of the Great Eastern Road/Angel Lane site designated for residential development under the varied CPOPP and potentially result in the loss of residential floorspace as the full amount of residential floorspace permitted by the CPOPP could not be physically constructed due to the presence of the hotel. 10.25. However, a far greater amount of residential development has come forward at Great Eastern Road/Angel Lane than was originally planned for under the original outline consent, albeit outside the CPOPP red line boundary. Immediately to the west of the application site on Angel Lane is the recently approved Legacy Towers residential development (comprising 181 dwellings with a total floorspace of approximately 17,000 m2). Furthermore, the approved Unite scheme includes 759 new student bedspaces which also contribute towards overall housing provision within the Legacy Corporation area. 10.26. In addition, a number of other major residential schemes have been approved and are being delivered in the immediate vicinity. These include Broadway Chambers providing 342 residential units; Stratford Plaza providing in excess of 200 residential units and Manhattan Loft Gardens providing 253 residential units and a hotel. 10.27. A planning application is currently under consideration by LB Newham for the Stratford Centre and Morgan House site on the south and east side of Great Eastern Road. The proposals are for mixed used development including 583 residential units. 10.28. Whilst it is acknowledged that the proposal results in loss of residential within the COPP; Officers are satisfied that the proposed hotel use will not prejudice the wider delivery of housing within Stratford. As set out above there is significant residential development both proposed and emerging within the immediate vicinity of Great Eastern Road/Angel Lane against which the assessment of the proposed scheme

16/42 and the loss of residential floorspace should be balanced. In any event, Officers consider that the proposed hotel would support the delivery of a diverse mix of uses appropriate to this location and which are aligned with strategic and local development plan aspirations. 10.29. Overlapping Planning Permissions: To address the issue of‘overlapping planning permissions’, Westfield (the current owners of the application site) have agreed to covenant under a s.106 legal agreement that they will not submit any reserved matters applications arising from the CPOPP at Great Eastern Road/Angel Lane and will not implement the residential element of the previous planning permission. This would have the effect of controlling the amount of development that could be brought forward on the balance of the CPOPP area. 10.30. The principle of development on this site is established by the Stratford City Outline planning permission which granted consent for mixed use development, including residential, commercial and retail floorspace with associated leisure and social and community provision. The principle of non-residential development along Great Eastern Road has been established through the varying of the Cherry Park and Angel Lane Outline planning permission (CPOPP) under reference 13/00275/VAR, which enabled the Unite Student housing development at Great Eastern Road. 10.31. Officers do not consider that the proposed development would prejudice the implementation of the remaining proposals included in the Stratford City outline planning permission, namely the provision of commercial floorspace. It is concluded therefore, that the principle of development has been previously established and is in accordance with policies S2 and S05 of the LB Newham core strategy. 10.32. Conclusion: The principle of a new hotel in this location is therefore considered acceptable subject to urban design amenity, traffic and environmental impacts. These issues are considered below. 10.33. Design and Appearance 10.34. Good sustainable design is central to all objectives of the London Plan and is specifically promoted by the design policies contained with section 7 of this report. In this case significant concerns regarding the design were expressed by the Quality Review Panel (QRP) in respect of the scheme as originally submitted. The applicant and architect have responded positively to the QRP comments and in discussion with officers submitted designs with substantially amended design and elevational treatment. The QRP have reviewed and support the revised scheme. 10.35. Scale and massing: The form and massing of the building is considered appropriate to its setting and town centre location. The height of the building (29m above ground level or approximately 36m AOD), notwithstanding that the application is submitted as a full planning application, is within the parameters of the approved CPOPP outline permission which allowed built form up to a maximum 40m. While this application is a standalone submission and not part of the CPOPP proposals, its scale and height would not be in excess of the approved parameters of that scheme. 10.36. The height and massing of the building is broadly similar to those elements of the Unite scheme which front onto Great Eastern Road immediately to the east, specifically the 14 storey element of the Unite development sitting further back from the road. The proposed massing is considered appropriate for this urban setting fronting a major transport route and responds to structures and buildings of similar heights located to the south side of Great Eastern Road (The Heights development and Stratford Centre car park). 10.37. The scale of the proposed hotel is significantly less than and in contrast with the 33 storey Legacy Tower approval immediately to the south west; however this building is

17/42 of a massing and design which means it is visually distinct while providing important continuity at the active ground floor level. 10.38. The overall height of 29m from ground level means that the building does not exceed the draft Local Plan threshold for a tall building within this section of Sub-Area 3 (Central Stratford and Southern Queen Elizabeth Olympic Park) to apply. Notwithstanding this Officers do consider that the proposal would satisfactorily meet the criteria set out at draft Local Plan policy (7.7) such as incorporating high quality materials finishes and details, relating well to street widths and making a positive contribution to the streetscape. The proposals are considered to be of appropriate scale and height relative to the general pattern of heights within an area compliant with the LLDC emerging Local Plan policy BN.10 10.39. The design has also been assessed in the context of the approved developments on either side. This opportunity to continue the run of active frontage development along this stretch of road which includes the Unite and Legacy Towers developments provides a cleaner building line and helps to enhance the wider streetscape. The scheme would also provide a valuable design vehicle to improve the immediate environment and public realm. 10.40. Detailed design / elevational treatment: The use and design of the two main external materials (white reconstituted stone and grey fibre cement board finish) has resulted in a successful elevational treatment which is coherent and provides interest, making a positive contribution to this part of the town centre. Officers agree with the QRP comment that the well-proportioned modular system and combination of materials result in a high quality of design and architectural expression. 10.41. At ground floor level on Great Eastern Road the white reconstituted stone treatment in combination with the full height glazing and retractable canopies should result in a high quality finish with an active frontage. The design of the glazing and the visibility between internal and external environments gives added interest and activity to the street scene including in the evenings which is particularly enhanced with the architectural lighting. 10.42. The design of the angled oriel windows and use of colour on the west elevation and in the internal courtyard is innovative and provides character and vibrancy as well as addressing issues of overlooking and privacy. 10.43. The rear elevation would be widely visible from the station and developments to the north. The revised elevations have added interest and detail to this elevation in particular by introducing the white reconstituted stone material to the corner elements of the building. This has also responded to TfL comment regarding the station environment. 10.44. QRP expressed concern over the size of the rooms considering them to be ‘…relatively minimal…’ Members will note that there are no mandatory room sizes that hoteliers are expected to adhere to. The applicant has provided evidence that shows that a 17m2 (GIA) per room they are fairly generous and certainly en par with other similar standard hotels. The examples range from 6m2 (Yotel) up to 24m2 (Holiday Inn Express 4*). The Ibis and Travelodge are 16 to 17m2 respectively. Officers are satisfied that the accommodation provided is fit for purpose and the room sizes are complemented by generous public spaces. 10.45. Following discussion with Officers and QRP the applicant has agreed to include artwork on the internal courtyard wall. The details of which will be approved by condition. The Moxy currently run a blank canvas artwork competition, which involves a resident artist being presented with part of the hotel to decorate. The applicant has advised this is a new and evolving idea and likely to be part of an ongoing programme. The art exhibited in the courtyard will be renewed periodically.

