Subject: 19/00185/FUL: Former Truman Brewery, Units 1 - 6, Stour Road, London, E3 2NT 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. This application seeks planning permission for the redevelopment of a partly vacant industrial site known as the Truman Brewery. The site borders the Fish Island and White Post Lane Conservation Area which lies to the south and east of the application site. 1.2. The application site is a rectangular shaped plot and covers an area of approximately 0.3ha. The site is located on Stour Road, at the junction with Smeed Road; Beachy Road bounds the site to the north. The site slopes from south to north i.e. from Stour Road to Beachy Road circa 1m gradient. 1.3. The proposals are for the redevelopment of the site and involve the demolition of the existing buildings and construction of two buildings ranging in height from five to seven storeys. One building is proposed to be a part 6 and part 7 storey purpose-built student accommodation (PBSA) block with flexible B1(c) incubator space at ground level, and the other would be a standalone 5 storey commercial block. 1.4. The scheme proposes a total of 1,854m² GIA of commercial floorspace (B1c), B1 yard space (994m²), and a 330-room purpose-built student accommodation block (9,940m²) including 37 shared flats and 6 self-contained studios (Use Class Sui Generis). 1.5. In terms of employment floorspace 475m² GIA, representing 25% of the proposed overall employment floorspace, is proposed as affordable workspace, and would be offered at a peppercorn rate save for utilities in perpetuity and secured via s106 legal agreement. 1.6. It is the applicant’s intention that the proposed PBSA accommodation would be delivered by a higher education institution (HEI) through a nominations agreement secured by way of s106 legal agreement, in line with relevant planning policy. Subject to no net loss in industrial floorspace capacity, the development would be required to deliver 35% affordable student accommodation, which would also be secured by s106 legal agreement in accordance with policy. 1.7. 5% of the student bedrooms (17 bedrooms) are proposed as wheelchair accessible. The proposals include associated public realm improvements, car parking for disabled people, cycle parking, refuse/recycling stores and a new substation and the provision of podium amenity space. 1.8. The key matters for assessment are set out in the report, and include the following: Principle of development and proposed land uses on the site, including student accommodation and replacement of commercial B1 c floorspace; Quality of design including heritage considerations; Environmental and amenity impacts; Accessibility and inclusive design; and s106 Heads of Terms.
1.9. The principle of the redevelopment of the site is supported in the Local Plan. Overall, the proposals are considered to be an acceptable use for the site and within the surrounding context. The development is proposed to be located on the site appropriately and would be built to a scale and form which would not cause any significant loss of amenity to local residents including in terms of outlook/daylight/sunlight. Impacts from construction noise and disturbance can satisfactorily be mitigated by the imposition of appropriate conditions. Officers are satisfied that the proposals would not harm the character and appearance of the Hackney Wick and Fish Island Conservation Area. 1.10. The proposals have been subject to a Quality Review Panel (QRP) review, who offer ‘…strong support for the proposal for the former Truman Brewery and has no hesitation in recommending approval of the planning application …’ and comment that the scheme ‘…promises to be a highly successful addition to Fish Island…’ 1.11. The proposal would satisfy a demand for student housing in the area, result in public benefits, including 35% affordable student accommodation, which has the potential to release existing housing stock currently occupied by students to family occupiers, as students occupy the purpose-built student accommodation. The proposals include good quality amenity for the student accommodation, would provide enhanced public realm in the area with robust landscaping and new public routes connecting to the Lee Navigation River, to the south of the site. The proposal would also create an increase in employment density. The proposed scheme would maximise the use of previously developed land and would make a valuable contribution to creating a mixed and balanced community. 1.12. Some refinements have been made to the scheme since the application was submitted. The changes have been principally to the courtyard layout serving the PBSA, the commercial yard space and the façade treatment of the buildings. The scheme described is the amended scheme. Areas of clarification have been requested where appropriate and officers are satisfied that all issues raised by this proposed scheme, including in the objections, have been robustly addressed and that the proposal is acceptable in accordance with relevant development plan policies. 1.13. The application has been extensively consulted on, with some 871 letters sent to neighbouring properties. 10 objection letters have been received from local residents on the grounds of construction noise disturbance, loss of views, impact on the conservation area, impact on property values, height and design. Conversely 12 letters of support from local residents have been received, 8 letters from local businesses including Creative Wick, Stour Space, plus a further two from University College London (UCL) and Loughborough University London. 1.14. The London Cycling Campaign also raised objections to the scheme on the basis of a lack of clarification of the cycling usage. Clarification has been provided, and officers are satisfied that the provision is in accordance with draft new London Plan targets. 1.15. The Environment Agency (EA) had originally objected to the proposal on the grounds of deficiencies within the FRA. They also requested the submission of a Safe Refuge Plan in the event of flooding. This information has been submitted alongside an updated FRA. The EA have confirmed that the updated and additional information provided is sufficient. 1.16. 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 commercial yard space design, energy, drainage, and a public realm contribution, could address these deficiencies. Officers are satisfied that the further detailed information and refinement provided by the applicant would address the GLA comments. 1.17. Subject to conditions, and other measures proposed to be secured by a s106 legal agreement, it is considered that the impacts of the scheme can be robustly mitigated. The scheme is considered to represent a sustainable form of development in compliance with relevant planning policies and legal obligations to be secured through a s106 Agreement. 2. RECOMMENDATIONS 2.1 The Committee is asked to: a) Approve the application for the reasons given in the report and grant planning permission subject to:
1. Referring the application to the Mayor of London and any direction of the Mayor of London
2. 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
3. the conditions set out in this report.
b) Agree to delegate authority to the Director of Planning Policy and Decisions to:
1. Finalise the recommended conditions 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;
2. 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
3. Complete the section 106 legal agreement referred to above and issue the planning permission. 3. FINANCIAL IMPLICATIONS 3.1. There are no financial implications as a result of this application. 4. LEGAL IMPLICATIONS 4.1. The recommendation is that planning permission is granted, subject to the satisfactory completion of a s106 legal agreement to ensure adequate mitigation of the impacts of the development. The contents of the required s106 agreement are described within this report (Draft Heads of Terms). Site Plan
© Crown copyright and database rights 2012 Ordnance Survey 100050265
Location: Former Truman Brewery, Units 1 - 6, Stour Road, London, E3 2NT London Borough: London Borough of Tower Hamlets
Proposal: Application for full planning permission for demolition of existing buildings and mixed use redevelopment comprising construction of two new buildings ranging in height from five to seven storeys to provide 1,854m² (GIA) of commercial space (use class B1c Business), 330 student rooms including 11 wheelchair accessible and 6 wheelchair accessible studios) (Use Class Sui Generis) provision of B1 yard and podium amenity space, along with public realm improvements, 5 bue badge car parking spaces, cycle parking, refuse/recycling stores and new sub station.
Applicants: Future Generation
Agent: Southern Grove
Architecture: Henley HaleBrown
5. SITE & SURROUNDINGS 5.1. The application seeks consent for the redevelopment of the site known as the Truman Brewery, which lies within Fish Island, in the London Borough of Tower Hamlets. The site is a rectangular shaped plot, covers an area of 0.3ha, and has a sloping south to north gradient of circa 1m. It is bounded by Beachy Road to the north, Stour Road to the south, and Smeed Road to the west. 5.2. The site comprises 6 units and is currently part vacant land and part in operation (see table below), with the majority of buildings forming the Truman’s Brewery comprising low level contemporary business work units of a utilitarian functional design (stock red brick and galvanized metal pitched roofs). Table 1 Site Occupation
Units Tenant Use Class Current Status Area m² (GIA)
1 Architecture B1(a) Vacant 241 practice office
2, 3 & 4 Truman B1 (c) Relocation to 730 Brewery Light alternative site Industrial early 2020 (Walthamstow)
5 Building B1 (c) Short term lease 288 Contractors Light agreed with Industrial landowner
6 Removals B8 Storage Short term lease 232 and & agreed with Storage Distribution landowner Activities
Total Floorspace 1,491
5.3. Directly opposite the site on Smeed Road are plain, large scale industrial storage units with minimal fenestration (metal clad on brick plinth). The area to the west of the site is mainly commercial in character but includes a residential development known as the Iron Works and buildings of heritage significance. 5.4. The site is on the eastern and southern edge of the Fish Island and White Post Lane Conservation Area (appendix 2). The site does not contain any nationally designated or non-designated heritage assets. The site is however located in the wider setting of a number of undesignated heritage assets (including conservation area) as listed below (see appendix 2b): Fish Island and White Post Lane Conservation Area (directly to the east and south). Broadwood’s Piano Factory and Timber Yard Gateway (adjacent the eastern site boundary on Stour Road) Algha Works (directly opposite, south on Stour Road & Smeed Road). Wick Lane Rubber Works (East) Wick Lane Rubber Works (West) Carlton Chimney (approx. 150m north east on Roach Road). 5.5. In the wider context, the site is approximately 250m north of the Queen Elizabeth Olympic Park (QEOP) connected by the new Stour Road pedestrian bridge. 5.6. In terms of transport and access, the site has a Public Transport Accessibility Level (PTAL) of 2 to 3 (where 6 is the highest accessibility). TfL’s WebCAT tool demonstrates that planned improvements to transport infrastructure would raise the site’s PTAL to 4 by 2021. The site falls within LB Tower Hamlet’s Controlled Parking Zone (CPZ), B2. 5.7. The A12 East Cross Route accessed at Wick Lane is 950m away to the south of the site. The A11 Stratford High Street, is 1.5km away to the south of the site. London Overground services are available from Hackney Wick station, located 800m to the north of the site. The closest Underground and National Rail station is Stratford Regional, which is 1.3km to the east of the site. The nearest bus stops are located 200m to the west of the site, served by three services. A Mayor’s Cycle Hire docking station is available 250m to the north east to the site. 5.8. There are improved public transport links for the area including a new bus route proposed along Monier Road which is likely to be operational by the end of 2019. Two new bridges across the Lea Navigation and the Hertford Union Canal will improve access to Stratford and Hackney Wick/Fish Island (H14 and H16). H16 is also known as the Stour Road pedestrian bridge and became operational earlier this year; H14 (Wallis Road) bus bridge is expected to be delivered by 2020. As such it could be expected that there would be an increase in walking routes and distances to bus and rail services as part of the overall ongoing enhancements to local connectivity. 5.9. The majority of the site is located within flood zone 1 but there is a small linear section along the southern boundary located within flood zone 3a. 6. RELEVANT PLANNING HISTORY 6.1. The following five permissions cover the application site. 1. Application reference PA/80/00305/A1 - Units 1-6 Stour Road. o Erection of six industrial units - approved February 1980. 2. Application reference PA/81/00326 – Unit 2 Stour Road. o Change of use from light industrial to warehouse – approved January 1982 3. Application reference PA/12/01722/NC – Unit 3 Stour Road. o Change of use from business/storage and distribution use (use class b1/b8) to general industrial (use class b2) - approved August 2012. 4. Application reference PEX0000739 o Certificate of lawfulness granted for existing use of site as a depot for storage of materials with ancillary workshops and offices (Use Class B8) - approved August 2000. 5. Application reference PA/12/01722/NC – Units 4, 5 & 6 Stour Road. o Change of use to warehouse for three separate occupiers - approved December 1984 6.2. History for Surrounding Sites (see map below for location relative to the application site) 6.3. Opposite the application site to the southeast, land at Bream Street at the junction of Stour Road & Dace Road, Fish Island, London – application reference 15/00278/FUL. 6.3.1. Planning permission granted August 2016 for a mixed-use development of 7 buildings (5 to 7 storeys) and basement to provide up to 24,465m² of floorspace (GIA) comprising employment (Use Classes B1-B8), residential (Use Class C3) (up to 202 units), retail (Use Classes A1 and A3) and exhibition/leisure uses (Use Class D1/D2), parking and servicing space, hard and soft landscaping, public realm, creation of new vehicular access and other associated works. 6.3.2. The development is currently under construction with an anticipated summer 2020 completion. 6.4. Opposite the application site to the northeast, 90 Monier Road – application reference 18/00325/FUL. 6.4.1. Planning permission granted October 2019 subject to completion of s106 legal agreement for mixed-use redevelopment comprising construction of two new buildings ranging in height from 1 to 7 storeys to provide 3,761 sqm (GIA) of commercial space (use class B1 Business), 148 residential dwellings (1 x studio, 67 x 1 bed, 48 x 2 bed and 32 x 3 bed), public realm and amenity areas, wheelchair car parking, cycle parking and refuse/recycling stores. 6.5. Directly opposite the application site to the north 1 Beachy Road - application reference 16/00560/FUL. 6.5.1. Planning permission granted February 2017 for the redevelopment of the site with the erection of a building of 5 storeys, with basement to provide 501sqm of light industrial floorspace (Use Class B1c), 279sqm of office (Use Class B1a) and 9 self-contained residential units (Use Class C3) with associated open space, cycle parking, refuse and recycling facilities and roof top landscaping. 6.5.2. Construction has not commenced. 6.6. To the west of the application site, 1-7 Dace Road – application reference 16/00462/FUL. 6.6.1. Planning permission approved January 2018 for the mixed-use redevelopment of four new blocks ranging in height from 5 to 6 storeys (with some single storey elements) to provide B1a, B1c, B2 and B8, with a maximum floorspace of B1a up to 2,500sqm, 110 residential units including affordable housing (Use Class C3) and associated open space, amenity areas, vehicular access, accessible parking, cycle parking and refuse/recycling stores. 6.6.2. Construction has not commenced.
6.7. To the northeast of the application site, Carpenters Wharf (4 Roach Road) – application reference 14.00269/FUL.
6.7.1. Planning permission approved April 2015 for a new building up to 6 storeys (+33m AOD approx.) in height to accommodate 687sqm (GIA) approx. of commercial floorspace (use classes A3 café, B1/B2 workspace, D2 gallery) and 44 residential units; along with ancillary cycle storage, car parking and landscape works and other associated works. 6.7.2. Development currently under construction
6.8. Vittoria Wharf, Stour Road/Beachy Road - Application references: 6.8.1. 13/00280/FUM: Planning permission granted December 2016 for the erection of a new 4 to 6 storey building comprising 1,317sqm of commercial floorspace (Use Class B1), a 252sqm cafe (Use Class A3), 34 residential dwellings (15x 1 bed, 10x 2 bed & 9x 3 bed) and courtyard for disabled parking and servicing, along with retention of the Gatehouse building (84 sqm). 6.8.2. Partially demolished to accommodate Stour Road Bridge; development not complete. 6.8.3. 17/00160/FUL: Held in abeyance following PDC deferral - demolition of part of existing Vittoria Wharf building and construction of an 8-storey building comprising an extension to the existing restaurant space at lower ground and upper ground (use class A3) and 5 residential dwellings (4 x 2 beds, 1 x 3 bed), associated cycle and refuse storage and new external stair.
