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Subject: 19/00291/FUL 304-312 High Street, Stratford Subject: 19/00291/FUL 304-312 High Street, Stratford, E15 1AJ Meeting date: 18 December 2019 Report to: Planning Decisions Committee Report of: Anne Ogundiya, Principal Planning Development Manager FOR DECISION This report will be considered in public 1. EXECUTIVE SUMMARY 1.1. The application site is 0.12 hectares and is situated on the north-west side of Stratford High Street, south of Stratford Regional Station and adjacent to (but outside) the Metropolitan Centre boundary for Stratford Town Centre. It is located close to (70m), but outside, the south-western boundary of the St John’s Conservation Area. Nos. 306/308 Stratford High Street, part of the application site, are non-designated heritage assets (locally listed by Newham Council). Also immediately adjoining the site to the south-west (The Builders Arms pub), and opposite the site (DLR station and converted warehouse on Burford Road) are non- designated heritage assets. 1.2. The application seeks planning permission for the demolition of all the existing buildings on the site, and the construction of a part 7, part 19 / 22 storey building for a mixed-use development comprising a 287-bed hotel (C1 use class (81.65 high AOD) (10,293m² GEA)), flexible B1(c) and B1(a) office space totalling 768m² (GEA), and 199m² of new public realm to Channelsea River edge and enhancement works to Channelsea River basin. The proposals include provision for two basements. Thirty-one of the proposed hotel rooms are proposed as wheelchair accessible (10.8%). 1.3. The proposal is put forward by ‘The Collective’. The applicant previously made a planning application (ref:15/00515/FUL) on the same site, which sought consent for a part 4, part 15 / part 19 storey building (70.01m high AOD) co-living scheme (see section 6 of report). At Planning Decisions Committee of 27 June 2017, members resolved to approve the proposal, subject to referring the application back to the Mayor of London. To date no formal GLA Stage 2 response has been received. This application seeks planning permission for an alternative redevelopment of the site. 1.4. The key matters pertinent to the scheme, and considered in this report are as follows: Principle of the Development; Siting, Layout and Massing, Height; Quality of Design including Heritage Impacts; Environmental and Amenity Impacts; Transport (including servicing and delivery); s106 Heads of Terms. 1.5. In response to the consultation that has been carried out on this application, 8 neighbour responses have been received, 6 of which are supportive of the scheme, and 2 letters raise objections on the grounds of outlook, air quality, loss of light & overshadowing and impact on transport network and Stratford Regional Station, which are considered later in the report. 1.6. The Environment Agency (EA) have objected to the proposal on the grounds of deficiencies within the FRA in so far as inadequately addressing the assessment of tidal breach data. This data has been submitted alongside an updated FRA. Officers are awaiting further comment from the EA, which will be reported to Members in an update report. Early indications are that the objection is likely to be removed following receipt of the updated and additional information provided. PPDT’S environmental consultants have advised that in their opinion the updated FRA is acceptable. 1.7. The GLA reviewed the scheme as originally submitted and commented in its Stage 1 response. The Mayor considered that the application does not fully comply with The London Plan, but that possible suggested remedies centred around flood risk management and sustainable drainage, urban greening, energy efficiency measures, carbon savings, cooling and overheating, and renewable technologies. Officers are satisfied that the further detailed information and refinement provided by the applicant would address the GLA comments. 1.8. Officers have reviewed the submitted application documents in consultation with PPDT environmental, transport and heritage technical advisors, alongside statutory advice. It is considered that there are no significant detrimental impacts as a result of the development, and any impacts that do result can be adequately mitigated through planning conditions and obligations. 1.9. Overall policy tests relevant to locating a tall building on this site have been satisfied. Officers consider that development meets the test set out in Local Plan policy BN.10 which includes ‘…exhibiting outstanding architecture…’ and this view is supported by QRP. Particular regard has been had to potential impacts upon the setting of the nearby Conservation Area and surrounding heritage assets, which is considered to have a less than substantial impact. Officers consider that the less than substantial harm to the heritage assets is outweighed by the public benefits of the proposals, which include redevelopment of site for beneficial use including employment generating uses, with affordable workspace, which would also support the visitor and night time economy of Stratford Town Centre, site remediation, a building featuring high quality design, landscaping and public realm enhancements, thereby improving the visual amenity of the area. 1.10. Therefore, officers support the application and invite Members to grant planning consent in accordance with the recommendation set out below. 2. RECOMMENDATIONS 2.1. The Committee is invited to: (a) APPROVE the application for the reasons given in the report and grant planning permission subject to: 1. 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. 2. Finalise the recommended conditions and informatives (including relevant definitions and annexes) as set out in this report including such refinements, amendments, additions and/or deletions (including to dovetail with and where appropriate, reinforce, the final planning obligations to be contained in the section 106 legal agreement) as the Director of Planning Policy and Decisions considers reasonably necessary; 3. Subject to the Environment Agency removing their objection. 2.2. (b) AGREE TO DELEGATE AUTHORITY to the Director of Planning Policy and Decisions to: i. Consider any direction from the Mayor of London and to make any consequential or necessary changes to the recommended conditions and/or informatives and/or recommended section 106 heads of terms as set out in this report; ii. Finalise the recommended conditions and informatives (including relevant definitions and annexes) as set out in this report including such refinements, amendments, additions and/or deletions (including to dovetail with and where appropriate, reinforce, the final planning obligations to be contained in the section 106 legal agreement) as the Director of Planning Policy and Decisions considers reasonably necessary; iii. Finalise 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 iv. Complete 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 4.1. The recommendation is that planning permission is granted, subject to completion of a s106 legal agreement to ensure adequate mitigation of the impacts of the development. The contents of any required s106 agreement is described from paragraph 10.199 below. Site Plan © Crown copyright and database rights 2012 Ordnance Survey 100050265 Location: 304- 312 High Street, Stratford, London, E15 1AJ London Borough: London Borough of Newham Proposal: Planning permission for the demolition of the existing buildings and the erection of a ground plus mezzanine, plus part 7, part 19 / part 22 storey building (max height (81.65m AOD) over a double basement, comprising 10,293m² GEA (287 hotel rooms – Use Class C1), 768m² GEA of flexible floorspace (Use Class B1 a and B1 c), ancillary amenity provision (including food and beverage provision A3/A4 use classes) together with associated public realm, servicing, access works and the enhancement works to the Channelsea River basin. Applicant: The Collective Agent: DP9 5. SITE & SURROUNDINGS 5.1. The site is approximately 0.12 hectares in size and comprises a crescent shaped parcel of land, on the north-west side of the High Street, south of Stratford Regional Station and adjacent to (but outside) the Metropolitan Centre boundary for Stratford Town Centre. The north-west boundary for the site is defined by the course of the Channelsea River (which does not normally contain water but does include a number of trees), while the north-east boundary is adjacent to a lowered section of the DLR and London Underground railway lines. 5.2. Stratford High Street is a four-lane dual carriageway at this point with segregated cycle lanes in both directions and a pelican pedestrian crossing a little to the south of the site. To the west of the site on Lett Road is a ten-storey residential building (The Edge Apartments) and to the south of Lett Road is the site of the recently completed construction of Duncan House (now known as Eleanor Rosa House) a new student accommodation / residential / education use in buildings up to 33 storeys (97.05 AOD). 5.3. The site is located outside but close to the boundary of the St John’s Conservation Area (70m to its south-western boundary). There are non-designated heritage assets immediately adjoining the site to the south-west (The Builders Arms) and opposite (DLR station and converted warehouse on Burford Road). Nos 306 – 308 which is proposed to be demolished is a non-designated heritage asset, Locally Listed.
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