18/42 10.46. Officers consider that this would be an exciting addition, brightening up an otherwise fairly large expanse of plain external wall with a resultant attractive outlook for the hotel residents. The artwork installation will enhance the applicants desire to create Moxy brand as a new innovative modern hotel. 10.47. Officers conclude that the proposals would have a beneficial impact on the character and appearance of the area. The scheme is considered to be robust and imaginative. It would help to activate and enhance this part of Great Eastern Road and appropriately define the public realm. The final success of the scheme will depend on the degree of craftsmanship shown in the final architectural detailing including the art wall, on good landscaping, choice of materials and the proposed lighting. All of these matters are controlled by means of conditions requiring further design details to ensure the highest possible design standards and high quality detailing. It is considered that the design approach to the scheme is capable of providing an opportunity for an exciting piece of modern hotel architecture both internally and externally. 10.48. The architect/applicant has responded positively to QRP and Officer comments which has led to successful design development. It is considered that the design approach to the scheme is capable of providing an opportunity for an exciting piece of modern hotel architecture. 10.49. It is considered that the design of the proposed development respects the context within which it is located and will result in a building that makes a positive contribution to the built environment of Stratford, and is thus in accordance with policies 7.1, 7.4, 7.6 and 7.7 of the London Plan and policies SP1, SP3 and SP4 of the Core Strategy. 10.50. Amenity – including Daylight, Sunlight and Overshadowing 10.51. Policies SP2 and SP3 of the LB Newham core strategy seek to ensure that new developments do not have a detrimental impact on amenity of neighbouring occupiers through loss of light, dominance or loss of privacy. The scheme introduces additional bulk across the entire site and the key issues in amenity are the impact on neighbouring properties in terms of daylight, sunlight and overshadowing 10.52. Given the relatively limited height and massing of the proposed hotel in relation to existing surrounding development and the site’s location i.e. over 250 metres from the nearest existing residential properties (Oxford Road, The Heights, Great Eastern Road, and Stratford Eye, Grove Crescent) and its separation from these residential properties by a road there are no overlooking/privacy or other residential amenity issues from the proposed hotel development, which might affect existing residential developments. Both the adjoining new developments were designed to allow for development on this site and the Unite scheme is designed with no windows facing west while the 33 storey Legacy Tower is separated from the application site by the new access road. 10.53. Daylight and Sunlight: A daylight, sunlight and overshadowing assessment has been submitted with the application. The Unite Student housing development to the north of the proposed hotel and the Legacy Towers development to the south are included in the assessment. 10.54. All of the 279 hotel rooms are single aspect and are arranged in clusters served by internal corridors. This arrangement results in all rooms either facing onto the internal courtyard or to the north towards the railway, the south onto Great Eastern Road or west towards Legacy Tower. On a typical floor 6 rooms face west towards Legacy Tower. 10.55. Sunlight: The assessment considers the impact of the development on surrounding development on the availability of sunlight considering the Vertical Sky Component

19/42 (VSC) and Annual Probable Sunlight Hours (APSH) methodology. VSC is a measure of the amount of sky visible from the centre point of a window on its outside face. If this achieves 27% or more, the BRE advise that the window will have the potential to provide good levels of daylight. The guidance also suggests that reductions from existing values of more than 20% should be avoided as occupiers are likely to notice the change. The BRE guidance states that if any windows receives more than 25% of the APSH (APSH is 1468 hours in London) including at least 5% during winters months (21st September to 21st March) then the room should receive enough sunlight. The BRE guide suggests that any reduction in sunlight below this level should be kept to a minimum. If the proposed sunlight is below 25% (and 5% in winter) and the loss is greater than 20% either over the whole year or just during winter months, then the occupants of the existing building are likely to notice the loss of sunlight. The BRE Guidance also suggests that at least half of the amenity area in a development should receive at least 2 hours of sunlight on the 21st March. 10.56. The report demonstrates using both methodologies that overall the development would achieve suitable levels of sunlight in accordance with BRE guidelines, and therefore would not prejudice the enjoyment of the occupants of adjacent developments or users of the hotel. The assessment identifies that the windows are above the recommended value of 27% VSC and that there will be no material reductions arising from the proposed hotel and the amenity area will receive at least 2 hours of sunlight on the 21st March. 10.57. Daylight: The daylight analysis concludes that whilst the proposed hotel will have an impact on the daylighting to the rooms on the lower floors of the north east elevation of the Legacy Tower this impact is considered acceptable. The report identifies that 90% of all rooms will achieve the recommended level of Average Daylight Factor (ADF) and complies with BRE guidelines. It is noted that the Legacy Tower building was designed and tested for daylight impacts in the knowledge that the hotel site was likely to come forward for development. Consequently, the architect took into account the fact that the daylighting to windows on the lower floors of the north east elevation of the tower would be reduced by the presence of a building on the application site. The daylight and sunlight assessment that accompanied the Legacy Towers submission concluded ‘…that even when massing of the application site and the Unite Student housing was taken into account, all the rooms were shown to comply with the BRE and British Standard for daylight as measured by the ADF…’ 10.58. The submitted report has been considered by PPDT’s environmental consultants and the findings are accepted. Officers are satisfied that the assessment of the proposed development on the sunlight enjoyed by the neighbouring buildings and amenity areas show that there is unlikely to be any detrimental impacts results from the proposed hotel development and that the proposed bedrooms of the hotel will receive reasonable daylight having regards for the fact that this is not permanent residential accommodation. 10.59. Officers are satisfied that the bulk and massing of the proposal is such that the development would not result in loss of amenity to any existing property and that there would be suitable amenity levels within the building itself. The proposals are thus in accordance with policies SP2 and SP3 of the LB Newham core strategy and the emerging Local Plan policies BN.1 and SP.1. 10.60. Environmental Considerations 10.61. Proximity to Railway Lines including noise and vibration: A Noise and Vibration Assessment states that suitable internal noise levels will be achieved at the hotel through double glazed windows and mechanical ventilation, and the assessment does not consider that the provision of any mitigation measures is necessary in respect of train induced vibration levels. PPDT’s Environmental Consultants confirm

20/42 that the assessment is technically sound and accords with the relevant guidance and standards. 10.62. The site is bounded by a railway along the north-western boundary and a road to the south east and hence is subjected to high levels of noise. Acoustic insulation will be required to ensure that noise levels within the hotel rooms are mitigated to an acceptable standard. A condition will be applied to require details of the glazing and other noise mitigation measures to be submitted for approval prior to installation. Such an approach would be consistent with the Legacy Towers and the Unite student housing scheme. 10.63. The impacts of vibration from the adjoining railway line serving Stratford Regional Station with London Underground and Network Rail lines have been assessed. Vibration Dose Values are assessed as being of low adverse impacts. Re-radiated noise will result in a slight exceedance of the proposed criterion in the worst case lower floor levels for worst case train pass-bys. At higher levels and in the hotel rooms fronting Great Eastern Road levels will be acceptable. The impacts of noise vibration will be addressed through the design of the ring beam foundation to ensure no undue effects are experienced by occupants of the development. 10.64. The proposal is in accordance with policies SP2 of the LB Newham core strategy. 10.65. Accessibility and Inclusive Design 10.66. Accessibility and inclusive design is a key consideration in the design process and is specifically promoted by London Plan policies 4.5, 6.1 and 7.2 and Newham core strategy policy SP.3. 10.67. The London Plan policy 4.5 requires the provision of 10% of hotel rooms to be wheelchair accessible and equipped with fittings necessary to facilitate use by people with limited mobility. The rooms should be provided with fully accessible bathrooms and interconnecting doors to twin rooms to accommodate carers. In the case of the Moxy Hotel the 10% provision equates to 28 rooms. However, the proposal falls short of this policy requirement and only 5% (14 rooms) are designed to meet the needs of a wheelchair user from the outset. The applicant has advised that a further 5% of rooms could be adapted as and when demand is identified. The applicant argues that it is highly unlikely that 10% of wheelchair accessible rooms will be required at any one time and in their experience as hoteliers even 5% take up at any one time in unusual. 10.68. Nevertheless, the applicant has identified the additional rooms that can be adapted and Officers are satisfied that a further 5% of fully accessible bedrooms can be provided in the future if required by converting two standard rooms into one accessible room. 10.69. Officers consider it prudent to impose a condition to ensure the take up of accessible bedrooms is monitored and additional rooms created as and when demand is identified. A similar approach was undertaken by the Stratford City Holiday Inn development which provided 5% accessible rooms from the outset and proposed an additional 5% for subsequent conversion if demand over a 12-month monitoring period deemed this to be necessary. 10.70. Officers are satisfied that the wheelchair accessible rooms provided are fit for purpose; the rooms are not clustered but spread out on the lower floor levels with a clear and accessible route to lifts. Passing places of 1800mm would be provided at either end of the corridors which would comply with Part M of the Building Regulations. Two x 13 passenger lifts serve the development both capable of accommodating a wheelchair user which exceeds the requirements within Part M.