Figure 1: Application site and surrounding context
7. APPLICATION PROPOSALS 7.1. The application seeks full planning permission for the redevelopment of this existing, partly vacant, industrial site for the erection of two buildings ranging in height from five to seven storeys to provide 1,854m² (GIA) of commercial space (use class B1c Business); 994m² B1 yard space; 330 room purpose built student accommodation (Use Class Sui Generis), 9,940m² - GIA including 279 ensuite, 34 shared bathroom units, 11 wheelchair accessible units and 6 wheelchair accessible studios and 384m² of courtyard amenity space. The proposals also include associated landscaped public open space, car parking for disabled people, cycle parking, refuse stores and a substation. 7.2. The application has been amended since being submitted. The changes have been principally to the courtyard and yard layout, and the building façade. The scheme described is the amended scheme. The description of development should be read in conjunction with the proposed site plan (see appendix 1). Scheme Overview 7.3. The proposed development would comprise two separate buildings, a purpose-built student accommodation building (PBSA), and a standalone employment building forming a street facing perimeter block with one internal courtyard and one commercial yard space. The buildings range from 5 to 7 storeys in height. 7.4. Purpose built student accommodation (PBSA) is defined in planning as a development normally in the form of a single block of residential accommodation used by students in full time education at the university and colleges in the area. The accommodation can comprise a mix of cluster flats, a communal lounge and bathroom and studio flats, a single room of accommodation containing bed space, living space and en-suite facilities. The accommodation often includes communal common, gyms/games rooms and laundry rooms. Figure 2: Axonometric Sketch: PBSA (pink) and Employment Floorspace (blue)
Purpose-built student accommodation 7.5. The PBSA is the larger of the two buildings and would measure 74.7m in length x 32.8m in width and between 17.92 and 19.7m high. 7.6. The proposed student accommodation would provide for 330 student bed-spaces measuring approximately 9,940m² (GIA), comprising 279 ensuite rooms (84.5%), 34 shared bath units (10.3%), 11 wheelchair-accessible (3.3%) and 6 wheelchair accessible studios (1.8%). 7.7. The proposed student accommodation is proposed to be arranged across the first to sixth floors of the PBSA building and accessed by way of cores located at the eastern and western ends of the building, from the raised podium. 7.8. The corridors would benefit from glazed curtain walling which would provide a visual connection to the raised podium amenity space at the centre of the site and student accommodation beyond. 7.9. The layout of student accommodation is repeated across each floor save for the sixth storey, where 5 no. studio wheelchair units are proposed to be located adjacent to the circulation space leading from the core and kitchen/diner. The proposed units would be provided in clusters of no more than 6 to 10 bedrooms, and each cluster would benefit from a dedicated kitchen diner. 7.10. The ground floor of the southern frontage of the PBSA building, i.e. fronting Stour Road, would comprise a series of flexible incubator space (circa 526m²) (Use Class B1 (c)). 7.11. The northern frontage of the proposal, i.e. fronting Beachy Road, is principally ancillary space serving the proposed student accommodation and would comprise a post room, administration space, meeting rooms, student lounge, games room and laundry. 7.12. To the west of the site would be the principal entrance to the PBSA building which would front Smeed Road and is comprised of controlled double height reception and lobby areas. An internal corridor is proposed to provide access for students through the centre of the main building which would lead to the ancillary space and secondary point of pedestrian entrance leading from the working yard. 7.13. Adjacent to this key internal route would be lifts and stairs leading to the upper floors of the main building along with the back of house areas such as bike store, water tank, plant room and bin stores. Employment Building 7.14. The proposed development would provide 1,854m² (GIA) of employment floorspace (Use Class B1c) comprising 526m² incubator space and 1,328m² light industrial floorspace. The proposed employment floorspace would be supplemented by the proposed working yard which would measure 994m² bringing the total employment floorspace to 2,848m². 7.15. The employment building is proposed to be arranged over 5 storeys with floor to ceiling heights of 3.94m. It would have a north south orientation and provide the boundary to the adjacent heritage asset Piano Factory site and building which forms part of the wider remaining perimeter block. It would measure 11.05m wide x between 19.7m high x 28.2m long. 7.16. Access to the building is to be provided by way of a stairwell leading to decked areas at each floor at the principal elevation. Further access is to be provided by way of stairwell and lift accessed via a reception area within the centre of the building. 7.17. The PBSA building would ‘step in’ at its eastern elevation to frame the working yard serving the employment building which would provide an interface with the student building. This area would provide for circulation space and servicing of the employment block. It would enable pedestrian access through this part of the site. Elevation and Façade Treatment 7.18. The proposed façade treatment references the area’s industrial heritage, and proposes masonry facades of brick piers and arched precast concrete lintels. 7.19. The proposed building material finishes are proposed as a combination of dark tone brickwork and a lighter precast concrete and an exposed aggregate concrete. stepping details. 7.20. The proposed materials and colours for the hard landscape are intended to be the same as those used in the surrounding urban landscape or complementary. Material details would be subject to a planning condition. Refinements Post Submission - Beachy Road Elevation 7.21. Two visual breaks in the rhythm of the main façade have been added to offset the repetition and scale of the façade. 7.22. The vertical composition of the proposed PBSA block has been amended. The scale of the ground floor windows has been increased. The first-floor precast concrete lintels have been omitted creating generous double height compositions at street level. 7.23. The tone of the precast concrete elements; string courses and lintels have been lightened to provide a greater contrast with the colour of the brick piers. It is proposed that the red hue of the precast is approx. 20% lighter than the red bricks, with the final selection to be agreed through a planning condition. 7.24. The pedestrian access from Beachy Road into the yard space has been widened and improved. 7.25. The height of the commercial block has been reduced by 0.45m. Amenity and Landscape 7.26. The proposed development would provide a total of 1,518m² of amenity space. This level of amenity provision is achieved through the provision of 384m² as part of the raised internal podium courtyard (for students’ use), 140m² of amenity space to the front of the main building fronting Smeed Road and 994m² for the yard which would act as an extension to the public realm and amenity for people who would work within the development. 7.27. With respect to the raised podium/courtyard a combination of hard and soft landscaping is proposed. 7.28. The proposal includes a diverse mix of grasses and wildflowers combined with hibernacula to the rooftop. 7.29. The proposed buildings have been set back from the pavement edge along the entire length of Beachy Road to accommodate an existing aisle of trees. New trees are proposed to complete the existing aisle of trees mirrored across Beachy Road. A further new tree is proposed within the new Yard space. 7.30. The building elevation to Smeed Road and Stour Road has been set back to provide space for existing and proposed street trees. The proposals incorporate footway build outs on the corner of Smeed Road where it meets Stour Road and Beachy Road, and provides tree build out around the two existing trees on Stour Road. It is also proposed to continue the widened footway on Beachy Road to the most westerly proposed tree build out. Refinements Post Submission - Public Realm Improvements and Trees 7.31. An additional new tree has been added to the proposal for Stour Road. The new tree would complete the existing row of trees. Three new trees are now proposed as part of the development. 7.32. The pavement alignment along Stour Road and Beachy Road has been reconfigured. At the request of the highways department the width of the footpaths have been increased towards the junctions with Smead Road. Tree pit build outs have also been added to Stour Road, providing additional space for the new trees to grow and be planted, and to safeguard the existing and new trees. 7.33. The new tree pit build-outs along Stour Road would create lay-bys for three blue badge parking bays. A further two spaces are proposed along Beachy Road. 7.34. Pavement crossovers have been added to ensure accessibility for all. Refinements Post Submission - Yard Space 7.35. The layout of the yard space has been amended to improve usability and flexibility. The blue badge parking spaces have been relocated from the originally proposed commercial yard location onto Stour Road by agreement with the Local Highways Authority. The omission of the parking spaces and reduction in vehicular movements through the space would improve the flexibility and usability of the space. 7.36. The cycle storage racks for the commercial space have been relocated within the footprint of the commercial block to improve the pedestrian access into and through the yard space onto Beachy Road. 7.37. Additional visitor cycle rack spaces have been added in front of the commercial block on Stour Road. Refinements Post Submission - Courtyard Garden 7.38. The first-floor courtyard garden layout has been amended. The raised planters, roof lights and fixed seating have been replaced with flush planters, roof lights and flexible seating to maximise the sense of space and improve flexibility. The final details of the courtyard including the planting and materials would be agreed through a planning condition. 7.39. The fenestration to the courtyards have been amended. The percentage area of glazing within the facades has been reduced to limit overheating. Refinements Post Submission - Roof Plan 7.40. The originally submitted roof plan included 1.2m high screened plant areas adjacent to each core. These have been omitted and the plant relocated in louvred enclosures and screened areas on the 6th floor, thereby reducing the height of the development. 7.41. Shallow pitch photovoltaic panels have been added to the 6th floor roof area. 7.42. The lift over run projection to the commercial block at roof level has been removed, and is now accommodated within the generous storey height of the top floor. The height of the gable wall facing the adjacent Piano Factory site has been reduced. Accessibility 7.43. Level access is proposed to be provided to all building entrances, and throughout their layout. All floors of the buildings are to be accessible by appropriately sized lifts. Two lifts are provided within each core to ensure continuity of access. Corridors are typically to be 1500mm wide with 1800mm wide passing spaces. 7.44. Level access is to be provided into the shared courtyard garden space at first floor level. 7.45. 17 of the 330 student study bedrooms are designed for wheelchair users (5%). 11 wheelchair accessible rooms are to be provided at first floor level within the shared cluster flats. The communal kitchen dining spaces within these flats would be designed as wheelchair accessible kitchens. The remaining 6 wheelchair accessible rooms would be provided at 6th floor level within self-contained accessible studios. 7.46. With respect to the employment building, level access is again to be provided to building entrances, and throughout their layout. All floors of the buildings are to be accessible by a generously sized wheelchair accessible lift. An accessible WC is to be provided at each floor level. Access and Parking 7.47. The scheme proposes 4 accessible parking spaces, located on Stour Road. Refinements Post Submission – Cycle Storage 7.48. The quantum of cycle storage for the PBSA accommodation has been increased in line with the new Draft London Plan policy. 330 spaces are now proposed including 5% for larger/recumbent bikes. 7.49. Showers have also been provided for cyclists, within the PBSA and Commercial blocks. Refuse & Servicing 7.50. The student accommodation refuse store and recycling room is proposed to be located in a secure ventilated room accessed from the Yard space. On collection days, refuse would be collected by refuse lorry, stopped within the yard space. The total provision made is 13 no. 1,100 Eurobins providing for 14,300 litres of space. 7.51. The commercial refuse and recycling store is to be located beneath the commercial block and accessed from Beachy Road through an external gate. On collection days, refuse would be collected by refuse lorry, stopped on Beachy Road. The total provision made is 5 no. 1,100 Eurobins providing for 5,500 litres of space. 7.52. The new yard space and car parking spaces would be used for deliveries to both the commercial and student accommodation. The access route in and out of the yard space has been designed to accommodate large vehicles.
8. POLICIES & GUIDANCE National Planning Policy Framework (published 24 July 2018 and updated 19 February 2019) 8.1. The policies in the NPPF are material considerations in the determination of applications. The following NPPF sections are relevant to this planning application: 1. Achieving sustainable development 4. Decision-making 9.Promoting sustainable transport 6. Building a strong, competitive economy 8. Promoting healthy and safe communities 11. Making effective use of land 12. Achieving well-designed places 14. Meeting the challenge of climate change, flooding and coastal change 15. Conserving and enhancing the natural environment 16. Conserving and enhancing the historic environment 8.2. For the purposes of S.38(6) of the Planning and Compulsory Purchase Act 2004, the adopted ‘Development Plan’ for this site is The London Legacy Development Corporation’s Local Plan 2015-2031 (July 2015) and the London Plan (2016). The London Plan (Consolidated with alterations since 2011) 8.3. This is the Mayor of London’s Sustainable Development Strategy published in accordance with the provisions of the Greater London Authority Act 1999 (as amended). It forms part of the Development Plan for the Legacy Corporation area and therefore has material weight in planning decisions. 8.4. The most relevant policies of the existing London Plan are listed below: The London Plan (March 2016) Policy 2.4 The 2012 Games and their legacy Policy 2.9 Inner London Policy 2.13 Opportunity areas Policy 2.14 Areas for regeneration Policy 3.5 Quality and Design of Housing Developments Policy 3.8 Housing Choice Policy 3.9 Mixed and Balanced Communities Policy 3.10 Definition of Affordable Housing Policy 4.1 Developing London’s Economy Policy 4.12 Improving Opportunities for All Policy 5.2 Minimising Carbon Dioxide Emissions Policy 5.3 Sustainable Design and Construction Policy 5.5 Decentralised Energy Networks Policy 5.6 Decentralised Energy in Development Proposals Policy 5.7 Renewable Energy Policy 5.9 Overheating and Cooling Policy 5.11 Green Roof and Development Site Environs Policy 5.12 Flood Risk Management Policy 5.13 Sustainable Drainage Policy 5.15 Water Use and Supplies Policy 5.17 Waste Capacity Policy 5.18 Construction, Excavation and Demolition Waste Policy 5.19 Hazardous Waste Policy 5.21 Contaminated Land Policy 6.3 Assessing the Effects of Development on Transport Capacity Policy 6.7 Better Streets and Surface Transport Policy 6.9 Cycling Policy 6.10 Walking Policy 6.13 Parking Policy 7.1 Lifetime Neighbourhoods Policy 7.2 An inclusive environment Policy 7.4 Local character Policy 7.5 Public realm Policy 7.6 Architecture Policy 7.7 Location and Design of Tall and Large Buildings Policy 7.8 Heritage Assets and Archaeology Policy 7.14 Improving Air Quality Policy 7.15 Reducing Noise and Enhancing Soundscapes Policy 7.19 Biodiversity and access to nature Policy 8.2 Planning Obligations The Draft new London Plan (December 2017 with minor suggested changes July 2018) 8.5. The Mayor of London published a draft New London Plan for consultation in November 2017. This, along with proposed minor suggested changed (July 2018), was subject to an Examination in Public (EiP) to the Secretary of State earlier in 2019. Its policies have material weight in making planning decisions with that weight being greater for those policies that have not been challenged through response to consultation. It will replace the current London Plan once the Mayor has received the Examination Panel’s report and published a final version in early 2020. 8.6. The following draft new London Plan policies are relevant to this submission: GG1 - Building strong and inclusive communities GG2 - Making the best use of land GG3 – Creating a healthy city GG4 - Delivering the homes London needs GG5 - Growing a good economy GG6 - Increasing efficiency and resilience G1 - Green infrastructure G4 - Open space G5 – Urban greening G6 - Biodiversity and access to nature H6 – Threshold approach to applications H17 Purpose-built student accommodation HC1 - Heritage conservation and growth D3 - Inclusive design D6 - Optimising density D10 - Safety, security and resilience to emergency D11 - Fire safety S1.12 - Flood risk management S1.13 - Sustainable drainage SI1 - Improving air quality SI2 - Minimising greenhouse gas emissions S13 - Energy infrastructure T1 - Strategic approach to transport T3 - Transport capacity, connectivity and safeguarding T4 - Assessing and mitigating transport impacts T5 – Cycling T6 - Car parking 8.7. The Legacy Corporation Local Plan (adopted July 2015) is the relevant Local Plan for the Legacy Corporation area. A review of the adopted Local Plan has been undertaken and a revised draft Local Plan published for consultation in accordance with Regulation 19 of the Town & Country Planning (Local Planning) (England) Regulations 2012. 8.8. The most relevant policies of the existing Local Plan are listed below: London Legacy Development Corporation Local Plan (July 2015) Policy SP.1 Building a strong and diverse economy Policy B.2 Thriving town, neighbourhood and local centres Policy B.5 Increasing local access to jobs, skills and employment training Policy CI.1 Providing new and retaining existing community infrastructure Policy H.1 Providing a mix of housing types Policy H.2 Delivering affordable housing Policy SP.2 Maximising housing and infrastructure provision Policy SP.3 Integrating the built and natural environment Policy SP.4 Planning for and securing infrastructure Policy SP.5 A sustainable and healthy place to live and work Policy BN.1 Responding to place Policy BN.3 Maximising biodiversity Policy BN.4 Designing residential schemes Policy BN.5 Requiring inclusive design Policy BN.8 Maximising opportunities for play Policy BN.10 Proposals for tall buildings Policy BN.11 Reducing noise and improving air quality Policy BN.12 Protecting archaeological interest Policy BN.13 Improving the quality of land Policy T.2 Transport Improvements Policy T.4 Managing development and its transport impacts to promote sustainable transport choices and prioritise pedestrians and cyclists Policy T.5 Street Network Policy T.6 Facilitating local connectivity Policy T.7 Transport assessments and travel plans Policy T.8 Parking and parking standards in new development Policy T.9 Providing for pedestrians and cyclists Policy SP.5 A sustainable and healthy place to live and work Policy S.1 Health and wellbeing Policy S.2 Energy in new development Policy S.3 Energy infrastructure and heat networks Policy S.4 Sustainable design and construction Policy S.5 Water supply and waste water disposal Policy S.6 Waste reduction Policy S.7 Overheating and urban greening Policy S.8 Flood risk London Legacy Development Corporation Draft Local Plan 8.9. The Legacy Corporation Local Plan (adopted July 2015) is the relevant Local Plan for the Legacy Corporation area. A review of the Local Plan has been undertaken and the revised Local Plan has been submitted to the Secretary of State in accordance with Regulation 22 of the Town & Country Planning (Local Planning) (England) Regulations 2012. The proposed changes have a material weight in making planning decisions, with the weight that can be attributed to individual changed policies being related to whether that change has been challenged through response to consultation on the Publication Draft Revised Local Plan (October 2017) undertaken in accordance with Regulation 19 of the Local Planning Regulations. Where the weight of new policies or policy changes are affected in this way, this report outlines this within the specific assessment of the proposal against that relevant policy. The revised Local Plan will only gain its full material weight and replace the current Plan once it has been adopted (expected to be early 2020) following conclusion of the Examination (which took place in September). Officers consider, in this case, that there is no significant change between the relevant policies of the adopted Local Plan and the draft policies within the Revised Local Plan which are as follows: Policy SD.1 Sustainable development Policy SP.1 A strong and diverse economy Policy B.1 Location and maintenance of employment uses Policy B.2 Thriving town, neighbourhood and local centres Policy B.4 Providing low-cost business space and affordable workspace Policy B.5 Increasing access to jobs, skills and employment training Policy SP.2 Maximising housing and infrastructure provision within new neighbourhoods Policy H.1 Providing for and diversifying the housing mix Policy H.2 Affordable housing Policy SP.3 Integrating the natural, built and historic environment Policy BN.1 Responding to place Policy BN.3 Maximising biodiversity Policy BN.4 Designing development Policy BN.6 Requiring inclusive design Policy BN.8 Improving Local Open Space Policy BN.9 Maximising opportunities for play Policy BN.10 Protecting key views Policy BN.11 Air quality Policy BN.12 Noise Policy BN.13 Protecting archaeological interest Policy BN.14 Improving the quality of land Policy BN.17 Conserving or enhancing heritage assets Policy T.1 Strategic transport improvements Policy T.2 Transport improvements Policy T.3 Supporting transport improvements Policy T.4 Managing development and its transport impacts to promote sustainable transport choices, facilitate local connectivity and prioritise pedestrians and cyclists Policy T.5 Street network Policy T.6 Facilitating local connectivity Policy T.7 Transport assessments and travel plans Policy T.8 Parking and parking standards for new development Policy S.2 Energy in new development Policy S.3 Energy infrastructure and heat networks Policy S.4 Sustainable design and construction Policy S.7 Planning for waste Policy S.10 Flood risk Policy S.11 Sustainable drainage measures and flood protections Policy 1.1 Managing change in Hackney Wick & Fish Island Policy 1.2 Promoting Hackney Wick and Fish Island’s unique identity Policy 1.4 Preserving or enhancing heritage assets in Hackney Wick & Fish Island Policy .15 Improving the public realm in Hackney Wick & Fish Island Policy 1.6 Building to an appropriate height in Hackney Wick & Fish Island 8.10. Other relevant material considerations: Mayor of London –Housing SPG (2016) Mayor of London –Affordable Housing and Viability SPG (2017) Homes and Communities Agency Employment Densities Guide (2015) LLDC Planning Obligations SPD (2016) LLDC Carbon Offset SPD (2016) LLDC Hackney Wick and Fish Island SPD (2018) Mayor of London –Olympic Legacy SPG (2012) National Planning Policy Guidance (NPPG – 2016) National Design Guide (October 2019) Fish Island and White Post Lane Conservation Area Appraisal 9. CONSULTATIONS 9.1. A total of 4 site notices were displayed in and around the site. 9.2. Consultations: o 104 statutory and non-statutory consultees were consulted - Letter Dated 02-May-2019 Expiry Date: 23-May-2019
o 871 neighbouring properties were consulted by post - Letter Dated 13-May- 2019 Expiry Date: 07-June-2019. 9.3. Details of the responses received are set out in the tables below. Neighbouring Properties’ Representations: 9.4. In response to consultation on the submitted scheme a total of 10 letters of objections from local residents have been received. 9.5. A total of 22 letters of support have been received. 12 from local residents and 8 from local businesses including Stour Space and Creative Wick. University College London and Loughborough University London have also written in support of the proposals. 9.6. The letters of representation are summarised in the table below, alongside the officer response, and applicant response where considered appropriate. 9.7. Some refinements to the scheme have been made post submission, which are set out in the report (see paragraphs 7.21 – 7.25, 7.31-7.42 & 7.48 to 7.49). The refinements are not considered to be significant changes requiring further consultation.