21/42 10.71. Officers have considered and are satisfied with the general approach to access issues for the hotel in relation to the provision of adequate disabled access and transport links with the surrounding area; approaches to and around the site; entering and exiting the hotel (step free access would be provided to the shared entrance lobby); circulation routes within the development; the provision of adequate facilities such as accessible WCs which would be provided within the reception foyer on the ground floor) and the provision of clear and legible signage to assist wayfinding and potential evacuation. Two Blue Badge parking bays are proposed to serve the hotel which is considered to be acceptable and policy compliant. The applicant has confirmed that there is provision for adapted cycles, e.g. recumbent tricycles if required by employees. 10.72. Policy 4.5 of the London Plan encourages the preparation of an Accessibility Management Plan (AMP), which the applicants have agreed to and will be secured by condition to ensure that the management and operation of facilities are fully considered at the outset of the design and that accessibility and inclusion are monitored and maintained throughout the life of the development. 10.73. Officers are satisfied that the proposals meet the development plan objectives in terms of accessibility and inclusive design. The provision of accessible rooms and parking spaces will ensure that the development is in accordance with policy 7.2 of the London Plan which is to ensure that proposals achieve the highest levels of accessibility and inclusion. 10.74. Where necessary inclusive design details will be conditioned as appropriate. 10.75. Transport and Public Realm 10.76. The site is located within an area identified as having the highest PTAL rating of 6b (Excellent). It is within 3 minutes walking distance of Stratford Regional Station and Bus Station. It is located on a primary road network that carries bus and coach routes. It is adjacent to the network of cycleways and footways through Stratford that connect into the adjoining areas. 10.77. The submitted Transport Statement predicts low vehicle movements as this is a car free development except for 2 Blue Badge spaces. A drop-off facility provided within 50m of the entrance will be available in front of the development on Great Eastern Road. It is expected that the majority of visitors and guests to the hotel will rely on public transport and taxis / minicabs. It also predicts a small increase in bus trips is expected with additional demand generating less than 1 additional passenger per service per day. With regard to rail and underground trips the additional number of trips would have an imperceptible impact on existing service levels. 10.78. Officers are satisfied that the station facilities at Stratford Regional Station are more than adequate to cope with an increase in passenger movements. Transport for London has raised no objections and comments that as a car free development the proposal is in accordance with London Plan policy 6.13. 10.79. Servicing: The use of the existing off-street servicing is welcomed, it is sufficiently sized to allow vehicles to enter and leave the site in forward gear. However, as the access road is serving other developments (Unite, Legacy Towers and Network Rail) it is recommended that a detailed delivery service and delivery, management plan is secured by condition, which will set out the principles of timed deliveries to manage the number of vehicles using the service area which as approved is not marked out with loading bays. 10.80. PPDT’s Environmental Consultants and TfL have considered the proposals and whilst no objections are raised TfL has requested that a capacity study be undertaken by the applicants to demonstrate that the junction of the access road with Great

22/42 Eastern Road has the capacity to accommodate the accumulated traffic flows. Officers consider the request to be reasonable bearing in mind the number of developments using the access. 10.81. Cycle Parking: The proposed development will provide 2 Sheffield cycle stands on the site thereby enabling secure cycle parking for 4 cycles (2 at each stand) for members of staff. The provision is in accordance with current London planning policy which states that 1 cycle parking space is required per 10 staff (London Plan REMA Table 6.3). 10.82. The boundaries of the proposed development site are very constrained and therefore no visitor cycle parking is accommodated on the application site. However, the applicant has proposed 2 visitor cycle spaces, to be appropriately designed in the area of public realm along the south-eastern site boundary, within close proximity of the hotel entrance. Whilst this is in accordance with current London Plan policy which states that 2 visitor cycle parking spaces are required for hotels (London Plan REMA Table 6.3). TfL have commented that the Further Alterations to the London Plan (FALP), sets updated minimum standards which are for long stay 1 space per 20 bedrooms and short stay for 1 space per 50 bedrooms and for 279 bedrooms this would equate to 14 long stay and 6 short stay spaces. However, it is acknowledged that the FALP is a draft document and maybe subject to change, TfL are therefore not insisting on the FALP provision. Nevertheless, the applicant has also agreed to look at how much additional secure visitor cycle parking can be provided along the public realm and agreed to make contribution to provide cycle stands off-site. The provision of off-site visitor cycle parking spaces will be secured via a s.106 legal agreement and details of on-site parking by condition. 10.83. In order to promote sustainable travel for both guests and employees, TfL recommend that the applicant provides a travel plan for the development to promote public transport. Officers note that an initial Travel Plan has been submitted in support of the planning application, however as106 obligation is recommended to secure a final Travel Plan. 10.84. PPDT Officer, supported by PPDT’s Transport advisors, have concludes that the proposed development would have no impact on the local highway network, the absence of on-site parking acting as a deterrent to car borne journeys. No objections have been received from LB Newham and the proposals are broadly supported by TfL. PPDT’s Transport Consultants are also supportive of the scheme. Officers are satisfied that the proposals are acceptable subject to the completion of the s106 agreement and the imposition of suitable conditions will be in accordance with policies 6.3, 6.9 and 6.13 of the London Plan, policies SP7 and INF2 of the LB Newham core strategy. 10.85. Public Realm: 10.86. There is no public realm associated with the development. The public realm is along Great Eastern Road / Angel Lane and the proposed new access road and is being rationalised as part of the existing Unite and Legacy Towers approvals. As part of those proposals landscaping including the provision of 3 trees which will enhance the setting of the hotel. 10.87. Sustainability: 10.88. The proposals respond positively to London Plan climate change policies which are welcomed. Officers are also satisfied that the proposals reflect the hierarchical approach set out in the London Plan policy 5.2 (Be Lean, Be Clean and Be Green) to sustainable energy provision. The Sustainable Design and Construction Supplementary Planning Document (April 2014) has amended the requirements of

23/42 this policy. Non-residential development must now target a flat carbon dioxide improvement of 35% through on-site measures. 10.89. The proposed development successfully achieves this adopting an energy efficient design which includes the use of high performance building fabric and openable windows to reduce reliance on air cooling, heating, and lighting, and thereby reduces operational costs and the associated carbon dioxide emissions of the new hotel. 10.90. The hotel would be connected to the Stratford City CCHP (Cofely East London Energy District Energy Scheme (CELE)) for the provision of power, heating and cooling to the building. This approach is in compliance with Policy 5.6 of the London Plan and will ensure the hotel has an energy-efficient and low carbon heating and cooling system. 10.91. Officers are pleased to note the use of the Cross Laminated Timber (CLT) for the hotel construction; these prefabricated engineered wood panels have low embodied energy and use renewable materials. Following QRP’s comments the applicant has submitted a declaration which confirms that the CLT used will be within the emission limits of formaldehyde. 10.92. The Marriott Hotel Group uses the Leadership in Energy and Environmental Design (LEED) rating system in the design, construction, operation and maintenance of its hotels. Officers are satisfied that the sections/categories in the LEED table are broadly comparable with the BREEAM system. Initially the applicant aimed to achieve a LEED Gold rating which equates to BREEAM Very Good, following discussions with Officers the applicant is now aiming to achieve a LEED Platinum rating which equates to a BREEAM Excellent rating, which is considered acceptable. Verification of the final LEED rating will be secured by condition. 10.93. The proposals demonstrate that sustainable construction considerations have played a key part in the design development of the hotel development. 10.94. Ecology/Biodiversity: The scheme proposes the main roof to be a biodiversity roof. It is recommended that full details are secured by condition. 10.95. Officer analysis concludes that subject to conditions the Moxy Hotel meets the key sustainability and energy strategic policy objectives in that it achieves a 35% reduction in carbon dioxide emissions through a combination on-site passive measures, active energy efficiency measures and renewable measures in accordance with the Be Lean, Be Clean and Be Green hierarchy: 10.96. The development will be in accordance with policies 5.2, 5.3, 5.6, 5.9, 5.10, 5.11, 5.13 and 5.17 of the London Plan and policies SC1, SC2 and INF4 of the LB Newham core strategy. 10.97. Convergence: The application addresses the key themes of convergence in the following manner: 10.98. Improving educational attainment, skills and raising aspirations: In terms of training and employment the applicant has confirmed that the hotel will create approximately 470 direct, indirect and hotel and construction jobs. The hotel will employ 30 full time posts. The applicant is prepared to provide apprenticeships and on-the-job training for people interested in pursuing a career in the hospitality industry. This will be secured through a section 106 legal agreement. 10.99. Enhancing health and wellbeing: The leisure uses within the multi functional events space is considered to benefit the wider community facilities by providing a facility within reasonably close proximity of residential properties as well as businesses. 10.100. Developing successful neighbourhoods: The development contributes to the establishment of a mixed and balanced community in this area.

24/42 10.101. Creating a coherent and high quality city within a world city region: The proposed development will support the development of London as a high quality city by providing good quality visitor accommodation. 10.102. Reducing worklessness, benefit dependency and child poverty: The proposed creation of jobs listed above responds positively to this objective. 10.103. Draft Heads of Terms: The following heads of terms for the Section 106 agreement are recommended to mitigate the effects of the development. 10.104. Compatibility: To ensure no incompatibility with the overlapping CPOPP. 10.105. Local Labour Strategy: To ensure a proportion of the employment during construction and operation (end-use) are from the Host Boroughs and to provide training initiatives. 10.106. London Living Wage (end-use): The minimum hourly wage as published by the GLA. 10.107. Apprenticeships (end-use): on-the-job training for people interested in pursuing a career in the hospitality industry. 10.108. Public Realm Contribution: The area could benefit from improved cycle facilities and improved wayfinding. 10.109. Contribution towards Stratford Regional Station connectivity proposals: The applicants expect the majority of its clientele to use Stratford Regional station and have accepted that a contribution to the proposed works is reasonable and policy compliant. 10.110. Travel Plan: The applicant to submit a Final Travel Plan meeting the TfL best practice requirements and secure the LPA’s written approval. The Final Travel Plan will be managed, monitored and enforced. 10.111. Submission of the results of a revised baseline transport survey and event day night time car parking survey. 10.112. Submission of annual reports on performance against the targets set out in the Travel Plan. In the event that the targets are not being met, to propose and agree mitigation measures to promote the targets. 10.113. A financial contribution (to be discussed/negotiated with the applicant) towards walking or cycling improvements.

11. HUMAN RIGHTS & EQUALITIES IMPLICATIONS 11.1. Members should take account of the provisions of the Human Rights Act 1998 as they relate to the application and the conflicting interests of the Applicants and any third party opposing the application in reaching their decisions. The provisions of the Human Rights Act 1998 have been taken into account in the processing of the application and the preparation of this report. In particular, Article 6 (1), of the European Convention on Human Rights in relation civil rights and a fair hearing; Article 8 of the ECHR in relation to the right to respect for private and family life and Article 1 Protocol 1 of the ECHR in relation to the protection of property have all been taken into account. 11.1.1.In addition the Equality Act 2010 provides protection from discrimination in respect of certain protected characteristics namely: age, disability, gender reassignment, pregnancy and maternity, race, religion, or beliefs and sex and sexual orientation. It places the Local Planning Authority under a legal duty to have due regard to the advancement of equality in the exercise of its powers including planning powers. Officers have taken this into account in the

25/42 assessment of the application and Members must be mindful of this duty inter alia when determining all planning applications. In particular Members must pay due regard to the need to: 11.1.2.Eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under the Equality Act; 11.1.3.Advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it; and; 11.1.4.Foster good relations between persons who share a relevant protected characteristic and persons who do not share it. 11.2. Officers are satisfied that the submitted details have taken into account these issues.

12. CONCLUSION 12.1. The proposals for a full planning application for a hotel have been robustly assessed. The Cherry Park outline planning permission (13/00275/VAR) establishes mixed use development at Angel Lane/Great Eastern Road and Cherry Park; however the indicative Masterplan highlights the application site as being suitable for circa 9,700m2 of residential development. Nevertheless, Officers are of the view that as a greater amount of residential development has come forward at Angel Lane than was originally envisaged (i.e. the adjacent 17,000m2 Legacy Tower) albeit outside the Masterplan area, the proposed hotel use will not prejudice the wider delivery of housing within Stratford City. It is also recognised that the bulk and massing of the proposal sits within the parameters set by the Masterplan. Furthermore the applicant and Westfield (as owner of the application site) have agreed to enter into a s.106 legal agreement which will contain terms to address the issue of overlapping planning permissions and will covenant not implement the residential element of the CPOPP on the site 12.2 The site is in an area of Stratford where a range of uses including commercial uses are supported by development plan policy. There is also in particular strong policy support for significant increases in hotel accommodation in London (London plan policy 4.5) to meet increasing demand. The publication draft Local Plan policies support ‘main town centre uses’ within the Metropolitan Centre designation given to the application site. 12.3 The design is considered to be simple, elegant, modern and sustainable. It is considered that the scheme will provide a major improvement to the visual amenity of the area based on careful attention to detail such as the coloured cladding panels to the blank sides of the oriel windows and the lighting that will help to define the hotel architecturally. 12.4 Its massing and bulk complement the existing developments in the street and it is considered that the proposals relate well to surrounding development. The proposal is not considered to be harmful to the amenities of immediate neighbours or indeed any others. 12.5 The hotel will support the development and transformation of Stratford by developing a vacant brownfield site which will, strengthen and expand the local economy in accordance with both strategic and local policy objectives. The development would create a number of construction and operational jobs, thereby improving the skills of the employed workforce. The application would make a positive contribution to meeting the regeneration and convergence objectives set out in London Plan policy. 12.6 Officer analysis concludes that the proposals are acceptable in planning terms, contingent on conditions and appropriate mitigation as set out in the section 106

26/42 agreement heads of terms which will secure; employment and training opportunities; maximise sustainable travel; and minimise disruption to the amenity of the area. 12.7 For the reasons given above the application is recommended for approval subject to the conditions and s.106 heads of terms set out in this report.