Table 2 - Summary of Neighbouring Properties Objections / Concerns
Objections / Issue Raised and Applicant Officer Response Concerns Response Stour Road, Roach Road Omega Works, Trowbridge Road, Well Street, Iron Works - Dace Road Westbury Road
Excessive height Object to the height of the proposed The prevailing height as set out in and massing development which is considered LLDC's Local Plan sub area 1 exceeds the height parameters for (Hackney Wick & Fish Island) is the area. Buildings in the area 20m above ground level. should not exceed 5 storeys. Where the heights of the proposed Applicant’s response development are above the prevailing heights as required by The proposed buildings are below the Local Plan an assessment has the 20m threshold. been carried out under policy Policy (BN.10) stipulates that the BN.10 (Tall buildings). appropriate height threshold is 20m It should be noted that the height of from pavement level. Storey heights the two buildings do not exceed the are therefore irrelevant, particularly 20m datum. given the floor to ceiling heights for different uses. It is proposed that across the site as a whole there would be variation
in heights i.e. 5 to 7 storeys to create a distinctive and interesting townscape. On this site, the maximum height of 20m for the PBSA element equates 7 storeys. Officers are satisfied that the proposed development is in accordance with development policy for the area.
Poor Design 1. Lack of information relating to Officers are satisfied that there is the appearance of the building and sufficient information submitted to heights. enable assessment of the proposal. Matters of design and 2. Demolition of a site which impact on the adjoining embodies local style, culture and conservation area have been heritage is a travesty, and considered in section 10.83 - 91 of insensitive to the Conservation the report below. Area. Officers are also satisfied that the 3. Architecturally the scheme is scheme has been developed insensitive. The Design is akin to ‘a used cigar; tired, uninspiring, taking account of context and commonplace and would mostly neighbouring properties. cause death by serious and intentional dullardry...’. 4. Lack of neighbour consideration Applicant’s response: 1. The planning application drawings clearly illustrate the height of the proposed development along with the appearance of elevations. Similarly, there is a drawing identifying spot heights and for comparative purposes the 20m height threshold is denoted. A palette of indicative materials has been provided along with precedent/similar schemes. 2. It is not considered that the site embodies any form of meaningful local style, heritage or culture. This is illustrated by virtue of the fact that neither the site nor building is identified for any such reason under relevant planning policy. 3. The proposed development has been subject to extensive pre- and post-application consultation and a thorough assessment of the surrounding built environment and contextual analysis. Importantly it benefits from amendments made in response to officers, members of the planning committee and QRP. On this basis, it is not considered that the design is akin to a cigar.
Overdevelopment Officer’s response: of the site Officers are satisfied that the proposals accord with policy and would make good use of previously developed land and is good with respect to urban design, provision of amenity space, climate change and transport to ensure that the site is not being overdeveloped (see paragraph 10.81).
Amenity Benefits Questions the proposed amenity There are a number of benefits benefits arising from this scheme including: • provision of 35% affordable student accommodation; • potential to release existing housing stock currently occupied by students to family occupiers, as students occupy the purpose-built student accommodation; •increased employment density on the site; •enhanced public realm and well- integrated non-residential uses, with increased active frontages that would enhance the character and function of the streets; and conservation area •increased economic growth in the area. The application is accompanied by Construction noise Given the proximity of the planning an Air Quality Assessment which and pollution site, residential properties would be has been reviewed by PPDT’s surrounded by air and noise pollution environmental consultants and from the buildings works for a demonstrates that through the prolonged period of time. implementation of a Dust Management Plan during the demolition and construction phase, the impacts with regard to air/dust emissions would be minimised and are unlikely to be significant. Impacts relating to the control of air and noise pollution during the demolition and construction phase can be further controlled by planning condition. The applicant would also be required by s106 to attend the Hackney Wick & Fish Island Construction Transport Management Group which, inter alia, meets to consider and agree procedures to enable transport and traffic management schemes to be developed, reviewed and approved for implementation for the demolition and construction of development within Hackney Wick and Fish Island.
Loss of light, and Objector ‘…would like to see the Financial values of properties and views and impact of light on local buildings. individual views from property are detrimental impact not material planning Right to Light is highly important and on property value considerations. would only feel comfortable accepting this planning permission knowing that there wasn’t a significant decrease in light levels for many people…’
Economy Concerns regarding the impact of The consequences of Brexit are Brexit upon development within Fish not a material planning Island. consideration.
Table 3 Summary of Support
Letters of Support Comments
A total of 22 letters of support have been received. 12 x local residents from Welcome the proposals the surrounding streets: Stour Road, ‘…a well-considered replacement building…’ Wick Lane, Trowbridge Road, ‘…would improve the character and appearance of the area Well Street, …’ Iron Works - Dace Road, Supportive of the employment floorspace and the affordable Westbury Road Omega quantum. Works - Roach Road Local businesses Proposals ‘…respond positively to the issues and opportunities presented by the local area – replacing low rise units with a high- quality heritage led scheme…’
University College UCL support the proposal ‘…for high quality purpose built London (UCL) accommodation and the affordable price points we discussed…’ ‘…Purpose built student accommodation such as that being proposed as part of 'The Vogue' are a preferred option for the university, as it helps to meet an increasing specific demand for student accommodation while relieving pressure on the general London housing market…’ ‘…The proposed development also hosts a highly suitable location for student housing, being well-connected and located within walking distance to our new campus. Due to ease of accessibility, quality of your accommodation proposals, and need for student accommodation within this area, we support your development. …’ ‘…UCL wishes to express its interest in securing the accommodation proposed for its students. As is commonplace we envisage that this arrangement would be formalised by way of nominations agreement required as part of a condition attached to any permission forthcoming…’
Creative Wick Creative Wick supports this proposal for student accommodation. ‘… encourage an increase of student numbers in the immediate area, believing this will have a positive impact on local businesses and the creative economy, particularly the night-time economy…’ ‘… particularly impressed by the applicant’s approach to the commercial space within their development, offering a permanent peppercorn rate rent across the ground and 1st floor of the single employment building…’ ‘… this approach sets a good precedent for other developers to follow…’
Stour Space Support the proposals and are working towards an agreement whereby Stour Space could ‘…occupy the first and second floor of the free-standing employment block at peppercorn rate…’ Welcome the proposed student accommodation Support the ‘…vision to create amenity spaces that can be utilised by both the future residents of the building and also the wider population in the area, specifically tailoring these areas so they suit the needs of Hackney-Wick's strong community of creatives…’
Loughborough Support the proposals which are ‘…within walking distance of our University London campus…’ ‘…we have stated an interest to Future Generation for us to explore …potential occupation of the development. This could work as a nominations agreement for the academic year or as a summer tenancy referral…’…’
Table 4 - Statutory and non-statutory consultation responses received Consultee Comment and Response GLA – Stage 1 report Servicing Yard: The proposed servicing and delivery provisions for the industrial building are not satisfactory and The GLA reviewed the scheme would need to be revised in order to support a typical light as originally submitted and industrial occupier. Servicing and deliveries are proposed to commented in its Stage 1 take place from the access road only. No dedicated loading response 1st July 2019. Whilst bay is proposed to be provided. The access road is also the they support the principle of only means of access to the proposed disabled parking bays. redevelopment of the site the A dedicated loading bay of sufficient size must be Mayor considered that the accommodated within the development. This is vital to the application does yet not fully success of the industrial element of the scheme. comply with the London Plan
but that possible remedies Applicant Response: The layout of the yard space has been suggested could address these amended to improve usability and flexibility. The blue badge deficiencies. Issues raised are parking spaces have been relocated onto Stour Road and addressed in the column Beachy Road by agreement with the Highways department. opposite. The omission of the parking spaces and reduction in The GLA expect to be appraised vehicular movements through the space will improve the of the scheme following PDC flexibility and usability of the space and allow for servicing assessment and have the case and deliveries to take place in the yard. A dedicated loading referred back for their Stage 2 bay location sized for a 7.5T vehicle is now accommodated response. whilst maintaining access through the yard. - In quantitative terms, the removal of the parking spaces and access to them re-provides 95 sqm to the yard space. - The cycle storage racks for the commercial space have been relocated within the footprint of the commercial block to improve the pedestrian access into and through the yard space onto Beachy Road. - Additional visitor cycle rack spaces have been added in front of the commercial block on Stour Road. - The ground levels within the yard have been amended (sunk) to accommodate flood event floodwater in line with the Environmental Agencies requirements.
Quantum of Affordable Accommodation: Draft London Plan Policy H17 states that to follow the Fast Track Route, at least 35% of the accommodation must be secured as affordable student accommodation or 50% where the development is on public land or industrial land appropriate for residential uses. In accordance with Policy H6, unless the scheme would result in a net loss in industrial floorspace capacity, the development would need to deliver 35% to be affordable housing to follow the Fast Track Route. Industrial floorspace capacity is defined as either the existing industrial and warehousing floorspace on site or the potential industrial and warehousing floorspace that could be accommodated on site at a 65% plot ratio, whichever is greater.
Nominations Agreement: As the development is not proposed to be operated directly by a higher education provider institution, the affordable student accommodation bedrooms should be part of the student housing that is subject to a nominations agreement. In accordance with the draft London Plan, allocation of affordable student accommodation should be by the higher education provider which operates it or has the nomination right to it, and the provider should allocate the rooms to students it considers most in need of the accommodation.
Applicant Response: Agreed. It is accepted that a nominations agreement will need to be entered into prior to the occupation of the student accommodation, in line with relevant planning policy. In accordance with policy this will be captured through condition.
Officer Response: Officers have included this requirement within the heads of terms
Affordable Student Housing (Affordability): the affordable student accommodation should be to the level stated as affordable in the Mayor’s Annual Monitoring Report.
Applicant Response: Accepted
Flood Risk / Surface Water Drainage: Need to provide further details
Applicant Response: Green/ Blue roofs are at the top of the drainage hierarchy in both the London Plan and the Draft London Plan. Both of these SuDS methods are included within the proposed drainage strategy for the development. Added a section to the proposed drainage strategy report which addresses the drainage hierarchy within the London Plan and Draft London Plan depicting how the surface water drainage design principles have addressed the drainage hierarchy.
Ecology - Urban Greening Factor (UGF) The applicant should seek to ensure that the development would achieve an urban greening factor of 0.4, as set out in Policy G5 of the draft New London Plan
Applicant Response: Additional planting and greening proposed.
Energy: - Additional Information: The applicant must provide the following additional information and revisions in order to confirm compliance with London Plan, draft London Plan policies and GLA Energy Assessment Guidance: investigating further measures to improve energy efficiency alone; undertaking dynamic overheating analysis for student accommodation, and ensure the cooling demand is lower than the notional; further information needed on potential district heating connection and they should maximise the heat loads connected to their on-site heat network and further information about heat pumps required, and the feasibility of PV should be reconsidered.
Applicant Response: The following measures (Be Lean) have been included in the design to reduce the energy required from the building, as per section 3 of energy strategy report previously submitted: - Efficient fabric to reduce heating and cooling demand (wall-floors-roof u-value=0.13 W/m2K) - Air permeability of 3m2/m2h@50Pa - Appropriate glazing rations and deep windows reveals to reduce risk of overheating and reduce heat loss in winter - Providing energy efficient ventilation systems - Providing energy efficient lighting
The above measures would ensure the development would achieve a 11.9% carbon emission reduction against building regulation for student accommodation and 8.9% for commercial areas with SAP 10 carbon emissions factors.
The development will furthermore benefit from the implementation of renewables technologies (Be Green) such as photovoltaics (approx. 200m² producing 21,314kWh/year) and an ASHP to provide domestic hot water for the student accommodation together with multiple VRF systems to provide space heating and cooling.
The above measures would ensure the development would achieve a 40.2% reduction against building regulation for student accommodation and 43% for commercial areas with SAP 10 carbon emissions factors.
The above results would allow the development to: - Meet the requirements of part L2A of building regulations - Satisfy the local planning policy of Hackney Wick and Fish Island SPD - Comply with the London Plan 2016 – 35% carbon emission reduction beyond part L 2013 of building regulations - Achieve a BREEAM very good rating
The design has been revised reducing the windows g-value from 0.4 to 0.3 and reducing the glazing ration within corridor areas by 30% to minimise overheating risk and cooling demand. The calculated actual building demand is lower than the notional. See table below:
An overheating check has been undertaken for a typical bedroom using DSY1,2,3 weather files. The analysis shows that all bedrooms would not meet the TM59 overheating standard, thus cooling is implemented.
Officers’ Response: The feasibility of connecting to the Olympic district heating network has been assessed as per the District Heating Feasibility Report submitted. Officers would seek to impose an obligation requiring the applicant use reasonable endeavours to connect to the District Heating Network.
An Estate Management Plan or similar should be prepared to address impacts of student move in and move out dates to minimise impact on the local highway network.
Applicant Response: An Estate Management Plan, has been submitted. There is likely to be a turnkey arrangement between the applicant, the HEI operator of the PBSA and the separate commercial building. That is, the applicant is expecting to construct the development and then lease to relevant operators.
Officers’ Response: The applicant has supplied detail regarding the management regime of comparable developments that they manage elsewhere in the UK. It is envisaged that the Estate Management Plan would be secured by way of s106 agreement with the requirement to establish a Community Liaison Group to ensure good relations with the existing surrounding community.
Conditions – A Construction Management Plan would be required - see condition 7.
Officer response: Officers have discussed the GLA response with the applicant and agree that the revisions they have made in response are acceptable. It should be noted that some of these matters would be included with the s106 legal agreement, rather than conditions. LB Tower Hamlets (Planning) Student Accommodation: Officers at LB Tower Hamlets would expect student accommodation to either be tied to a particular university (or universities) or to provide a significant proportion of affordable accommodation.
It is queried whether student housing is the more efficient use of the site in comparison to residential accommodation.
Industrial Use: The proposals comprise a net loss of industrial space, however by reducing the size of the yard and removing the car parking there is an increase in useable employment space. The affordable and flexible work space are welcomed. LB Tower Hamlets (Highway Supportive of the proposed highway plan as it will Authority) substantially increase the available pedestrian space around the site, helping to create a healthier street.
However, would it be possible to go further and:
Provide tree build out around the two existing trees on Stour Road Continue the widened footway on Beachy Road to the most westerly proposed tree build out
Regarding the blue badge bays, happy for these to be provided by converting existing bays to personalised blue badge bays. Usual procedure is to secure the funds to convert the bays (signs, advertising, notices etc) in a bond held for three years. If none or some of the bays are not required after this time the bond is returned to the applicant. The cost for converting each bay is £10,000 so £60,000 total.
Officers Response: Officers and the applicant have worked closely with LB Tower Hamlets to improve the public realm - the LB Tower Hamlets suggested works are included in Heads of Terms. LB Tower Hamlets The building is air quality neutral as required by the GLA (Environmental Control) SPG on sustainable design and construction. There will be construction impacts. As this is a major development the GLA SPG on '…control of dust and emissions from demolition and construction sites…’ applies. Compliance with this SPG should be secured by the condition.