Conditions/Informatives: 1. Approvals in Writing Any application or submission for any approval pursuant to these conditions shall be made in writing to the Local Planning Authority.

Reason: To ensure that a proper record is kept.

2. The development to which this permission relates must be commenced not later than the expiration of THREE YEARS from the date of this permission.

Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

3. Works in accordance with approved details Unless minor variations are agreed by the Local Planning Authority and to the extent that it does not deviate from this permission, the development shall be carried out in accordance with the following drawings and documents:

[To be inserted]

and the description of the development contained in the application and any other plans, drawings, documents, details, schemes or strategies which may have been approved by the Local Planning Authority pursuant to this condition.

All works shall be retained in accordance with the approved details.

Reason: To ensure that the development is undertaken in accordance with the approved drawing(s), and to protect the local amenity with regard to Policies 7.4 of the London Plan. The development is acceptable on the basis of the particulars contained within the application and this condition seeks to ensure the development is undertaken in strict accordance with those details as approved.

4. The Local Planning Authority shall be notified in writing, at least one week in advance, that development under this permission is to commence.

Reason: To assist in checking that conditions have been met.

5. Pre Commencement Condition No development shall take place, including any works of demolition, until a construction logistics plan for the proposed development has been submitted to and approved in writing by the Local Planning Authority.

Reason: To protect the environment of residents and the area generally.

6. Mechanical Ventilation Prior to the commencement of the relevant part of the development, full details of any mechanical ventilation or other plant shall be submitted to and approved by the Local Planning Authority. Details should include full specifications of all filtration, deodorising

27/42 systems, noise output and termination points, as well as scale plans of the appearance of the external vent. Particular consideration should be given to the potential high level discharge of kitchen extract air/the discharge of toxic or odoriferous extract air where a high level of discharge is usually essential. The approved scheme shall be completed prior to occupation of the development and shall be permanently maintained throughout the period during which any of the workspaces are used for hot food preparation purposes. Reference shall be had to Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems published by DEFRA (www.defra.gov.uk/environment/noise/research/kitchenexhaust/index.htm).

The construction of the development shall be carried out in accordance with the approved construction logistics plan.

Reason: To protect the amenity of neighbouring properties and future occupants. 7. Cycle Storage Prior to the occupation of the development hereby approved cycle storage shall be made available within the site of a type and in a location previously submitted to and agreed in writing by the Local Planning Authority; thereafter such provision shall be made permanently available for use.

Reason: In the interests of providing a wide range of facilities for non-motor car visitors, in the interests of sustainability.

8. Customers who are not hotel guests shall not be permitted within the ancillary restaurant, bar and function room facilities before 0700 or after 2400 on Monday to Saturday (not including bank and Public Holidays) and before or after 0700 or after 23.30 on Sundays, bank holidays and public holidays.

Reason: To protect the environment of neighbouring residents.

9. Noise – Residential Properties The LAeq, 5min level measured 1 metre outside a window to a habitable room or any residential development, with entertainment taking place at the development, shall show no increase when compared with the representative level measured from the same position, under the same conditions and during a comparable period with no entertainment taking place at the development.

The LAeq, 5min level in the 63 Hz and 125 Hz octave band measured 1 meter outside a window to a habitable room, with entertainment taking place at the development, shall show no increase when compared with the representative LAeq, 5min level in the 63 Hz and 125 Hz octave bands measured from the same position, under the same conditions and during a comparable period with no entertainment taking place at the development.

Reason: In order to safeguard the amenities of nearby occupiers and to enable the Local Planning Authority to retain control in the interests of residential amenity.

10. Noise – Amplified and Live External Music No amplified or live music shall be played on the external deck area hereby approved at any time.

Reason: In order to safeguard the amenities of nearby occupiers and to enable the Local Planning Authority to retain control in the interests of residential amenity.

28/42 11. Restriction of Noise from Plant and Equipment The rating level of any noise generated by plant & equipment as part of the development shall be at least 5 dB below the pre-existing background level as determined by BS4142:1997-"Method of rating industrial noise affecting mixed residential and industrial areas".

Reason: To protect the amenities of local residents.

12. Noise from construction activities shall not exceed 75dB Laeq 10 hour between 8.00 and 18.00 Monday to Friday and shall not exceed 75dB Laeq 5 hour between 8.00 and 13.00 on Saturdays unless minor variations are otherwise agreed in writing by the Local Planning Authority.

Reason: To prevent loss of amenity.

13. No plant shall be installed until proposals for noise assessment and noise mitigation measures for all permanent plant and processes within that part of the development have been submitted and approved in writing by the Local Planning Authority. Such measures shall be implemented and thereafter permanently maintained in accordance with details approved pursuant to this condition.

Reason: To prevent loss of amenity.

14. No demolition, construction or maintenance activities audible at the site boundary of any residential dwelling shall be undertaken outside the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 Saturday or any time on Sundays or bank or public holidays without the prior written approval of the Local Planning Authority, to minor variations unless works have been otherwise approved in advance under section 61 of the Control of Pollution Act 1974.

Reason: To ensure that development standards are applied consistency across the site and to protect amenity through minimising disruption and disturbance.

15. Deliveries by road of construction and demolition materials to and from the development hereby approved shall only take place between 08.00 -18.00 Monday to Friday and 08.00 - 13.00 on Saturday and at no other time except with the prior written approval of the Local Planning Authority to minor variations.

Reason: To ensure that development standards are applied consistency across the site and to protect amenity through minimising disruption and disturbance

16. Full details of all extract/ventilation, air conditioning and heating systems shall be submitted to and approved in writing by the Local Planning Authority prior to their installation. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: In the interests of minimising the impacts of the development on air quality

17. Signage and Advertising Notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) Regulations 2007, no signs or advertisements shall be erected within the application site, without the prior written approval of the Local Planning Authority.

29/42 Reason: To provide control over the size and design of signage and advertisements.

18. Details of Final Appearance Within 6 months of the date of this approval, details of the design and appearance of any signage, lighting scheme for the development, including the location of external lights and lux levels, CCTV scheme for the development, blue badge parking, cycle parking, bin spaces shall be submitted to and approved by the Local Planning Authority.

The development shall be completed in accordance with the approved details and thereafter retained for the duration of this planning permission.

Within 6 months of the date of this approval, a Signage Strategy that also details the proposed signage zones for the building, shall be submitted to and approved in writing by the Local Planning Authority. The Signage Strategy shall establish the design principles and parameters for the proposed signage for the Moxy Hotel.

Reason: To ensure that the development does not prejudice the visual amenities of the locality.

19. Full details including samples of the materials to be used on all external surfaces (which for the avoidance of doubt shall also include hard landscaping) shall be submitted to and approved by the Local Planning Authority in writing prior to their procurement and use on site. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure that the Local Planning Authority is satisfied as to the details of the development and to protect the visual amenities of the locality.

20. Prior to the commencement of the relevant part of the development details along with a sample of the proposed window and colour banding treatment shall be submitted to the Local Planning Authority for approval, prior to their procurement and use on the site. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure that the Local Planning Authority is satisfied as to the details of the development and to protect the visual amenities of the locality

21. Within 6 months of the date of this permission full details of plant equipment and details of plant screening to fully enclose the roof top plant from all views, along with details of any lift overruns shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To mitigate the visual impact arising from roof top plant to protect the visual amenities of the locality.