Officer response: see proposed conditions 5 & 8
Recommend a condition, that prior to the occupation of the LB Tower Hamlets (Noise residential element the applicant should provide Pollution) documentary evidence to confirm that all the proposed noise mitigation measures have been successfully implemented. Also recommend a condition in respect of contamination.
Officer response: see proposed noise conditions 32 – 34 and contamination conditions 12 – 16. Transport for London (TfL) TfL make the following comments:
Scheme should make a contribution to local public realm, walking, cycling and wayfinding to uses in the vicinity of the site. Increase in cycle parking from the outset to support cycling, which may be feasible along with enhancements to the ground floor and public realm and off-street yard space. A full Construction Management Plan (CMP) should be secured via a condition. An Estate Management Plan or similar should be prepared to address impacts of student move in and move out dates to avoid any impact on the local highway network. A Travel Plan and restriction on applying for on-street permits should be secured by S106 agreement. A Delivery and Servicing Plan (DSP) and Travel Plan would need to be secured via condition and Section 106 agreement respectively. Electric Vehicle Charging Points and a Car Park Design and Management Plan should be secured by condition A Section 278 legal agreement should be agreed with Tower Hamlets Council to replace crossovers and reinstate and improve the footway adjacent to the boundary of the site, and any amendments to on-street parking and loading bays to enable ease of access to the site and its off-street yard.
Officer response: Conditions / s106 obligations along the recommended grounds are included. TfL Infrastructure No comments to make on the application
London Cycling Campaign Object to this application until such time as the applicant (LCC) clarifies the cycling usage.
Cycle parking details (dimensions and type of stand) omitted.
The trip forecasting method for use of cycling trips is misleading.
Officer’s response:
The trip forecasting methodology used to calculate trips has been accepted by the TfL and PPDT’s transport advisors.
The submitted site wide plan illustrates the areas dedicated to cycle parking. The provision towards cycle parking by number and specification is in line with relevant planning policy.
TfL and PPDT’s Transport Consultant have raised no objections to the proposals, they are satisfied that the proposal accords with the provision set out in both the London Plan and its draft. Environment Agency (EA) Recommend refusal due to the absence of an acceptable FRA, Overcoming the EA objection could be achieved by submitting a revised FRA which uses the detailed approach to assess the impacts of the ‘higher central’ 1 in 100 year plus 35% and ‘upper end’ 1 in 100 year plus 70% climate change allowances on flood risks to and from the site.
The revised FRA should also demonstrate floodplain compensation based on the detailed approach.
The applicant was also advised to agree an emergency flood evacuation plan with the LPA or agree a Safe Refuge Plan with the EA.
Officers Comment: The applicant was advised by PPDT’s Environmental Consultants to prepare for the latter, which includes additional flood resilient design features.
Officers suggested the following information is incorporated into the FRA:
As stated in the original FRA, plug sockets are to be installed above flood water level. It would be good to also state that any generators/other key infrastructure to support refuge are also placed on a plinth to be elevated above flood level and freeboard Within the safe refuge plan, it should be stated the duration of time it is expected that people are required to stay in their rooms, with all staff and residents made aware of the refuge plan Also state that in the event that the safe refuge plan is triggered, a flood kit/grab bag should be stored and kept at the refuge site Addition of flood doors on all access points to the plant room
Applicant response: Submission of an updated FRA with the information suggested by PPDT’s advisors. The ground levels within the yard have been amended (sunk) to accommodate flood event floodwater in line with the Environmental Agencies requirements.
Following a review of the additional and updated information, the EA comment ‘…we are able to remove our objection…’ and recommend a number of ‘…planning conditions…’
Officer response: Conditions have been included as recommended by the EA. The conditions relate to surface water drainage, piling, foul drainage, decommissioning of investigative boreholes, contamination, unidentified contamination and monitoring and verification. London Fire and Emergency ‘…no comments to make…’However, strongly recommend Planning the use of sprinklers for new developments. Officer Response: Applicant has agreed to this – see condition 45 which requires the submission of a Fire Strategy prepared by a third party suitably qualified assessor to be submitted for approval. Thames Water Comments state that there is no objection subject to a condition relating to water network upgrades and surface water drainage. Officer comment: Conditions 17 - 20 included in the recommendation respond to the points raised. Historic England Historic England welcomes, in principle, the redevelopment of this site which offers an important opportunity to improve the setting of the Fish Island and White Post Lane Conservation Area.
Concern expressed over the overall height, bulk and mass of the building.
Acknowledge effort to reflect the appearance of the local area in the design of the windows and the use of brick. However, the absence of rhythm, depth and plot widths together with a long, unbroken parapet line means that the bulk appears largely unmodified and the elevation monotonous.
The overall appearance does not reflect the grain of the warehouse buildings of Fish Island.
Some further work to resolve the detailed design would be welcome.
Applicant response: Following Historic England’s comments a number of amendments have been made to the scheme. This includes revisiting the elevations to provide visual relief, reduction in height, widening of the entrance to the working yard, amongst a number of further amendments.
Officer response: See paragraphs 10.83 to 10.91
Historic England (Archaeology) Comments state that there is no objection subject to a condition relating to methodology which has been included within the recommended conditions.
Officer response: Condition 6 has been included as recommended by Historic England which relates to no demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the Local Planning Authority in writing.
Natural England Recommendations to mitigate impacts on Epping Forest Special Area of Conservation (SAC). These include provision of footpath, native landscaping, green roof, street trees, bird or bat boxes, water features and lighting to encourage wildlife
Officer response: The following is proposed within the development, which officers and their environmental advisors consider suitably mitigates any impacts to the SAC.
The scheme involves the provision of a new public footpath through the site which improves permeability generally.
The scheme involves the provision of new trees both on street and within the courtyard and landscaped podium. There would be a net increase in trees when compared to that which currently exists.
It has been agreed that detailed landscape matters such as the use of specific plants would be dealt with by way of condition 27 and includes a requirement that such planting ensures the use of native plants. It is proposed that brick faced bat boxes would be incorporated within the main elevations of the proposed buildings.
The lighting aspect of the scheme would be captured by way of condition and could ensure that it is designed to encourage wildlife.
Green roofs have been incorporated throughout the development, save for where photovoltaics are proposed and required by planning policy.
Metropolitan Police Comments state that there is no objection subject to a condition relating to ‘Secured by Design’ standards which has been included within the recommended conditions.
Officer Comment: see condition 23.
Canal and River Trust (CRT) CRT comment that the Lee Navigation, River Lea and Hertford Union towpaths will be key walking and cycling options for occupants of the development, identified within the submitted Travel Plan. The Trust therefore request via s106 a contribution of £30,000 towards improvement of the towpath and access points, which is considered to be supported by Local Plan Policy T.4.
Applicant response: Accept CRT request on the basis LLDC is comfortable it meets the CIL regulations.
Officer response: Local Plan Policies T.4 and T.6 and the approach to developer contributions guidance contained within the CIL regulations are such that officers are satisfied that CRT have made the case that a financial contribution is necessary, and it is directly related to the proposed development. CRT have provided justification in terms of the requested amount, which officers consider is proportionate and reasonably related in scale and kind to the development proposed. Officers agree with CRT that ‘…the canal corridor and towpath would provide a sustainable traffic free route and amenity for future residents and can therefore expect increased usage….’
Crossrail Do not wish to comment
London City Airport No objection
NATS Safeguarding No safeguarding objection
Port of London Authority No observations to make
Quality Review Panel (QRP) The Quality Review Panel repeats its strong support for the Post-Submission Review 25th proposal for the former Truman Brewery and has no July 2019 hesitation in recommending approval of the planning application.
The panel repeats its strong support for the mix of uses proposed for this development: purpose built student accommodation, together with academic accommodation and student incubator units; and a separate building to provide commercial workspace. Combining learning / work / living is an exciting concept.
It supports the architecture proposed– which it thinks would have a strong personality. It supports the proposed detailing and palette of materials – including the vibrant use of colour. Illustrations of the scheme appear compelling – and the panel would want to see the high quality promised followed through to construction.
The panel questions how the lengthy, uninterrupted seven-storey elevation along Beachy Road might be perceived. Its uniformity could result in a rather sterile streetscape – despite the welcome contribution of the trees along this road. While the depth of the reveals would add character to the elevation, some break, as introduced on the Stour Road elevation, would be an improvement.
The public realm and landscape design show much promise.
Officer Response: Officers consider that the applicant has suitably addressed the comments raised by QRP and has included elevation breaks (see paragraphs 7.21 and 10.96.) PPDT’s Environmental Comments were originally received which sought clarification Consultant (Arup on a number of environmental matters including the drainage strategy, noise, ecology, energy, air quality, wind, waste and sunlight/daylight.
Officer comment: Further details were provided by the applicant and the matters are now resolved. Conditions have been recommended in relation to noise, waste strategy, air quality and dust management. PPDT’s Transport Consultant No objection, subject to conditions/s106 requirements (Jacobs) regarding construction management, site waste management, blue badge provision, restricting resident parking permits, car club provision, resident and visitor cycle parking details.
Officer comment: S106 obligations are recommended to cover these requirements. Member PDC Briefing: The The following points were made in discussion: proposal was presented to Members at pre-application stage Members questioned health and safety due to the on the 26th March 2019. vehicular/pedestrian access to either road. Officer response: Condition 26 refers, requiring signage alongside wayfinding contribution secured via s106.
Members asked how the flow of students within the yard would be managed. Officer response: Condition 37 (management plan) refers.
Members asked whether the affordable student mix could be reviewed. Officer response: Please refer to paragraphs 10.47 to 10.52.
Members requested further details on the management and cost of the accommodation and affordable workspace. Officer response: Please refer to paragraphs 10.49 to 10.50 and 10.76 to 10.79 refers.
Members queried the size of units and provision of amenity space. Officer response: The proposal makes provision for some 1.57m² of external amenity space for each student. This excludes the proposed gym and other internal spaces which increases provision to circa 2.5m² per student.
The applicant has advised that through their experience with a variety of student accommodation providers that on average 1m² of amenity space per student is usually provided. There is no policy requirement.
Members questioned the risk of potential change of use to residential. Officer comment: PBSA would be secured by s106 legal agreement. Any potential change of use from PBSA to residential would be through a further planning application submission and therefore be subject to LPA scrutiny. In addition, the following were consulted and no responses have been received: UK/London Power Networks Services; Network Rail; National Grid; London Ambulance Service NHS Trust; CgMs; Docklands Light Railway Property Services; LB Newham Highways and Traffic; East End Waterways Group; Lea Rivers Trust; London Underground Infrastructure Protection, Engie, EDF and British Gas.
10. ASSESSMENT OF PLANNING ISSUES 10.1. The application seeks planning permission for a mixed-use scheme. The main issues in respect of this proposed development are considered to be the principle of development and proposed land uses on the site. In particular, whether the principle of the student accommodation on this site is acceptable. As well as the principle of the replacement of commercial B1(c) floorspace; quality of design including heritage considerations; environmental and amenity impacts; accessibility and inclusive design; and sustainability. Principle of Development 10.2. The Local Plan and its draft designates the site as being within Sub Area 1 (Hackney Wick and Fish Island). The vision for the area is for ‘…a vibrant, diverse, well connected and mixed and balanced neighbourhood with places of social, cultural and economic activity…’ One of the objectives for this Sub Area is to accommodate a range of employment uses and a significant increase in residential floorspace and community facilities.
10.3. Local Plan policy SD.1 and its draft supports the broad vision of the NPPF, and states that it takes a positive approach to reflect the government’s policy of presumption in favour of sustainable development unless any benefits are significantly outweighed by demonstrable harm. Policy SP.1 inter alia supports higher and further education expansion….and promotes access to skills and employment training. It also seeks to strengthen the local economic profile of the area including support of flourishing businesses sectors and providing additional floorspace in a range of sizes, types and forms. Proposed Land Use - Student Accommodation 10.4. The proposals involve a 330-bed space purpose built student accommodation block with ancillary facilities, including 526m² (GIA) incubator space proposed within the ground floor of the building. For the purposes of clarification, purpose built student accommodation (PBSA) is monitored on the basis of 3 bedspaces accounting for a single home (London Plan refers). To that end, the proposed 330 student bedspaces equates to 110 residential units. 10.5. The applicant (Future Generation) was established in 2017 and is primarily a student accommodation provider. They currently have a portfolio of circa 3,500 bed spaces across the UK. Their stated aim is ‘…to raise the standards of student living, maintain affordability and provide the ‘best-in-class’ accommodation…’ Development Plan Policy 10.6. There is national, regional, and local planning policy support for purpose built student accommodation. 10.7. The NPPF (paragraph 61) states that ‘…the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to), those who require affordable housing, families with children, older people, students, …’ These specific groups, include the needs of students in areas where there is a demand. 10.8. The National Planning Policy Guidance (paragraph 021) states that: ‘Local planning authorities should plan for sufficient student accommodation whether it consists of communal halls of residence or self-contained dwellings and whether or not it is on campus. It goes on to state that ‘... encouraging more dedicated student accommodation may provide low cost housing that takes pressure off the private rented sector and increases the overall housing stock….’. 10.9. London Plan policy 3.8 requires housing development to reflect the housing requirements of different groups, and goes on to state that strategic and local requirements for student housing meeting a demonstrable need should be addressed without compromising capacity for conventional homes. The Draft new London Plan specifies that there is a strategic need across London for new student bedspaces and provision of new PBSA can contribute towards the overall supply of housing but should be more dispersed. The policy supports the NPPG and recognises that, ‘…New provision of student housing may reduce pressure on other elements of the housing stock currently occupied by students, especially the private rented sector…’. 10.10. Policy 3.8 also states that ‘…London’s universities make a significant contribution to its economy and labour markets…’ and it predicts that there could be a requirement for between 20,000 and 31,000 places over the next ten years (i.e. to 2025). The economic benefits of PBSA are echoed in draft new London Plan policy H17. 10.11. Local plan policy H.4 and its draft states inter alia supports the principle of new student accommodation subject to certain specified criteria, which includes meeting identified local and strategic needs for student accommodation. In meeting the draft London Plan requirement draft Local Plan Policy H.4 seeks to ensure that student accommodation permitted within the area meets genuine student needs and is appropriate in location and that uses are integrated well into the wider environment. Need for Student Accommodation 10.12. In accordance with development plan policy requirements the applicants have commissioned Knight Frank to undertake research in support of their student accommodation proposals, and to that end, a Student Demand Study has been submitted. 10.13. The study area of the assessment is primarily focussed around the LLDC administrative area, and LB Tower Hamlets where the accommodation is proposed. The study area is extended to the wider London area when analysing current Higher Education Institutions (HEIs) and predicting future demand and includes Stratford and the wider catchment area. An analysis of existing student accommodation in this area is considered, as well as the location of the site and travel times to and from existing and emerging HEIs. 10.14. The following table (5) taken over a ten-year period and based on the Higher Education Statistics Agency (HESA) summarises how many students are attending London-based universities, and how many of those students are studying full-time courses. 10.15. In relation to demand for student housing, there are a total of 362,982 students (Higher Education Statistics Agency) attending London-based universities, including 297,527 studying full-time courses in 2017/18. Table 5: HEI Student Numbers in London
Higher Education Statistics Agency (HESA) Academic Year Full time Part time Total 2007/08 212,140 105,606 317,746 2008/09 237,692 114,181 351,873 2009/10 252,725 111,438 364,163 2010/11 261,309 102,989 364,298 2011/12 271,606 100,531 372,137 2012/13 262,423 84,446 346,869 2013/14 264,710 78,338 343,048 2014/15 260,676 74,779 335,455 2015/16 271,789 71,170 342,959 2016/17 284,012 68,854 352,866 2017/18 297,527 65,455 362,982
10.16. Table 6 below sets out the breakdown of how the students in full-time HEI in London are accommodated.
Table 6: HEI Student Housing Breakdown
HESA 2017/18 Full-time Term time accommodation % Full-time students students Provider maintained property 37,706 12.7% Private-sector halls 18,329 6.2% Parental / guardian home 68,365 23.0% Own / rented residence 77,463 26.0% Other rented accommodation 70,596 23.7% Other 25,068 8.4% Total 297,527 100.0% 10.17. The Mayor’s academic forum requirement has set a target for the delivery of 3,500 additional PBSA beds per annum over the plan period (London-wide – see draft new London Plan policy H17). This target is not split on a borough by borough basis but is assessed on the needs of each institution. The policy requires that new developments should secure an agreement for the majority of rooms with one of London’s HEI’s. There is no requirement for the higher education institution linked by the agreement to the PBSA to be located within the borough where the development is proposed. If the scheme is not operated by a HEI there must be a nominations agreement in place for the majority of rooms in the scheme for the entirety of the schemes used as PBSA or as long as the borough deems it appropriate. Officers would seek to secure this by legal agreement, to be secured in perpetuity for the duration of the student accommodation. Officers would also seek to secure ancillary uses for periods when the PBSA is not occupied, in line with policy advice (draft new London Plan policy H17). Examples of such uses, would include providing accommodation for conference delegates, interns on placements, and students on short-term education courses at any institution approved in advance by the LPA at an equivalent rate to that charged to the student occupants of the accommodation. 10.18. The Higher Education Statistics Authority (HESA) 2016/17 research indicates that within the 1 mile catchment area of the application site, there are 7,596 full-time students studying at Higher Education Institutions (HEIs). Sixty three percent are full time students not living at home with family, and 32% (2,430) are first year undergraduates studying full time courses. The report goes on to state that of the total full-time student population (7,596) within the 1 mile catchment area, 3,233 (42% of all full-time students) are not living at home with family and, therefore require accommodation. 10.19. The number of full time students living within a 2.5-mile catchment area of the application site rises from 7,596 to 31,301. The report states that this total has increased by 10.4% over the period 2012/13 – 2016/17. The total number of full time undergraduates across the catchment, has increased by 26% (circa 145 additional students per annum). International students represent 47% of total students in the catchment and between 2012/13 and 2016/17 their numbers have increased by 2% (circa 94 students per annum). 10.20. The applicant’s submitted report concludes that there is a strong requirement for student housing both in LB Tower Hamlets and in all areas of London arising from the continual growth in student numbers. In 2018, Higher Education Providers (HEPs) located within a 2.5-mile radius the application site received over 32,000 applications for places which it is reported is a 38% increase since 2012. The report estimates that within the LLDC area there are 3,788 full time students, of which 2,646 are full-time undergraduates. 10.21. The following table (7) sets out the existing HEIs and students within 2.5-mile area of the site. 10.22. Queen Mary University (LB Tower Hamlets), is currently the largest HEI within a 2.5-mile radius of the application site. The university has pledged to invest in new academic facilities and increase their provision of student residences. Table 7: Student Housing Breakdown - 2017/2018Student Numbers in LBN & LBTH Name of University within 2.5-mile radius HESA Campus (HESA 2017/18) Number of Students 0139A Queen Mary University of London: Queen Marys University 18,657 Main campus University of the Arts – London College of Fashion Not available in HESA 2017/18 - Loughborough University– Here East (QEOP) 0152L Loughborough University: London 749 London Campus Campus Birkbeck College – Stratford Campus Not available in HESA 2017/18 - 0058A The University of East London: Main University of East London – Stratford Campus 10,908 campus University Square - Stratford campus Not available in HESA 2017/18 - Glasgow Caledonian University – London 0106B Glasgow Caledonian University: 221 Campus London campus 0154C Newcastle University: Newcastle Newcastle University – London Campus 459 University London 0038G University of Cumbria: East India Dock University of Cumbria - London Campus 307 Road London Metropolitan University Aldgate Not available in HESA 2017/18 - Total 31,301
Approved HEI Expansion within LLDC
10.23. Members will be aware of the recently approved two new undergraduate campuses located within a one mile radius of the application site, to the east: The University College London’s East Campus (UCL East); the University of Arts’, London College of Fashion (LCF) ‘Stratford Waterfront’. Both of these approved schemes are currently under construction. 10.24. The UCL East development would be built out in two phases, with Phase 1 construction commenced in 2019 and occupation is anticipated 2022, and Phase 2 of the development commencing construction circa 2030 with occupation complete by 2034. It is estimated to host an estimated 3,000 students in 2022, when it becomes operational with an up to an additional 8,350 students by 2030 / 2034, totalling 12,350. The UCL East campus also proposes to deliver 1,800 student bed spaces delivered in two tranches: broken down as 524 bed spaces during phase 1 with the remainder (1,276) built during the construction of phase 2. 10.25. The LCF Stratford Waterfront development is anticipated to host an estimated 6,000 students by 2023, and it is not proposing any student accommodation. 10.26. Collectively, when operational, by 2023 these two campuses (UCL East (phase 1) and LCF) would host circa 9,000 students. A further 749 (HESA figures 2017/18) postgraduate students are located within Loughborough University’s new London campus at Here East. Loughborough have advised that it is anticipated that this figure increases to 1,000 students by 2020. 10.27. To the east, lying just outside of the LLDC administrative area is the University of East London’s Stratford Campus and the University Square Stratford campus (Great Eastern Road) affiliated to both Birkbeck College, University of London and the University of East London. Collectively these campuses host a further 4,600 students. University Provided Student Accommodation 10.28. The submitted study reports that within the wider 2.5-mile radius of the application site, there are 18 halls of residence supplied by universities; 11 of which are supplied by Queen Mary University. Together these traditional halls/nominated private stock supply approximately 2,750 bed spaces to students in East London. Across LB Tower Hamlets it is reported that overall there are 2,525 bed spaces provided across 17 halls/nominated private stock supply. Table 8: University Provided Student Accommodation by Type within 2.5- mile radius
Accommodation Type
Shared Nil Nil 232 10.7 478 13.3 Facilities
En suite 865 92.9 1,241 57.3 1,825 50.9
Studio 66 7.1 691 31.9 1,283 35.8
Total Bed 931 100 2,164 100 3,586 100 spaces
Private Purpose-Built Student Accommodation 10.29. In the LLDC area and the immediate surrounds there are circa 3,147 bed spaces in the private purpose-built student accommodation category: 759 bed spaces at Unite, Great Eastern Road, Stratford; 1001 bed spaces at Unite, Stratford City (northwest of Westfield); 138 bed spaces at Poland House, Stratford High Street; 550 bed space at Duncan House, Stratford High Street; 437 bed spaces at Aspire Point House, Stratford High Street; and 262 units at the UEL Romford Road, Stratford campus 10.30. At a wider 2.5-mile radius of the application site there are 14 privately operated PBSA blocks. These schemes provide 3,586 bed spaces for students. Twelve of the private assets are within LB Tower Hamlets and provide 1,814 bed spaces. 10.31. Across LB Tower Hamlets overall the report states that are approximately 4,681 privately operated bed spaces available on a direct let basis. Private Rented Housing 10.32. The applicant’s commissioned report states that the majority of the private-sector student accommodation is in the form of Houses in Multiple Occupancy (HMOs) let through the private rental market. The report states that in 2017, there were 78 private-rented sector (PRS) properties explicitly marketed at students within the LLDC area. It is acknowledged that only a proportion of all HMOs would be marketed at and occupied by students. Shared houses are also popular with graduates and young professionals. 10.33. Based on the number of bedrooms in each property these PRS lets provided approximately 140 bed spaces within the LLDC area. Within one mile of the application site there were 189 private rented properties marketed specifically at students, providing 476 bed spaces. 10.34. The report concludes that 77% of full-time higher education students across the 1 mile catchment area are required to find accommodation within private rented HMOs or by living with family, and would otherwise be unable to access university or private sector purpose built student accommodation. 10.35. The majority of full-time students within 2.5 miles of the application site currently live in HMO stock of varying quality. This is corroborated by HESA data which estimates that over 50% of students are living in shared private rented sector dwellings. Latest data from HESA indicates that there were approximately 5,000 full time students living in all student households within the private rented sector in LB Tower Hamlets (25%). Table 9: Current and Future need for HEI Student Accommodation in LBN & LBTH
No. of bed spaces Current Need
Full-time students living within LLDC area, not living with parents 5,997 Source: HESA 2017/18 Future Need 5,997 Total Need See comments * & ** below
Current Supply 3,108 Pipeline Supply 524 (UCL East) by 2022 1,276 (UCL East) by 2030 / 34 Total Supply (to 2022) 3,632
Current Shortfall 2,365 (not including 2030/34 supply) *UCL East and LCF are estimated to host circa 9,000 students by 2023, totalling circa 18,350 students by 2030 / 34. **1,370 postgraduate students are expected to be located within Loughborough University’s new London campus at Here East (current provision is 749 students). 10.36. Conclusions: As previously stated, development plan policy acknowledges that there is a strategic need across London for new student bed spaces arising from the shortfall in the number of available bed spaces. The provided evidence is considered to be robust; it suggests that the need for additional bed spaces is in part due to a rise in the number of students attending HEIs, and the expansion of HEIs. Added to which, the HEIs generally commit to ensuring that all first-year undergraduates and first year international post-graduate students would have a residential place. 10.37. The submitted study demonstrates that despite the existing and approved quantum of student accommodation in the LLDC area, there are a significant number of students attracted to the local HEIs in the area, which is set to increase arising from the expansion of UCL and the decanting of University of the Arts London from its six sites across London to Stratford Waterfront in 2023. 10.38. As illustrated in table 9, it is clear that the existing and delivered quantum of student accommodation outstrips the provision of bed spaces in the area. In addition, a significant number of students within the local area and across London generally are residing in private rented accommodation which could otherwise be accommodated by families. 10.39. Given the above, officers analysis is that the proposed PBSA addresses the aim of London Plan policy in so far as attempting to reduce the pressure on the housing stock currently occupied by students, particularly in the private rented sector. The proposals would also contribute towards the creation of a mixed and balanced community in the newly emerging mixed-use community of Hackney Wick and Fish Island, in accordance with Local Plan policy H1 which requires that residential proposals provide a mix of housing types by reflecting local demographic norms in relation to tenure, age structure and income to create sustainable new neighbourhoods that contribute towards mixed and balanced communities. 10.40. Officers are satisfied that the submitted Student Demand Study is robust and demonstrates the need for PBSA, within the LLDC area, LB Tower Hamlets and across London as a whole. The proposal would meet strategic and local need and assist and contribute to the housing needs of that sector of the local population, in accordance with policy H.4 of the Local Plan and policy 3.8 of the London Plan and H17 of the draft new London Plan. 10.41. There is strong policy support for significant increases in student accommodation in London to meet increasing demand, and a need to provide this throughout the city, including locally. The proposed PBSA would be the first of its kind within Fish Island and would not result in an excessive concentration of PBSA in the locality. In the LLDC area PBSA is largely concentrated in, and close to, Stratford Town Centre. Though the application site is current located in an area where public transport accessibility is considered to be poor to moderate, this is to improve soon through local public transport enhancements (bus and bridge links); and the entrance to Hackney Wick Overground Station is now less than 10 minute-walk away (which will reduce again, once the north-south route through Hackney Wick is fully delivered). In terms of impact on the amenities of the community in this area, any potential adverse impacts, primarily noise and disturbance, are discussed in the report below; and could, in officers’ view, be successfully managed through the detailed design of the development and a management regime to be agreed by the Local Planning Authority, which could be secured through conditions and s106 legal agreement. 10.42. As discussed in subsequent paragraphs officers also consider the quality of the proposed accommodation to be high and tailored appropriately towards students’ needs. Whilst the PBSA proposal is not linked to any specific educational establishment, nevertheless both UCL and Loughborough University London, have written in support of the proposals, with UAL LCF and Queen Mary University expressing an interest, indeed UAL LCF have been involved in the design and layout of the scheme and have attended pre-application submission meetings. UCL have stated that the proposals are ‘...a preferred option for the university, as it helps to meet an increasing demand for student accommodation while relieving pressure on the general housing stock…’ Loughborough University London comment that the proposed accommodation is within walking distance of their campus and wish ‘…to explore potential occupation of the development…’ 10.43. Members should note that in accordance with the requirements stipulated within the new London Plan policy H.17 and Local Plan policy H.4 (and draft Local Plan policy H.4) it is proposed that obligations in the s106 legal agreement would ensure that: all the accommodation is secured for students; it would be secured through a nomination agreement - i.e. it must either be operated directly by a higher education institution or the development must have an undertaking in place from initial occupation, to provide housing for students at one or more specified higher education institutions, for as long as the development is used for student accommodation; and at least 35% of the student bedrooms should be affordable (affordable accommodation is discussed below). The applicant is agreeable to these terms. 10.44. Whilst the draft new London Plan (H17) states that there is no requirement for the higher education provider institution linked by the agreement to the PBSA to be located within the borough where the development is proposed, as there are a significant number of HEI’s (existing and emerging) within the four growth boroughs, they would generate a need for local student accommodation and it would be desirable to minimise travel to and from accommodation and locations of study, for sustainability and quality of life purposes. To that end, officers consider that a ‘Cascade Mechanism’ be used in the lettings process. In the first instance, the accommodation would be offered to local HEIs within the LLDC area, following this the accommodation would be offered to HEIs in the four growth boroughs; and finally, to all other HEIs. This Cascade Mechanism would need to agree the number of rooms to be offered and the duration of the offer period for the first and second tiers before the remaining rooms are made available to the third tier. 10.45. Officers consider that adoption of such a mechanism through a section 106 agreement would ensure that the benefit of the accommodation would be principally for students studying within the LLDC area or elsewhere within the local boroughs, and that the provision would thus contribute towards meeting the needs of the student households in the immediate area. 10.46. It is noted that the GLA and the LB of Tower Hamlets generally support the principle of a mixed-use development on this site. In light of the above, the principle of delivering student accommodation in this location is considered to be acceptable and the proposals would accord with the sub area objectives for this part of Fish Island. Affordable Student Housing Provision 10.47. London Plan Policy 3.8 and the Mayor’s Housing SPG seek to ensure that the student accommodation is more affordable. The amount of affordable student accommodation proposed is 35% of student bedrooms in the development. 10.48. The draft new London Plan policy H17 requires major developments which trigger affordable housing requirements to provide affordable housing as set out within the Mayor’s Affordable Housing and Viability SPG. The policy states that to follow the ‘fast track approach’, at least 35% of the accommodation must be secured as affordable student accommodation or 50% where the development is on public land or industrial land appropriate for residential uses. In accordance with Policy H6, unless the scheme would result in a net loss in industrial floorspace capacity, the development would need to deliver 35% to be affordable housing to follow the ‘fast track approach’. Industrial floorspace capacity is defined as either the existing industrial and warehousing floorspace on site or the potential industrial and warehousing floorspace that could be accommodated on site at a 65% plot ratio, whichever is greater. 10.49. In terms of quantum, the proposal would re-provide like for like industrial floorspace; however, as originally submitted concern was expressed by the GLA that the scheme did not deliver sufficient yard space for servicing and deliveries and would therefore deliver a compromised industrial development, and resultantly would need to provide 50% affordable housing. Initially it was proposed that the yard be shared with the parking of vehicles. The GLA commented that should the yard space be dedicated to servicing then the 35% ‘fast track’ approach could be followed, which is now the case, and as such the proposed offer of 35% affordable student accommodation complies with policy and the ‘fast track approach’ can be applied. Since submission, and as recommended by officers and the GLA, the scheme has been revised such that the proposed yard space is dedicated for servicing and delivery including operational yard space. On that basis, no viability assessment is required to be submitted. Affordable PBSA Price Structure 10.50. At their PDC briefing Members requested an understanding of the price structure and the affordable housing contribution. The applicant has confirmed that the affordable student accommodation would be provided at a rental cost for the academic year equal to or below 55% of the maximum income that a new full-time student studying in London and living away from home could receive from the Government’s maintenance loan for living costs for that academic year, in accordance with the provisions of the Housing SPG and the draft new London Plan. The actual amount the Mayor defines as affordable student accommodation is published in the Mayor’s Annual Monitoring Report. Accordingly, for the academic year 2018/19 the annual rental cost for affordable PBSA must not exceed £6,245. The GLA recommend that a review period, such as every three years, is set to allow for recalibrating the affordable student accommodation to the level stated as affordable in the Mayor’s Annual Monitoring Report. 10.51. The affordable student housing provision would be secured via s106 legal agreement. The provision of 35% affordable housing is supported on the basis that it complies with LLDC’s strategic target as per the Local Plan policy H.4. Furthermore, it also complies with the strategic target as set out within the Mayor’s Affordable Housing and Viability SPG. The quantum of affordable housing would be secured in the s106 legal agreement which would also include an early review mechanism should works on site not be commenced within 18 months of the granting of planning permission. Given that the offer complies with the 35% ‘fast track approach’ affordable housing target as per the Mayor’s Affordable Housing and Viability SPG, a late review mechanism is not required. 10.52. Officers are satisfied that the affordable student room provision complies with regional and local policy objectives. Proposed Land Use - Commercial Floorspace 10.53. As illustrated in table 1 the existing site currently accommodates 1,491m² of mixed industrial floorspace (use classes B1c/B2/B8). The site is categorised as a Non- Designated Industrial Site (NDIS), (policy E4 of the draft new London Plan). As with Strategic Industrial Land (SIL) or Locally Significant Industrial Site (LSIS), policy E4 seeks to maintain a sufficient supply of industrial land and premises for industrial and related functions with no overall net loss of industrial floorspace capacity within NDIS. 10.54. The proposed commercial offer has two strands: that contained within the proposed 5 storey standalone employment building (1,328m² (GIA)); and the 526m² (GIA) incubator space proposed within the ground floor of the student accommodation block. 10.55. The application site is not within a defined Employment Cluster. Policy B.1 of the Local Plan seeks amongst other things to maintain employment outside defined clusters as this has an important role in the local economy. The policy provides criteria for consideration of employment proposals outside these areas including loss of existing floorspace. The relevant considerations are: Policy B.1 (5.a / b) - Maintain existing floorspace / job density): 10.56. As set out in paragraph 7.13 the redevelopment proposals include an increase of B1(c) use class commercial floorspace. The existing provision equates to 1,491m². The proposed total commercial floorspace offer of 1,854m², comprises 526m² incubator space and 1,328m² light industrial floorspace. The proposals also include a dedicated yard and servicing area for the commercial uses. 10.57. The proposed employment floorspace offer equates to a 24.4% increase over the total existing employment floorspace. In addition, the proposed employment provision which is predominantly B1(c) represents a 147% increase over the existing 1,259m² B1 floorspace. Officers are satisfied that the proposal provides a quantum of B1(c) employment floorspace that is superior to that which currently exists on the site. The GLA has commented that the proposals ‘…represent a net increase in industrial floorspace over that currently provided on site, which is strongly supported in principle in line with Policy 4.4 of the London Plan and Policy E4 of the draft London Plan…’ 10.58. It is noted that the proposals represent a loss of 38% (994m²) of yard space over the existing yard space provision of 1,610m². Taking into account the net increase of employment floorspace, the overall reduction as part of the proposal would be 251m² (15.6%). However, given that a significant portion of the existing yard (230m² to 290m²) is taken up with between 20 and 25 car parking spaces, which would not be replaced by the proposal, officers remain supportive of the scheme. As proposed the new yard space would be operational both as spill out space for the proposed businesses as well as for servicing and delivery. Officers consider that the wider regeneration benefits, in particular the provision of a range of flexible workspace which would be targeted towards small and medium sized enterprises as well as the new jobs (set out below) afforded by the proposals the benefits outweigh the reduced 15.6% quantum of yard space. 10.59. Using guidance set out in the Homes and Communities Agency Employment Densities Guide (2015) the development would create 56 full time jobs which represents an increase of 41 jobs based on the current employment figure of 15 jobs. This figure equates to a 373% increase compared against existing jobs and is based on applying the average job/floorspace ratio to the amount of floorspace proposed. It is recognised that short-term construction jobs would generate further employment. 