22. Commencing on 1st January 2017 and on each anniversary of that date an Annual Monitoring Report which details the demand and occupation of all accessible rooms

30/42 within the Moxy Hotel by disabled guests by quarter shall be submitted to the Local Planning Authority. If the Annual Monitoring Report demonstrates that the occupation of the accessible rooms by disabled guests within any two quarters, is between 80%- 100%, the additional 5% of accessible rooms (identified as easily adaptable rooms within the application submission) shall be converted by the operator within 6 months from the date of the report in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Following such conversion the additional 5% accessible rooms shall be retained so as to accessible by disabled guests.

Reason: To ensure an adequate provision of accessible rooms within the hotel development and to ensure an inclusive environment.

23. Notwithstanding the submitted plans, prior to the commencement of the relevant part of the development full details of the design and mix of shower and bath facilities within all accessible rooms for disabled people shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public or in the case of any rooms converted pursuant to condition 23 prior to the first use of each room by the general public following the conversion and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure an inclusive environment.

24. Prior to the commencement of the relevant part of the development, details of the proposed arrangements for the interconnecting rooms (standard rooms adjacent to accessible rooms) and their location within the Moxy Hotel shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure an inclusive environment.

25. Within 6 months of the date of this approval, details of the design of all public entrances and exits to the Moxy Hotel, including the design of the proposed glazed lobby and finishes to glazed doors, including colours, textures and tones, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To protect the local amenity and to ensure an inclusive environment (particularly with regard to the visually impaired).

26. Within 6 months of the date of this approval, a Service Vehicle Management and Waste Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Service Vehicle Management and Waste Strategy shall detail the numbers of service movements, the daily profile of service visits, and include details of any proposed monitoring system. The development shall only be carried out and operated in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public, and shall

31/42 thereafter be permanently maintained to the satisfaction of the Local Planning Authority, unless minor variations are agreed in writing by the Local Planning Authority.

Reason: In the interested of highway safety and sustainable waste management to and to ensure that service vehicles will not cause congestion on the surrounding road network

27. Within 6 months of the date of this approval, full details for biodiversity enhancement measures shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: In the interest of sustainable design and construction and to enhance biodiversity within the development.

28. Prior to the commencement of the relevant part of the development, full details of water efficiency measures, including a management strategy for reducing water use within the hotel, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure that the development meets a high standard of sustainable design and construction and that the development minimises water use.

29. Upon completion of the development and prior to first occupation of the Moxy Hotel, evidence shall be submitted to and approved by the Local Planning Authority to demonstrate that the Moxy Hotel hereby approved has attained a Platinum LEED rating. Throughout the life of the development hereby permitted it shall be operated in accordance with a Platinum LEED rating.

Reason: To ensure that the development meets the wider objectives of energy efficiency in new building design and construction

30. Prior to the commencement of the relevant part of the development, details of the grease trap or grease digester system to be installed for the commercial kitchen shall be submitted to and approved in writing by the Local Planning Authority. Details should include plan and sectional drawings with measured drain sizes and invert levels and full manufacturer specifications. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public, and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority, unless minor variations are agreed in writing by the Local Planning Authority.

Reason: To protect the amenity of future occupants and/or future nearby residential properties

31. Prior to the commencement of the relevant part of the development, details of a non- return waste valve to protect the building from backflow during storm water conditions shall be submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented

32/42 prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure that the surface water discharge from the site will not have a detrimental impact upon the sewerage system.

32. Prior to the commencement of the relevant part of the development, details of how the surface water drainage and storm flows will be attenuated or regulated into the receiving public network through on or off site storage, shall be submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority.

Reason: To ensure that the surface water discharge from the site will not have a detrimental impact upon the sewerage system.

33. Prior to the commencement of the development, details of the construction compounds for the development shall be submitted to and agreed in writing by the Local Planning Authority.

Reason: To ensure that development standards are applied consistency across the site and to protect amenity through minimising disruption and disturbance

34. Prior to the commencement of the development hereby approved a scheme to deal with the risks associated with contamination of the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include: 1. A preliminary risk assessment which has identified all previous uses; potential contamination associated with those uses; a conceptual model of the site indicating sources, pathways and receptors; potentially unacceptable risks arising from contamination at the site. 2. A site investigation scheme based on (1) above to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3. The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollution linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall be implemented as approved.

Reason: To ensure protection of controlled waters

35. The development hereby permitted shall not be occupied until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation has been submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any

33/42 plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To ensure protection of controlled waters.

36. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To ensure protection of controlled waters

37. No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. 38. No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. Prior to the commencement of the development, details of how surface water will be disposed of shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Environment Agency and Thames Water. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first use of the building by the general public and shall thereafter be permanently maintained to the satisfaction of the Local Planning Authority. The surface water drainage system should include petrol/oil interceptors. The scheme shall subsequently be implemented and retained in accordance with the approved details before the development is completed.

Reason: To prevent the increased risk of flooding, to improve and protect water quality 39. No development shall be commenced until a Construction Method and Management Statement has been submitted to and approved by the Local Planning Authority. As a minimum the Construction Method and Management Statement shall include the following; (a) details of the location of any construction compounds, either on-site or on land elsewhere; (b) details of on-site construction vehicle circulation, including location of site access, on-site vehicle routes, parking areas and frequency of movements; (c) details of lighting during the construction of the development (d) a dust management plan; (e) wheel washing facilities, including wheel spinners with water jets;

34/42 (f) hours of operation of construction. (g) the position and operation of cranes (h) a Construction Logistics Plan The development shall be undertaken in accordance with the approved details unless minor variations are otherwise agreed in writing by the Local Planning Authority.

Reason: To protect amenity through minimising disruption and disturbance

40. No demolition, construction or maintenance activities undertaken at the site which are audible from the boundary of any residential dwelling shall be undertaken outside the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 Saturday or any time on bank or public holidays without the prior written approval of the Local Planning Authority, unless works have been otherwise approved in advance under section 61 of the Control of Pollution Act 1974.

Reason: To protect amenity through minimising disruption and disturbance. 41. London Underground Infrastructure Protection Condition The development hereby permitted shall not be commenced until detailed design and method statements (in consultation with London Underground) for all of the foundations, basement and ground floor structures, or for any other structures below ground level, including piling (temporary and permanent), have been submitted to and approved in writing by the local planning authority which:  provide details on all structures;  accommodate the location of the existing London Underground structures and tunnels;  accommodate ground movement arising from the construction thereof; and  mitigate the effects of noise and vibration arising from the adjoining operations within the structures and tunnels. The development shall thereafter be carried out in all respects in accordance with the approved design and method statements, and all structures and works comprised within the development hereby permitted which are required by the approved design statements in order to procure the matters mentioned in paragraphs of this condition shall be completed, in their entirety, before any part of the building hereby permitted is occupied.

Reason: To ensure that the development does not impact on existing London Underground transport infrastructure. 42. Prior to commencement of the relevant parts of the construction of the facades of the building hereby permitted, detailed drawings and sections (annotated with materials and finishes) at a scale to be agreed with the Local Planning Authority of: i) windows, doors and other openings; ii) cladding panels; iii) projecting oriel windows; iv) back lit coloured panels ii) balustrades at all roof levels; v) the oversailing projection above the gutter line between the bays that break the roofline detail; vi) Moxy signage detail vii) external architectural lighting iii) external security surveillance equipment iv) external lighting; and

35/42 v) water run-off shall be submitted to and approved in writing by the Local Planning Authority. The construction of the building facades shall be implemented and shall be retained in accordance with the approved details unless other minor variations are agreed in writing by the Local Planning Authority. Reason: To ensure a satisfactory appearance to the completed development in the interests of visual amenity.