10.60. Officers are satisfied that there is a significant increase in employment density on the site in accordance with policy requirements. The applicant is providing more B1(c) employment space (1,854m²) than is currently available (1,259m²). They are losing B8 uses but that is justifiable in terms of their approach to relocate the existing uses in accordance with Policy B.1 (5.c) (discussed below). 10.61. The proposals would generate employment activities consistent with London Plan policies 4.1 and 4.12. The applicants have been in discussions with a number of workspace providers with a view to occupying part of the proposed commercial floorspace. Advanced discussions have been had between the applicant and Stour Space (local registered workspace providers), who have written in support of the scheme and comment ‘…would like to be named as possible tenants of the ground and first floor tenants of the freestanding employment block…’ Officers consider that the involvement of Stour Space, or indeed any other registered workspace provider, in managing and operating the proposed incubator employment floorspace strongly contributes towards the aims of Strategic Policy SP.1 and London plan Policy 4.1). There is also the possibility of an HEI acquiring the incubator space within the ground floor of the PBSA; during the pre-submission discussion UAL advised that should they take on the PBSA their intention would be that the incubator spaces were used for post graduate start-ups. 10.62. The design of the employment building with generous 3.95m floor to ceiling heights on all five floors alongside the provision of yard space demonstrates the applicant’s desire to provide B class land uses that Officers consider reflect and promote the unique character of Fish Island, in accordance with Local Plan policy 1.1. 10.63. The proposals as a whole would deliver a significant quantum of new floorspace with an identified end user with a strong established track record in the local area of owning and occupying workspace. Officers are satisfied that the proposals would strengthen the local economic profile of the area, including support of flourishing business sectors and providing additional floorspace in a range of sizes, types and forms. As assessed the existing commercial floorspace on site does not currently support a ‘range of sizes and forms’ of commercial floorspace proposed by the application scheme. Officers consider that the proposed qualitative enhancement would foster and encourage flourishing business sectors and new businesses, particularly smaller and medium businesses. Policy B.1 (5.c) - Proximity of incompatible uses to the existing and proposed use: 10.64. For the reasons set out above the proposed B1(c) uses proposed are appropriate and considered to be compatible with surrounding uses, both proposed and existing. Officers consider that the benefits of an identified workspace occupier for a proportion of the proposed commercial offer significantly contributes towards the aims of Policy SP.1 and supports the provision of B1(a - c) workspace as proposed. 10.65. Policy B.1 (5.d) - Potential reuse of buildings of value for employment: The applicant has assessed the existing low-rise buildings as not being considered advantageous in terms of the requirements of the proposed B1(c) use class which is for a range for small and medium size enterprises. As proposed the new commercial proposals would enable creative and cultural uses and development opportunities which are in line with the aspirations for the Hackney Wick and Fish Island sub area. The existing buildings would therefore be demolished to make way for the proposals. 10.66. The submitted Heritage Statement (see paragraphs 10.83 – 10.91) states that the existing industrial buildings on site constructed in the 1980’s ‘…are of no architectural or historic interest and are not aesthetically pleasing have no heritage or townscape merit…’ Historic England makes no comment about the existing buildings in their consultation response. However Historic England (GLASS - archaeology) recommends a condition is imposed requiring archaeological investigations to be carried out on the site; such a condition (6) is proposed to be imposed. Heritage matters are discussed in more detail below, in paras. 10.83 to 10.91. 10.67. For the reasons set out above officers consider that the demolition and removal of the existing buildings on the site is supported by the Local Plan and its draft. To that end, the principle of demolition is supported by local and regional development plan policy. Policy B.1 (5.e) - Relocation strategies / Policy B.1 (5.f): 10.68. A relocation strategy has been submitted with the proposals, which would be approved as part of any grant of planning permission. The applicant has been working on the relocation strategy with officers and the Developer and Business Engagement Manager for Hackney Wick and Fish Island who is jointly employed by the LB Hackney, LB Tower Hamlets and the LLDC. Officers consider it prudent to secure it as part of the s.106 to ensure that the applicant uses reasonable endeavours to relocate the existing tenants within the four local boroughs. 10.69. The applicant has informed officers that they have kept the three tenants up to date on the redevelopment proposals. They have advised that, prior to the submission of the planning application; they met with all of the current tenants and informed them of the proposals for the redevelopment of the site as well as the proposed development delivery time scales. 10.70. The applicant has advised, and it has been reported in the local media (Evening Standard), that the main tenants of the site the Truman Brewery intend to relocate to Walthamstow. The CEO of the company is quoted as saying “having maxed out capacity at our current home in Hackney Wick, [our new brewery] gives us a springboard to grow for many years to come, whilst flying the flag for east London brewing.” The applicant has worked with the business and agreed that they vacate in Spring 2020, which aligns with the forward programme of both businesses i.e. the opening of the Walthamstow site and the proposed commencement of works on the applicant’s site. 10.71. The two remaining businesses have short term tenancies and have been offered, by the applicant, a range of alternative locations suitable for each of their requirements. The offer in the first instance is to sites within either LB Tower Hamlets or the other growth boroughs and should those premises not be suitable other locations in London would be offered. A relocation strategy would be secured via s106 legal agreement. Policy B.1 (5.g) - Marketing Strategy: 10.72. B.1 5.g requires the applicant to demonstrate that attempts to market the property has been undertaken for two years: The applicant has advised that despite ongoing marketing there has been limited interest from new occupiers for the total quantum of existing commercial floorspace on the site. It is noted that within Hackney Wick and Fish Island that on Non-Designated Industrial Site (NDIS) such as this except for within Strategic Industrial Land (SIL) or Locally Significant Industrial Site (LSIS) there is a shift away from traditional industrial employment and orientating more towards creative and knowledge driven activities. This is shifting the nature of workspace demand. As such traditional stock, such as the application site, no longer meets market needs, as demonstrated by the relocation of the existing Truman Brewery to a larger more efficient site and the under-utilised industrial space within the application site. Policy B.1 (5.h) – Other Overriding Factors Inhibiting the Continuation of Employment Use: 10.73. In the context of the sub area approach, which supports comprehensive regeneration, officers consider that the proposals for redevelopment would allow the site to continue to incorporate a significant quantum of workspace and also support LLDC’s strategic housing policy aims in so far as it relates to diversifying the housing mix and creating mixed and balanced communities. The proposed PBSA would also support the expanding knowledge economy in QEOP and Here East. 10.74. The conclusion is that having assessed the proposals against policy B1 and having regard to the proposals and the Local Plan the loss of the existing yard floorspace is acceptable. The reduction is offset by way of the benefits deriving from the redevelopment of the site and inter alia the contribution to the strategic and local need for student accommodation, along with the qualitative benefits arising from the replacement employment floorspace. 10.75. Officer analysis concludes that the principle of making full re-use of previously developed and accessible brownfield land for mixed use purposes is wholly supported in land use terms. Officers are satisfied that there is clear strategic and policy support for the proposals in this location subject to urban design amenity, traffic and environmental impacts being acceptable. These issues are considered below. The principle of the proposals is considered to be acceptable and complies with London Plan policies 3.3, 4.1 and 4.12 and Local Plan policies, SP.1, SP.2, B1, B6, H1 and H4. Affordable Employment Workspace 10.76. In accordance with Local Plan Policy B.4, as part of any replacement provision of employment floorspace being delivered through the scheme officers have stressed the importance of providing affordable workspace. The applicant has undertaken comprehensive discussions with local businesses to ascertain need as well as with officers, and the Hackney Wick and Fish Island Developer and Business Engagement Manager. Whilst commenting that the viability of the commercial components of the scheme is challenging, they are nevertheless, able to offer 475m² (GIA) affordable workspace for a registered workspace provider. This represents 25% of the overall employment floorspace provided (1,854m² (GIA)), and could be either in the form of the ground floor units of the PBSA or the ground and first floor levels of the main employment building. 10.77. Policy B.4 requires that the affordable workspace is provided at 75% below historic market rents. The applicant is proposing to improve on the policy requirement, and provide the affordable workspace in perpetuity at a peppercorn rent, which is effectively rent free, save for the cost of utilities etc. 10.78. The proposed affordable employment floorspace has been designed with the end user in mind. Indeed, registered workspace provider Stour Space, and UAL have provided their operational requirements to ensure the accommodation is fit for purpose. Stour Space have written in support of the proposal which demonstrates their commitment and interest in the success of the employment space. The applicant has confirmed that they would manage the market employment component, and that the affordable element would be managed by the local affordable workspace provider. The s106 would include a requirement for workspace strategy to ensure employment floorspace is designed and managed to meet the needs of small local companies and businesses. It would also seek to ensure that the operators of the workspace are confirmed and in place prior to the occupation of the PBSA. 10.79. Officers are satisfied that the affordable employment workspace complies with the Local Plan policy objectives. Density 10.80. As set out in the London Plan the proposed 330 student bed spaces equates to 110 residential units. The density of new development should be considered in light of London Plan policy 3.4, and the Mayor’s Housing SPG. The site is located within an area identified as having a relatively low public transport accessibility rating (PTAL) which is 2to 3, with a PTAL forecast of 4, which has been accepted by TfL based upon planned transport enhancements. This includes the new Stour Road pedestrian bridge. The site is approximately 960m from Hackney Wick Overground Station, which is about a 15-minute walk. Within PTAL 2 to 3 areas London Plan Policy 3.4 states that the maximum density range for development proposals is Urban: 200-450 hr/ha or 65-240 units/ha; Central (if in 800m of town centre): 300-650hr/ha 10.81. The student accommodation would result in an equivalent residential density of 1,434.8 hr/ha, however draft New London Plan Policy D6 states that if development is proposed as being above density figures stated above, the scheme must be subject to design scrutiny requirements. Policy D2 part F, has a requirement for at least one Design Review at pre-application stage), and the requirement to submit a management plan. The application has been subject to two pre-application design reviews, and an internal design peer review, all of which have been favourable and an estate management plan would be secured by legal agreement. Officers are satisfied that the proposals accord with policy and make good use of previously developed land and is very good with respect to urban design, provision of amenity space, climate change and transport to ensure that the site is not being overdeveloped. 10.82. These matters are assessed further in the paragraphs below. However, Officers are satisfied that the applicant has successfully demonstrated the quality of accommodation. Officers are satisfied that taking into account the ‘liveability’ and design factors referred to the density of the proposed scheme would be of high quality and is considered to be consistent with the character of its context. Scale and Urban Design and Impact on Setting of Conservation Area Fish Island and White Post Lane Conservation Area 10.83. The site is on the eastern and southern edge of the Fish Island and White Post Lane Conservation Area. Whilst the site does not contain any nationally designated or non-designated heritage assets (see paragraph 5.5 and appendix 2b). The effect on the character and setting of the conservation area is an important consideration. The architectural form of this development should also be consistent with Local Plan policy BN.16 which seeks to preserve or enhance the character of the Conservation Area, requiring development to respect the features of the Conservation Area that are considered to have significant value to the industrial heritage of this area. 10.84. The NPPF (para 200) says that local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites, and within the setting of heritage assets, to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to the asset (or which better reveal its significance) should be treated favourably. 10.85. Given the current site condition which comprises low-slung single storey buildings, there would be a noticeable effect from the development of the site. Officers are however satisfied that the proposals have been carefully designed with the aspiration of creating animated street frontages. Consideration has been given to the appearance and layout of the proposed scheme in terms of the immediate streetscape and the Fish Island and White Post Lane Conservation Area as a whole. 10.86. The new building echoes historic details from the neighbouring Algha Works building. Design details inspired by nearby historic building features include upper floor arched window lintels, setback openings, Juliet balconies and thin framed metal window casements, adding visual interest to the façade and street elevations. The proposed development would naturally involve a much higher elevation on site, resulting in greater streetscape prominence in relation to the Conservation Area. It would be visible in the backdrop in views from and through to the Conservation Area. The proposed building is considered by officers and their heritage advisors to have a complementary appearance with many of the nearby buildings within the Conservation Area by adding visual architectural interest. 10.87. The development would not affect visibility of the Broadwood Piano Factory, Algha Works and Wick Lane Rubber Works buildings from within and through the Conservation Area. PPDT’s heritage advisors comment that ‘…will be an overall neutral heritage impact on identified built heritage items within the wider setting….’ 10.88. The proposed development, by way of its overall form, is considered to have a positive heritage impact on the setting and significance of the Fish Island and White Post Lane Conservation Area. The proposed development would present as a modern structure and would be a sympathetic positive addition to the site in terms of its massing, scale, materiality and detailing. Further, the overall scheme includes enhancements to the landscaping on the site, which can also be considered a minor positive enhancement to the wider setting. 10.89. Whilst Historic England welcomes, in principle, the redevelopment of this site which offers an important opportunity improve the setting of Fish Island Conservation Area. However, they along with a number of residents, have expressed concern regarding the overall height, bulk and mass of the building, particularly its long, unbroken elevation on Stour Road, which Historic England consider would appear out of scale with the established character and appearance of Fish Island. This aspect of the proposal was discussed at length by the QRP, the LLDC internal peer design review and officers, all of whom are supportive of the resolution presented. As previously stated, the applicant’s main influence is the Broadwood Piano Factory, and also the previous building on the site, particular with respect to its massing, which had long unbroken façades, which is characteristic of the history of Fish Island, with large industrial and warehouse buildings alongside other smaller buildings. 10.90. Historic England also state that the proposed development height would be between 6 and 7 storeys high, this is somewhat incorrect as the building would be 5 storeys high on Smeed Road and Stour Road, and 7 storeys on Beachy Road. The scheme accords with the 20m heights datum policy in the sub area for Hackney Wick and Fish Island. The height and scale of the two buildings are considered to respect prevailing heights in this area and are accommodated in the particular context of this site. Furthermore, and owing to the slope in the land from south to north, half of the building would be below the 20m datum i.e. 19.7m. 10.91. Officers and their heritage advisors are satisfied that the proposals would serve to enhance and better reveal the significance of the conservation area in accordance with paragraph 200 of the NPPF. Urban Design 10.92. London Plan Policies 7.4 and 7.6 require development proposals to be of the highest design quality and have appropriate regard to local context. Local Plan policies BN1, 4 and 5 reinforce this strategic approach. 10.93. The proposed blocks would create a strong frontage onto its adjacent streets (Stour Road, Beachy Road, and Dace Road) typical of past, current and emerging development in the Fish Island area. In accordance with the requirements of draft new London Plan policy D1 the proposals would provide active frontages and with the introduction of the publicly accessible open yard would create a positive reciprocal relationship between what happens inside the buildings and outside in the public realm, to generate liveliness and interest. The two courtyards reference the historical structure, one of which is private and collegiate and the other which is a public yard fronted by active incubator commercial uses. 10.94. As with PDC Members, and officers, the GLA queried how the yard space would perform a number of functions, given the limited space available. Since submission the scheme has been refined with the 4 accessible parking bays, with agreement of the Highway Authority, removed, and now to be provided on street. This has resulted in more useable yard space, creating the opportunity for the planting of a robust new tree, added to which servicing and delivery can be achieved via the internal access road with the added benefit of any possible pedestrian/ vehicular conflict reduced. Swept path analysis has been undertaken of an eight-metre box van demonstrating that these manoeuvres can be conducted satisfactorily. 10.95. The QRP supports the architecture proposed, which it considers would have a strong personality. Aspects of the scheme that were particularly welcomed included the stepping back of the principal elevation to Smeed Road to improve views to the heritage asset Algha Works; and the provision of a separate employment block, which was considered to encourage interaction between students and non-students. 10.96. Since planning submission areas of the scheme have been refined. These include: the introduction of elevation breaks to address the perceived uniformity of the scheme; in the post submission review QRP questioned how the lengthy, uninterrupted seven-storey elevation along Beachy Road might be perceived. Officers are satisfied that visually the introduction of the façade break is a positive move, and it hasn’t detrimentally impacted on the integrity of the inner workings of the building. In addition, also a positive move is the extension of the lintels across the façade; and at ground floor the removal of the lintel gives the appearance of greater and more generous height to the ground floor incubator units. 10.97. The GLA also agree with officers and the QRP and comment that the quality of the architecture is high and responds positively to its context. 10.98. The scheme yard space public realm space is proposed as being publicly accessible creating a north-south public route through the site. This provides greater permeability through the site and creates a finer grain townscape giving a new public route and views through to the QEOP. This is welcomed and accords with Local Plan policy aspirations. 10.99. Materials: The proposal, whilst being contemporary in appearance, picks up on the material palettes of the surrounding area, such as the use of brick and concrete, with a mixture of projecting and commercial ‘plinth’. The proposed materiality also accords with other emerging building typologies, including a mixture of brick stocks used in the street elevations and internal yard spaces. Appropriate mortar mixes are also proposed which would benefit the fine grain of design. It is considered that the proposed façade and street elevations would combine well in juxtaposition with new development and existing historic assets in the adjacent area and setting. 10.100. All of these elements are considered to be a successful response to the site’s local context. QRP and officers supports the proposed detailing and palette of materials including the vibrant use of colour façade treatment and the principle of the colour differential in the two separate blocks. The colour to the fenestration additionally provides a stimulating architectural response informed by the graffiti palette which prevails in the area, subtly diverging from the typical ‘polite’ tones of residential buildings. 10.101. The QRP commented that the ‘…Illustrations of the scheme appear compelling – and the panel would want to see the high quality promised followed through to construction...’ In order to achieve this, officers would seek to retain the scheme architects by s106 legal agreement. The applicant has queried the proposed architects’ retention and design monitoring obligation, considering it to be unduly onerous. Officers consider that the obligation is necessary to secure high quality design. Local Plan objective 3 ‘…incorporate the highest standards of design and architecture…’ Also, paragraph 4.10 of the s106 SPD states: ‘…Section 106 agreements will be used to ensure that design quality is carried through into the detailed design and construction of the development. In particular, for major development proposals, a design or landscape monitoring contribution may be sought. The contribution would only be payable if the original architects or landscape architects are not retained for the detailed design stage. The contribution will be used by the local planning authority to secure design advice on revisions to the scheme to ensure that the original design quality is maintained through detailed design…’ 10.102. The intention is not to force a developer to retain the scheme architect, but to ensure that the design quality presented pre-construction as approved is carried through to completion. However, if for some reason they cannot be used the obligation has safeguards built in, which includes that an alternative architect be put forward by the applicant to be agreed by PPDT, and could also include PPDT commissioning its own design advice which the developer must pay for to a cap, which in this case is set at £100,000. 10.103. Officer analysis of the development is that the arrangement of buildings, yards and routes would complement and enhance the existing urban grain of the area and work well within the context of the Conservation Area and the heritage assets. They would visually open up views along Dace Road and provide robust buildings to Beachy and, Stour Road with active frontages achieved through the introduction of doors, window openings and the publicly accessible yard space with the through route it affords from north to south towards the QEOP and vice versa towards Victoria Park. 10.104. Officers consider the design of the development to be high quality and in accordance with the requirements of draft new London Plan policy D1 and Local Plan policy and its draft BN.1. Support for the urban design and scale has been received from the GLA, which considers ‘…the scale and massing of the proposals to be characteristic of traditional warehouse scale and to be appropriate given this and other developments in the area…’.