43. Prior to the installation of any windows in the building, details of the specification of the windows and any other noise mitigation measures specified within the acoustic report prepared by RBA Acoustics (dated 31 October 2012) shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the windows and noise mitigation measures shall be retained and maintained as approved throughout the life of the development hereby permitted unless minor variations are agreed in writing by the Local Planning Authority.

Reason: To ensure an acceptable standard of residential accommodation is provided.

44. Full details including samples of the materials to be used on all external surfaces (including glazing) shall be submitted to and approved by the Local Planning Authority in writing prior to their use on site. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first occupation of the building and shall thereafter be permanently maintained throughout the life of the development hereby permitted to the satisfaction of the Local Planning Authority.

Reason: To ensure that the Local Planning Authority is satisfied as to the details of the development and to protect the visual amenities of the locality.

45. Prior to commencement of the relevant part of the development full details for biodiversity enhancement measures (including the installation of bird and bat boxes) shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details. The approved details shall be implemented prior to the first occupation of the building and shall thereafter be permanently maintained throughout the life of the development hereby permitted to the satisfaction of the Local Planning Authority.

Reason: In the interest of sustainable design and construction and to enhance biodiversity within the development.

46. Prior to the commencement of the relevant part of the development, an Accessibility Management Plan (AMP) shall be submitted to the Local Planning Authority. The AMP shall include details of: 1. The detailed design and layout of rooms that will be adapted for wheelchair users from the outset; 2. A mechanism to enable additional bedrooms to be fitted out within a reasonable timescale to allow disabled occupants the same booking opportunities as non-disabled occpants; 3. Details of the way in which the web-site which advertises rooms at the development will advertise the availability of adapted rooms; and

36/42 4. Details of the blue badge parking provision and the mechanism for review and further provision of blue badge spaces if required.

The AMP will be approved in writing by the Local Planning Authority, in consultation with the GLA Access Adviser and the measures shall be implemented and the accommodation operated only in accordance with the approved AMP at all times thereafter throughout the life of the development hereby permitted, unless minor variations have been agreed in writing by the Local Planning Authority.

Reason: To ensure an inclusive environment.

47. Within 6 months from the commencement of the development, an acoustic report shall be submitted to and approved in writing by the Local Planning Authority to demonstrate that ground borne noise from the railway tracks to rooms does not exceed 40dBLAmax(s).

Reason: To ensure the student accommodation provides a satisfactory standard of accommodation.

48. Within 6 months from the date of commencement of occupation of the development full energy modelling calculations shall be submitted to and approved by the Local Planning Authority to demonstrate that the 35% reduction in CO2 emissions is met.

Reason: To ensure that the development meets the wider objectives of energy efficiency in new building design and construction.

49. The development hereby permitted shall be connected to Stratford City CCHP (Cofely East London Energy District Energy Scheme (CELE)) and the building shall not be occupied until it has been so connected.

Reason: To ensure a high standard of sustainable design and construction.

50. Prior to first occupation of the development hereby approved, a management plan for the use of the accessible roof terraces shall be submitted to the Local Planning Authority for approval (Accessible Roof Terrace Management Plan). The Accessible Roof Terrace Management Plan shall detail the hours within which access to the roof terraces will be allowed; details to control noise emissions; and measures to be taken to prevent nuisance to nearby residential property. The Plan will be implemented from first occupation of the development and maintained and complied with at all times thereafter throughout the life of the development hereby approved to the satisfaction of the Local Planning Authority.

Reason: To safeguard the amenity of occupiers of nearby residential property.

51. Prior to the commencement of the relevant part of the development details of the method of provision for secure cycle storage and the installation of one Electric Vehicle Charging Point at the Blue Badge Parking Spaces shall be submitted to and approved in writing by the Local Planning Authority. The cycle storage and vehicle charging point shall be constructed in accordance with the approved details and maintained at all times thereafter throughout the life of the development hereby permitted to the satisfaction of the Local Planning Authority.

Reason: To ensure that adequate provision is made for sustainable forms of transport.

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52. Capacity Study Prior to the commencement of the development hereby approved a Capacity Study shall be undertaken and submitted to and approved in writing by the Local Planning Authority. The Capacity Study shall demonstrate that access and junction off Great Eastern Road has the capacity to accommodate accumulated traffic flows from the approved and proposed development.

Reason: In the interest of highway safety Informatives: 1. Mayor of London's Community Infrastructure Levy (CIL) – This application will attract a charge under the Mayor of London's CIL, which in the London Borough of Newham is a flat rate charge of £20 per square metre of internal floorspace. For more information on the Mayor of London's CIL please see www.london.gov.uk/publication/mayoral-community-infrastructure-levy. To view the CIL regulations and for more information on CIL in general please see the Communities and Local Government CIL webpage on www.communities.gov.uk/planningandbuilding/planningsystem/communityinfrastructu relevy. Be advised that if you wish to make a claim for relief this needs to be made before the development is commenced, please see the Claiming Exemption or Relief Form also on the Planning Portal.

You are also required to notify London Legacy Development Corporation prior to commencement of the development, please see the Commencement Notice Form also on the Planning Portal. There are penalty surcharges in the CIL regulations if no one assumes liability and a Commencement Notice is not submitted to London Legacy Development Corporation. It is an offence for a person to knowingly or recklessly supply information which is false or misleading in a material respect to a collecting or charging authority in response to a requirement under the Community Infrastructure Levy Regulations (2010) as amended (regulation 110, SI 2010/948). A person guilty of an offence under this regulation may face unlimited fines, two years imprisonment, or both.

2. London Underground Infrastructure Protection The applicant is advised to contact London Underground Infrastructure Protection in advance of preparation of final design and associated method statements, in particular with regard to: demolition; excavation; construction methods; security; boundary treatment; safety barriers; landscaping and lighting.

3. Lifting Operations and Lifting Equipment Regulations 1998 (LOLER) The proposed passenger/goods lift must comply with the requirements of the Lifting Operations and Lifting Equipment Regulations 1998 (LOLER). There is a specific requirement that no new lift may be used unless it has either a certificate of thorough examination or a certificate of conformity to the relevant EU Directive. Normal commissioning documentation IS NOT ADEQUATE. Use of a lift that does not comply with LOLER is a criminal offence. You should refer to your CDM planning supervisor to ensure compliance.

Note: Compliance with Planning Law does not automatically mean that you will comply with more specific Health and Safety Law requirements.