Quality of Accommodation 10.105. Internal Student Accommodation and Amenity: The applicant has considered carefully the layouts of the development in particular the proposed student accommodation. The cores have been designed to lead into the kitchen/diners as a means to facilitate social interaction and then onto the corridor from which each of the proposed units is accessed. Room sizes range from 12m² for en-suite rooms to 21+m² for wheelchair units. Shared Hallway - pairs of flats are arranged off a common hallway encouraging social interaction. Shared Kitchen Dining Spaces - each flat or family of students would have a shared kitchen dining space with communal outlook over the garden quadrangle. Flat entrances would open directly into these communal spaces encouraging social interaction and helping to avoid isolation. Day Lit Corridors Arranged Around a Communal Courtyard - Where possible corridors are day lit and arranged as cloisters with views overlooking the communal Garden Quadrangle. Multiple flats would share views into the courtyards reinforcing a shared sense of community. Paired Bedroom Entrances - study bedrooms are paired with a shared recess in the access cloisters. Encouraging neighbourly interaction. Shared Courtyard Balcony Space.
10.106. Officers are satisfied that the scheme would deliver appropriate outlook, privacy and amenity in accordance with policy requirements. Daylight / Sunlight / Overshadowing 10.107. A daylight, sunlight and overshadowing report was submitted with the application. The document has been assessed by PPDT’s environmental consultants. The site has generally good orientation with the majority of the site perimeters having southern, western or eastern aspects. Due to the orientation of the site none of the proposed bedrooms face due north. Both Stour Road and Beachy Road are approx. 39 degrees off north i.e. the bedrooms either face southwest (Smeed Road), southeast (Stour Road) or northwest (Beachy Road). On the top floor two of the Studios face northeast, one faces southwest & three are dual aspect including southeast aspect. Given, that none of the communal spaces are north facing, the layout is considered acceptable. 10.108. Daylight to PBSA: The daylight assessment for future occupiers of the PBSA was carried out for the rooms with the most constrained outlook (i.e. the lowest floors and most proximate to neighbouring massing). In relation to student accommodation, BRE guidelines confirms that the acceptable minimum ADF target values depends on the room use. That is 1% for a bedroom, 1.5% for a living room and 2% for a family kitchen. In cases where one room serves more than one purpose, the minimum ADF should be that for the room type with the higher value. Notwithstanding this, the independent daylight and sunlight review states that, in practice, the principal use of rooms designed as a living room/kitchen/dining room is as a living room. Accordingly, it would be reasonable to apply a target of 1.5% to such rooms. The assessment shows the bedrooms, that would also be used by students to study, would achieve very good levels of internal daylight amenity, with ADF levels ranging from 2.9 to 5.7, far in excess of the 1.5+% target applied for such rooms. 10.109. Sunlight to PBSA: It is noted that the BRE guidance recommends that living rooms should primarily be assessed for sunlight access with less focus on other types of habitable rooms, such as bedrooms. There is no requirement to test bedrooms, however, given that the bedrooms would also be used by students to study, officers have requested that the applicant carry out an assessment on sunlight access in line with the BRE methodology. The BRE guide recommends that relevant windows should achieve a target of at least 25% Annual Probable Sunlight Hours (APSH) across the year, with at least 5% of the achievable sunlight hours to be within the winter months. PPDT Environmental Consultants have confirmed that the additional testing carried out by the applicants indicates that all tested student bedrooms would achieve well over the annual 25% sunlight threshold and achieve good sunlight during winter, with all rooms exceeding the recommended 5% threshold. 10.110. Overshadowing: The overshadowing assessment has shown that the external amenity space within the central courtyard would receive limited direct levels of sunlight, below the BRE targets on March 21st, although these levels are shown to increase during the summer months with 61.5% of the area receiving the direct sunlight for more than two hours. Officers consider that whilst the courtyard does not meet BRE targets, its ability to provide ease of access across the site remains a benefit. In addition, amenity spaces in the form of external community terraces are proposed to be provided at the sixth-floor level. PPDT’s advisors have commented that the communal terraces far exceed the BRE targets. Officers are satisfied that the proposed communal terraces ensure that occupants can access high quality spaces with regards to daylight/sunlight amenity within the urban centre. 10.111. Adjacent Receptors: The assessment has also considered the following adjacent receptors: Block C, 7 Dace Road; 1 Beachy Road; and Bream Street Development. 10.112. The quality of daylight and sunlight within the neighbouring residential properties, as well as the proposed accommodation, has been assessed using the methods as recommended within BRE guidance British Standard document BS8206 pt2. The assessment found some of the adjacent properties to be sensitive to changes in daylight amenity due to their single aspect rooms facing the boundary and recessed windows. At Dace Road, 92% of the windows would continue to meet their existing Average Daylight Factor (ADF) targets. PPDT’s environmental advisors consider that the scheme overall meets appropriate BRE guidance and conclude that the overall picture is positive. It is noted that this development is not yet built. 10.113. The scheme at 1 Beachy Road is also not yet built or occupied and so there are no users to experience the reduction in daylight. Nevertheless, 71% of windows would retain their existing daylight levels and when the effects of balconies above the recessed windows are taken into account, all rooms would comply with the ADF targets for their proposed room use. 10.114. With respect to the impact on the emerging development at Bream Street, officer’s environmental advisors state that that it is not deemed significant as all the receptors meet the threshold for sunlight and daylight availability…’ 10.115. Overall, the impacts of the proposed development on the consented surrounding residential properties are considered to be acceptable and in accordance with the BRE guidelines, the NPPF and Mayor’s Housing SPG. PPDT’s environmental consultants have advised that no mitigation measures are required or recommended. Fire Strategy 10.116. A Fire Report has been submitted with the application which sets out the proposed fire safety strategy for the proposed development. The outline strategy has been agreed with officers and their environmental consultants after discussion with the applicant team’s fire consultant to ensure that the internal building configuration is safe for all users. 10.117. The final details of the fire strategy would be developed as the detailed design progresses. Condition 45 is recommended and would require the details of the fire strategy to be agreed, which would be expected to meet with the relevant Approvals Authority to ensure that the design meets the requirements of Building Regulations and BS9991. Landscaping 10.118. Officers are impressed with the layout of the public courtyard which, as refined, includes high quality setts and kerbs for the all publicly accessible landscape within the application demise and around the site. The applicant has worked closely with LB Tower Hamlets to achieve this. Officers consider the landscape to be legible, simple, clean and modern. Care has been taken in the selection of appropriate benches and trees (having regard to accessibility as well as aesthetics). 10.119. An Arboricultural Impact Assessment (AIA) which incorporates an Arboriculture Method Statement and Tree Protection Plan, has been provided as part of the submission and updated following discussions with officers. The report identified nine maturing London Plane trees on site with several to the north-west and south- east of the proposed building. These trees have been managed as pollards and under the proposed development would all be retained and would continue to be managed in this way. LLDC’s landscape specialist has advised that the view is that the proposals would require significant work to the London Plane trees on Stour Road where the trees have been allowed to grow over the yard for many years and have significant projecting limbs. In some cases, this goes beyond pollarding, to removal of some larger boughs, substantially altering the form of the tree. To minimise disruption to their crowns, it is proposed that the trees would be pollarded prior to the commencement of construction works. This would be secured by condition 27. 10.120. Officers have expressed concern that the building’s construction would put stress on the trees and post-construction may limit the eventual size, overall health and lifespan. Given this, officers consider that further compensatory on site and street tree planting on Stour Rd/Beachy Road is needed in locations that are viable long term as part of a successional approach. This view is supported by LB Tower Hamlets and has agreement from the applicant, to that end street tree planting is included to the heads of terms as part of any s278 agreement. 10.121. The proposed development would also comprise a tree within the proposed commercial courtyard. The AIA would be an approved document. 10.122. The soft landscape proposals as refined result in an urban greening factor of 0.43 which is in line with draft new London Plan Policies G1 and G5. Ecology and Biodiversity 10.123. A Preliminary Ecological Appraisal was submitted with the application in accordance with relevant policy and best practice. The desk study identified there to be 14 statutory designated wildlife sites within 7km of the site and 13 non- statutory designated sites (all Sites of Importance for Nature Conservation (SINC) within 2km of the site). The majority of the site comprises hardstanding and industrial buildings/units with a small area of ornamental planting. Comments raised by Natural England with respect to Epping Forest Special Area of Conservation (SAC) are noted and addressed in table 4 of section 9. Officers and their advisors are satisfied that the proposals include landscaping features that would encourage wildlife. 10.124. The proposed development is not considered to have any adverse impacts on ecology. It is welcomed that there are a number of ecological enhancements proposed, which include four varied types of bird boxes and a sensitive landscaping scheme which contributes to improving the overall biodiversity of the site and provides the opportunity for local wildlife development. It is recommended that full details of the biodiversity enhancements are provided prior to construction works commencing by way of condition. 10.125. Condition 27 is proposed that require further details of the green roofs, and soft/hard landscaping details. Subject to this condition the proposal is considered to accord with policies 5.10, 5.11, 7.19 and 7.21 of the London Plan, BN.3 of the Local Plan. Accessibility and Inclusive Design 10.126. London Plan Policy 7.2 and draft London Plan Policy D3 require that all new developments achieve the highest standards of accessible and inclusive design and can be used safely, easily and with dignity by all; are convenient and welcoming with no disabling barriers; are flexible and response; and realistic. 10.127. Five percent (17 beds) of the student accommodation would be wheelchair accessible. Eleven wheelchair accessible rooms would be provided at first floor level within the shared cluster flats. The communal kitchen dining spaces within these flats would be designed as wheelchair accessible kitchens. The remaining 6 wheelchair accessible rooms are to be provided at 6th floor level within self- contained accessible studios. Officers consider that the quantum and distribution of wheelchair housing is satisfactory for this development. 10.128. Level access would be provided to all building entrances, and throughout their layout, including the communal courtyards. All floors of the buildings are accessible by appropriately sized lifts. Two lifts are to be provided within each core to ensure continuity of access. Corridors are typically 1500mm wide with 1800mm wide passing spaces. Level access would be provided into the shared courtyard garden space at first floor level. 10.129. With respect to the standalone employment building, level access is proposed to be provided to building entrances, and throughout their layout. All floors of the buildings are to be accessible by a generously sized wheel chair accessible lift. An accessible WC would be provided at each floor level. 10.130. Five Blue Badge parking bays would be available to serve the development on site. This is discussed in detail below. The distance from the Blue Badge parking bays to the PBSA building entrance ranges from 28 - 50m, which are considered to be acceptable distances in line with LLDC’s Inclusive Design Standards. 10.131. Officers are satisfied that the proposals generally meet the development plan objectives in terms of accessibility and inclusive design and are capably of complying with Policy BN.5 of the Local Plan. The GLA comment that overall, the scheme demonstrates a good standard of accessibility. A suitably sized fire evacuation lift within each lift core should be provided in accordance with draft London Plan policy D3. Transport and Servicing 10.132. The applicant has submitted a Transport Assessment in order to explain how relevant policy issues have been addressed. This has been reviewed by PPDT’s Transport Consultants and TfL who have raised no objections to the application subject to relevant conditions and s106 obligations in order to suitably mitigate any relevant transport impacts. 10.133. The scheme is car-free, except for four on-street parking spaces for disabled people, which is supported. There is no specific standard for blue badge provision for student accommodation nor commercial use. The draft new London Plan states that ‘…All non-residential elements of a development should provide at least one on or off-street disabled persons parking bay….’ The provision of five spaces has been derived from discussions with the Highway Authority, which is supported by PPDT’s transport consultants and TfL. 10.134. The proposed on-street parking spaces would replace existing parking bays and would be located on Stour Road. This arrangement has been reviewed by LLDC’s Transport Consultant and the local highway authority (LB Tower Hamlets) who consider the proposals to be acceptable in principle. In accordance with the comments received from LBTH, a bond of £60,000 would be secured through a s106 obligation in order to cover the costs of transforming the existing parking bays to blue badge bay spaces. Condition 31 is also attached which requires details of electric charging provision. 10.135. LB Tower Hamlets have expressed general support for the applicant’s highway proposals stating ‘…it will substantially increase the available pedestrian space around the site, helping to create a healthier street…’ They have requested and the applicant has acquiesced to provide tree build out around the two existing trees on Stour Road and to continue the widened footway on Beachy Road to the most westerly proposed tree build out. 10.136. Other than blue badge holders, occupiers of the development, would be prohibited from applying for on-street parking permits from LB Tower Hamlets and this is recommended to be secured through legal agreement. This is in accordance with draft New London Plan policy T6 which states that ‘…car-free development should be the starting point for all development proposals in places that are (or are planned to be) well-connected by public transport, with developments elsewhere designed to provide the minimum necessary parking (carlite). Car-free development has no general parking but should still provide disabled persons parking…’ Permit-free parking is supported in this location given the good access and emerging improvements to public transport and is in keeping with other recent permissions for similar development in the area. Public transport accessibility is also predicted to increase to PTAL 4 by 2021, due to planned improvements to public transport infrastructure (set out in para 5.8). 10.137. London Plan Policy 6.3 is that development should not adversely affect safety on the transport network and that development effects on transport capacity should be fully assessed. Local Plan Policy T.4, and its draft, provides guidance on managing development and its transport impacts to promote sustainable transport choices, facilitate local connectivity and prioritise pedestrians and cyclists. Policy T.8 of the Local Plan also provides guidance with respect to vehicle parking and parking standards within new developments including a requirement that parking is provided at a low level appropriate to the location with minimum levels of provision in locations with the highest levels of public transport accessibility. 10.138. Policy T.9 of the Local Plan, and the draft includes guidance on parking provision for cyclists which should meet or exceed the London Plan standards. For the PBSA, in line with the draft new London Plan the provision has been revised and is for 330 spaces and 10 short stay student cycle parking spaces. In accordance with policy this includes the provision for oversized bicycles. 10 spaces (2 for visitors) are proposed to be provided for the commercial accommodation located within a secure gated space accessed from the Yard. The location of the provision would be secured through the approved drawings with details of the facilities secured via recommended planning condition 30. 10.139. In accordance with paragraph 109 of the NPPF the trip generation rate estimates show that the impact on the highway and public transport network would be negligible and would not therefore, result in a severe impact on the road network. The TA identifies that in the morning peak hour 68% of trips would be on foot, with 16% by rail, 11% by bus, 4% by car and 1% made by cyclists. In the evening peak hour, 69% of trips could be made on foot, with 13% by rail, 11% by bus, 4% by cyclists and 3% made by car. Over an average weekday, this equates to 64% of trips on foot, 14% by bus, 13% by rail, 6% by car and 2% made by cyclists. This assumes that the only car trips would be undertaken by private car, given that this is essentially a car free development with only accessible car parking proposed off site. Delivery and Servicing Plan 10.140. A Delivery and Servicing Plan was submitted with the application, which has been assessed by PPDT’s transport advisors. 10.141. Given that the end employment occupier is yet to be identified, it is unclear how many servicing trips this would attract. The TRICS database suggests that a B1(c) employment use of the level proposed may attract two arrivals and two departures over a typical day by goods vehicle, which is considered minimal over a daily profile. 