38/42 4. Informative on Legionella. The proposed commercial development appears to have an above average risk of causing human ill health due to legionella bacterial colonisation of the water systems. All non-domestic buildings with hot and / or cold water systems must by law have a risk assessment for legionella carried out in accordance with HSE Approved Code of Practice L8 “the control of legionella bacteria in water systems”. The most cost effective time to start the risk assessment process for new development is at the planning stage as many factors elevating risk can be addressed at this point. Good design will also greatly reduce the need for frequent and expensive maintenance to water systems whilst introducing necessary engineering changes retrospectively may be considerably more expensive. The following are some examples of water systems that give rise to increased risk :- . Single showers, (especially those intended for people who use wheelchairs) – may be rarely used and therefore rarely cleaned/maintained and thus give rise to situations where undisturbed scale and biofilms are more likely to develop. Single showers are often on separate long pipe runs resulting in “dead legs” with little water usage and result in water stagnating or being held at the least desirable temperatures for long periods. . Indoor water features (especially fountains and foggers), indoor water will be at ambient temperature that will cause water to be at potentially unsafe temperatures for parts of the year. As the water is open and re-circulating it will become contaminated with atmospheric micro nutrients further encouraging colonisation. . Changing room showers for venues not used all year round. Certain sports are seasonal and so such facilities may be unused for periods of the year resulting in risk of bacterial multiplication. Some venues, such as schools, regularly close for weeks at a time. Some multi use venues have showers installed for some intended uses (such as theatrical performance) that may only rarely occur. . Humidified hot or cold food display cabinets. . Spa or Whirlpool baths. All of these features can be operated safely, but impose design and maintenance restrictions that must be met if safety of occupants is to be ensured. The cost of safely operating such features can be greatly reduced by correct risk assessment at the design stage. For most commercial buildings such a risk assessment need not be complex or burdensome, assuming that the basic design fully meets the building regulations and all components meet the relevant UK water regulations. However simply meeting these regulations on their own, is not always sufficient as the overall design and maintenance regime as a whole needs to be managed. Often simple changes such as better insulation, or installing ‘point of use’ heating (rather than remote heating or stored hot water) significantly reduce risk. Regular maintenance is, however, usually essential on all systems. There is a potential safety conflict between the use of high temperatures for stored hot water (to reduce the legionella risk), and the creation of a scalding risk for vulnerable building users. This often results in a need for point of use thermostatic mixing valves. However such valves need great care when inserting into a design if the legionella risk is to be properly controlled to an acceptable level. They also impose additional maintenance requirements. Further information see: http://www.hse.gov.uk/legionnaires/.

39/42 5. Land Contamination. For advice and information upon contaminated land site investigation, risk assessment and implementing a remediation strategy it is recommended that the developer contacts the Environmental Health Pollution Control Unit, Housing & Public Protection, Third Floor, West Wing, Newham Dockside, Dockside Road, London E16 2QU Tel 020 3373 0643. The Unit has produced a leaflet ‘The development of contaminated sites’ which can be downloaded free from www.newham.gov.uk. The developer shall notify the Local Planning authority and the Environmental Health Pollution Control Unit of the start dates and programme of site investigations and any subsequent remediation works. For the site investigation, risk assessment and remediation strategy reference should be made to:  Model Procedures for the Management of Land Contamination, Environment Agency Contaminated Land Report 11. This document can be downloaded free from www.environment-agency.gov.uk  BS 10175: Investigation of potentially contaminated sites – Code of Practice  Building Regulations 2000 APPROVED DOCUMENT C Site preparation and resistance to contaminants and moisture: C1 Site preparation and resistance to contaminants. If the site investigation reveals land contamination the associated report must include the results of a source-pathway-receptor environmental risk assessment with regard to the current use and proposed development. If the site investigation discovers organic containing natural soils or made ground then monitoring of potential ground gases, over a suitable period of time, will be required in order to determine the requirement for gas mitigation measures in the development. If the site is located in a groundwater protection zone or if groundwater is encountered during the site investigation then the groundwater should also be tested for contamination. The Local Planning Authority may require more detailed groundwater monitoring to be undertaken on the advice of the Environment Agency. A remediation scheme should include, where necessary, a long-term commitment to maintenance of any works and measures required by the Local Planning Authority or the Environment Agency. Remediation capping layers based upon ‘Cover systems for land regeneration’ BR 465 by the Building Research Establishment will not be accepted, as this is not approved by the Environment Agency. No soils, or infill materials should be imported onto the site unless they have been satisfactorily proven to be uncontaminated and present no risks to human health, planting and the environment. A declaration to this effect, together with acceptable documentary evidence to confirm the origin of all imported soils and infill materials, supported by appropriate chemical analysis test results, should be obtained and copies may be requested by the Local Planning Authority. Anyone procuring analytical services must ensure that the data supplied to the Local Planning Authority meets the requirements in the Monitoring Certification Scheme (MCERTS). Laboratories undertaking the chemical testing of soil must be accredited, the analytical methods should be appropriate and fit for the purpose of the parameter being investigated and the sampling procedures and the audit trail should also conform. Supporting reports should be prepared by appropriately qualified professionals.

40/42 6. Thames Water The Applicant should incorporate within the proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions. There are public sewers crossing or close to the development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site. Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses. The developer will need to contact Developer Services on 0845 850 2777 to discuss connection points to this site.

7. The developer is advised that a Trade Effluent Consent will be required for any Effluent discharge other than a ‘Domestic Discharge’. Any discharge without this consent is illegal and may result in prosecution. (Domestic usage for example includes – toilets, showers, washbasins, baths and canteens). Typical Trade Effluent processes include: Laundrette/laundry, PCB manufacture, photographic/printing, food preparation, abattoir, farm wastes, vehicle washing, metal plating/finishing, cattle market wash down, chemical manufacture, treated cooling water and any other process which produces contamination water. Pre-treatment, separate metering, sampling access etc, may be required before the Company can give its consent. Application should be made to Waste Water Quality, Crossness STW, Belvedere Road, Abbeywood, London, SE2 9AQ. Telephone 020 8507 4321.

8. The applicant is advised that the kitchen and other food areas within the premises need to comply in full with: - a) EU 852/2004 as enforced by the Food Hygiene (England) Regulations 2006; b) EU 178/2002 as enforced by the General Food Regulations 2004; c) The Food Premises Registration Regulations 1991, (under these regulations there is a requirement to register with the Environmental Health Service at least 28 days prior to opening. This form is accessible from Newham’s website). All structural finishes and equipment must comply with the catering Guide (industry) to Good Hygiene Practice; Chadwick House Group Ltd. Particular Requirements of the Hygiene Legislation include: -

a) Sufficient internal and external hygiene refuse storage capacity. The external store should be capable of accommodating standing Council wheeled bins of a total capacity appropriate to the scale of the business. External bins should not be placed in a position where they are likely to cause an obstruction; b) Provision of double sink and wash-hand basin in main food preparation area; c) Hot water supply to all wash-hand basins and sinks should preferably be from a gas fired balanced flue instant water heater; d) Sufficient refrigeration and freezer capacity; e) Sufficient hot food storage / display/capacity (if applicable); f) Kitchen layout to facilitate separation of raw and cooked food handling and preparation;

41/42 g) Adequate artificial lighting levels throughout, achieved by means of fluorescent tube lights, (minimum wattage 40 watts) fitted with diffusers; h) Sufficient general ventilation to all rooms; i) Extraction ventilation to food preparation areas/rooms must be capable of maintaining at least 20 air changes per hours; j) Creation of a lobby between the WC and the food rooms; k) All structural finishes, work surfaces and equipment to be of durable, smooth and impervious materials. Further details in respect of food requirements are available from The London Borough of Newham, Housing and Public Protection, Food Safety Unit, tel.: 0208 430 2000 Ext. 37709 [email protected] or www.newham.gov.uk

Compliance with Planning Law does not automatically mean that you will comply with these more specific Food Law requirements.

Background Papers used in the Preparation of this Report:  National Planning Policy Framework  London Plan (2011)  Further Alterations to the London Plan (2014)  Olympic Legacy Supplementary Planning Guidance (July 2012)  London Borough of Newham Core Strategy (January 2012)  LLDC Draft Local Plan Publication Version Document (August 2014)

Appendices: Appendix 1 Location Plan Appendix 2 Elevations Appendix 3 Visuals Appendix 4 QRP Report

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