10.142. Deliveries to the student accommodation would also make use of the internal access road, which has been designed to accommodate the entry, manoeuvre and exit of larger rigid type vehicles satisfactorily. Servicing activity associated with the student accommodation units would predominantly relate to cleaning, maintenance, vending machine re-stocking, etc. The students would also attract deliveries associated with online shopping or regular mail, mostly undertaken by light goods vehicles (up to 7.5 tonnes). The applicant anticipates that this could be in the region of 14 light goods vehicle trips per day, with a short dwell time and have been shown to be accommodated within the site. PPDT’s transport advisors have raised no objections to the proposed servicing and delivery arrangements. Environmental Factors Waste 10.143. A Waste Design Note and a separate proposed ground floor plan were also submitted with the application and have been reviewed by PPDT’s environmental advisors. The Waste Design Note provides an operational waste management forecast and proposes the volume requirements for the storage of operational waste for the PBSA (dry mixed recyclables residual waste and food waste) and for the commercial land uses (dry mixed recyclables and residual waste only). For the employment building refuse collection would be undertaken on Beachy Road, with the bin store located adjacent to the highway. Officers and their advisors consider there would be no adverse effects as a result of waste which would be managed in accordance with the relevant national and local policy and best practice guidance. Air Quality 10.144. The applicant has submitted an Air Quality Assessment which has been assessed by PPDT’s environmental consultants in relation to the effect of the development on local air quality. 10.145. The proposed development site is located within the LB Tower Hamlets Air Quality Management Area (AQMA). Future residents at the proposed development have the potential to be exposed to pollutant concentrations which are close to or exceeding the annual mean air quality objective for NO2 and PM10. 10.146. An air quality assessment has been carried out following national legislation, local planning policy, the Mayor of London’s Air Quality Strategy and best practice guidance. Sensitive human and ecological receptors were identified within 350m and 50m of the site respectively, which included a number of commercial properties, residential properties within The Foundry Development, Neptune Wharf (currently under construction) and Carpenters Wharf, and the Bobby Moore Academy. No sensitive ecological receptors were identified. Key pollutants of concern have been identified as dust generated by construction activities, and nitrogen dioxide (NO2) and fine particulate matter (PM10 and PM2.5) predominantly generated by road traffic. 10.147. In line with the IAQM guidance and given the presence of sensitive receptors in the surrounding area, the site is considered to be a medium risk to dust impacts from construction activities. No detail on the anticipated number of construction or heavy goods vehicles has been provided at this stage. Proposed routing of construction traffic, which would likely be along Wick Lane and/or Wansbeck Road, and would be agreed via condition prior to commencement of construction. 10.148. A Construction Transport Management Plan (CTMP – see condition 6 parts n, o & p), is also recommended to be secured and includes construction traffic routing and would be in place to mitigate any likely effects on air quality as a result of the temporary increase in vehicles. Condition 7 would also include proposed demolition. The CTMP would set out measures such as restricting timing of demolition and construction movements (and access/egress to the site) to avoid peak congested hours on the local road network. In addition, recommended condition 8 would require an Air Quality Dust Management Plan (AQDMP) to be submitted and implemented in accordance with the Mayor’s Supplementary Planning Guidance on the ‘Control of Dust and Emissions during Construction and Demolition’ which would include measures for site management, on/off-site vehicle/machinery operation, dust suppression and track-out in order to avoid effects from dust. 10.149. The proposed development would not require any on-site combustion plant such as gas/fuel boilers or Combined Heat and Power (CHP) units and all power would be supplied by the National Grid. 10.150. Dispersion modelling has been carried out to predict the future air quality at the site. However, PPDT’s environmental advisors have commented that there are some uncertainties in the methodology used and the subsequent results as the assessment has not used the most recent background concentration and emission factor data, verified the model with only one monitoring site and used meteorological data from Heathrow (and not London City Airport). They have also commented that it is unclear the extent of the road network being modelled. The air quality neutral assessment shows that the proposed development would meet the calculated benchmarks. An Air Pollution Exposure Criteria (APEC) category (which indicates the level of mitigation required) has been assigned to the proposed development which recommends that mitigation should only be included along the north west and south west corners. Given the uncertainties in the modelling, it is recommended that mitigation, such as mechanical ventilation, is applied to all areas and all floors of the proposed development to protect the future occupants from exposure to poor air quality. A condition (42) is recommended that requires a detailed mitigation strategy to be agreed prior to works commencing. 10.151. PPDT’s consultants conclude that overall the air quality assessment has considered the likely impact of the proposed development on local air quality and on the proposed receptors being introduced into the area. Their assessment concludes that with the implementation of the recommended on-site mitigation, it is considered that air quality would not pose a constraint to the redevelopment of the site as proposed. Noise and Vibration 10.152. A Noise Assessment Report was submitted with the application and has been reviewed by PPDT’s environmental consultants. A noise assessment has been undertaken and detailed environmental noise measurements have been used to assess the suitability of the site for the proposed student accommodation and commercial uses and also how the proposed development may affect the surroundings, e.g. during construction or operation. 10.153. The existing noise environment is considered to be typical of an urban location with the dominant noise source being local industrial activities. The noise assessment identifies that mitigation is required in order to achieve the targeted internal ambient noise levels within the dwellings. 10.154. Objections have been raised by some local residents regarding construction noise and disturbance. The applicants confirm that assessments of likely noise levels during the construction and demolition phases of the development have been undertaken based on the programme of works and typical proposed plant complement. 10.155. The submitted report sets out the mitigation measures and acoustic performance specifications for the building elements required to meet the targeted residual external and internal sound levels at dwellings. Ventilation to habitable rooms is to be provided through the use of acoustic trickle ventilators and mechanical extract ventilation. In addition, acoustically enhanced double-glazed windows, as well as external walls and roofs with sufficient sound reduction performance of units to be used as student rooms, are required. Compliance to achieving the internal noise levels in bedrooms of 30dBA at night time (23:00 – 07:00hrs) and 35dBA during the daytime would be secured through condition. 10.156. To ensure that there is suitable sound insulation between any residential and non- residential units, it is also recommended that a condition is placed to ensure sound insulation is installed prior to the occupation of the student accommodation units. 10.157. In addition, prior to installing any buildings services plant, a detailed assessment of the predicted noise levels should be undertaken to ensure compliance with BS4142:2014 and ensure there is no loss of amenity to surrounding noise sensitive receptors. This assessment will be secured by condition. 10.158. Officers consider that the development meets the policies for residential and non- residential uses contained within the London Plan and its draft and the Local Plan and its draft provided the identified operational mitigation measures are secured by condition as recommended. 10.159. Noise and vibration during construction would be controlled through the implementation of measures to be set out within a Construction Management Plan (CMP) secured through condition. 10.160. Officers conclude that the demolition and construction works would include activities likely to increase noise levels and potentially cause vibration to neighbouring properties immediately adjacent to the site. However, officers are satisfied that compliance with the proposed conditions would mitigate the impact of the works and safeguard amenity and limit noise levels in accordance with London Plan policies 5.3 and 5.8 and Local Plan policy BN.11. Conditions are also recommended requiring details of construction methods. Flood Risk 10.161. A Flood Risk Assessment (FRA) has been prepared for the proposed development. The document has been reviewed by PPDT’s environmental consultants and the Environment Agency (EA). 10.162. The majority of the site is located within flood zone 1 but there is a small linear section along the southern boundary located within flood zone 3a where there is a probability greater than 1 in 100 of fluvial flooding from the River Lea and River Lee Navigation Canal. PPDT’s environmental consultants consider flooding at the site from surface water, groundwater or reservoirs to be low. 10.163. It is proposed that the ground floor finished floor level (FFL) of the site would be raised to 5.55m above Ordnance Datum (mAOD) to reduce the risk of flooding at the proposed development and ensure that it is protected for a 1 in 100-year (+ climate change) flood event. It is proposed that less vulnerable commercial uses and communal living areas (within the student accommodation) are located on the ground floor which would include flood resilient design measures such as waterproof plaster for the walls and elevated power sockets. No student sleeping accommodation or ‘vulnerable uses’ would be located on the ground floor. 10.164. The EA originally objected to the proposal on the grounds that the submitted Flood Risk Assessment (FRA) did not provide a suitable basis for assessment to be made of the flood risks arising from the proposed development. They also requested the submission of a Safe Refuge Plan in the event of flooding. Following the submission of an updated FRA and Safe Refuge Plan the Environment Agency has removed its objection. Conditions have been included as recommended by the EA relating to surface water drainage, piling, foul drainage, decommissioning of investigative boreholes, contamination, unidentified contamination and monitoring and verification. Contamination 10.165. A Preliminary Risk Assessment and Phase 1 Desk Study has been submitted with the application. PPDT’s environmental consultants and the Environment Agency have both reviewed the submitted desk study and agree with its conclusions. The site and its surrounding environs has historically been used for industrial purposes with the most recent of these uses being a Piano Factory and several small furniture businesses during the 1900s. 10.166. The underlying bedrock formations at the site predominantly comprise secondary and principal aquifers which are likely to have hydraulic connectivity. PPDT’s environmental consultants comment that given the site’s historic and surrounding industrial uses and underlying bedrock, there is considered to be a moderate risk from contamination to groundwater, adjacent land and future site users (as a result of ground gas). However, risks to the general public and existing users and surface water are considered to be low. 10.167. PPDT’s advisors recommend that a scheme of Phase II ground investigation is undertaken at the site prior to commencement of works, which would be secured by condition. This should include chemical analysis of the soil and groundwater and a programme of hazardous ground gas monitoring. The scope of the ground investigation should be agreed with officers and a remediation strategy should be prepared based upon the findings. The site investigation works and remediation strategy would be secured by condition. 10.168. Subject to the imposition of the aforementioned condition, it is considered that any contaminated land can be properly treated and made safe before development of the site and as such the long-term health of future users or occupiers of the site can be suitably mitigated. The proposals are therefore considered to accord with London Plan Policy 5.21 and Local Plan Policy BN.13. Sustainability and Energy 10.169. The application is supported by Energy and Sustainability Statements which have been reviewed by PPDT’s Environmental Consultant. Sustainability 10.170. The submitted Sustainability Statement sets out the applicable London and Local Plan policy requirements are outlined, along with targeted scores under the BRE environmental assessment methodology. Officers and their environmental advisors are satisfied that the Sustainability Statement is acceptable and that the policy requirements have been met. 10.171. The proposed development is targeting BREEAM ‘very good’, which accords with Local Plan policy S4, with a separate certification to be sought for the student accommodation and offices. Officers have asked the applicant to investigate the possibility of achieving BREEAM Excellence. The proposed development is targeting and five key goals: Towards Zero Carbon Green Infrastructure Nurture Health and Wellbeing Towards a Circular Economy Waste Management Energy 10.172. Following a request from PPDT’s advisors and the GLA the applicant has provided additional information and revisions (set out in table 4 of section 9) relating to amongst other things, improving energy efficiency etc, in order to confirm compliance with London Plan, draft London Plan policies and GLA Energy Assessment Guidance. The further information has been assessed by PPDT’s advisors and officers and it is considered that the development accords with the relevant London and draft new London Plan policies and guidance. 10.173. Policy S.2 of the Local Plan deals with energy in new developments. It states that developments would be expected to minimise carbon dioxide emissions to the fullest extent possible by application of the Energy Hierarchy as set out below: Reducing energy requirements Supplying the energy that is required more efficiently Meeting remaining energy requirements through renewable energy sources where viable 10.174. Policy S.2 also states that residential developments should meet the regulated zero carbon emissions standard of zero emissions. Where this cannot be met then a financial contribution to the Legacy Corporation Carbon Offsetting Fund would be required. The Legacy Corporation’s Carbon Offset SPD sets the cost and methodology for carbon offsetting as follows: ‘Carbon gap’ (Tonnes of Co2) X Price of Carbon (£60) x 30 (years) = offset payment. 10.175. Related to the above, it should also be noted that Policy S.3 of the Local Plan deals with Energy Infrastructure and heat networks. It places an emphasis on connecting to existing heat networks or the creation of new networks subject to certain conditions. 10.176. The submitted updated Energy Strategy Report has been developed to assess the carbon emission reductions achievable in accordance with planning policy. Design measures have been considered using the Mayor’s energy hierarchy of “be lean”, “be clean” and “be green”. 10.177. Measures taken under “be lean” include natural ventilation to be provided in common corridors and bedrooms of the student accommodation, mechanical ventilation units with a high heat recovery efficiency to be installed in the study rooms on the ground floor and the commercial unit workspace, mechanical cooling, and the use of water and energy metering and direct sub-metering. These measures would result in a reduction in carbon (CO2 emissions) of 12%. It is noted in the Energy Report that given the location of the canal between the site and the existing district heat network, it is not feasible for the proposed development to connect. However, there may be a future possibility for the district heating to connect to the domestic hot water system in the student accommodation. Provision on the ground floor has therefore been made for an energy plantroom and potential future connection to the heat network. 10.178. A number of renewable technologies have been considered for feasibility of inclusion to the proposed development. The preferred energy supply is a site wide fossil fuel free heating and hot water system with heating and cooling to be provided by reversible VRF (variable refrigerant flow) heat pumps. This would result in a carbon reduction of 28% It is proposed that domestic hot water for the student accommodation is provided through air source heat pumps with network flow-return temperatures of 65/55oC. To reduce the energy consumption (and distribution heat loss) in areas of low hot water demand within the commercial unit, the cloakroom areas would be fed by direct electric hot water heaters. The inclusion of these measures under “be green” would lead to an additional reduction in CO2 emissions of 28% for non-domestic development. 10.179. A cooling hierarchy and overheating risk assessment has been undertaken in accordance with CIBSE TM49 and TM52. Condition 44 is recommended to encourage the further consideration and exploration of the potential to use passive measures within the proposed development as the more detailed design develops. 10.180. In total, the measures combine to give a 40.4% reduction in CO2 for the non- domestic development. This has been calculated by comparison with an equivalent Part L Building Regulations compliant scheme. The 40.4% is supported and exceeds the 35% target set out in the LLDC Carbon Offset SPD. 10.181. Local Plan Policy S.2 requires that ‘non-domestic proposals’, in which category this scheme is considered to fall, meet a 35% improvement on the 2010 Building Regulations Target Emissions Rate up to 2016 and building regulations requirements from then, while being zero carbon from 2019 onward. The proposal is considered to have demonstrated that it can exceed the policy requirement currently in place, i.e., that up to 2019. The carbon off-setting has been implemented through the adoption of the LLDC Carbon Offset SPD (2016) which specifies an offsetting requirement for residential use and not for non-domestic development. The revisions to Policy S.2 proposed as part of the revised Local Plan match the approach proposed by the Mayor in his Draft London Plan. It is anticipated that both would have been adopted by early 2020 confirming a requirement for carbon offsetting from non-domestic proposals that cannot meet the on-site carbon emissions reductions target. This would then be implemented through a revision to the currently adopted LLDC Carbon Offset SPD. 10.182. In this context, it is acknowledged that the proposed 40.4% on-site reduction of carbon emissions as measured against the building regulations target emissions rate, exceeds the current policy requirement. In order to ensure that this proposed level of reduction is achieved, a planning obligation is proposed to require monitoring of the level of carbon emissions over the first year of operation of the development to determine whether the 40.4% reduction is being achieved. It is proposed that where monitoring evidence shows that this has not been achieved, that the carbon offset calculation methodology specified in the Carbon Offset SPD is utilised to calculate a carbon offset payment that will meet that deficit. 10.183. In summary, subject to the aforementioned conditions and s106 obligations, it is considered that the scheme would accord with the both the London and Local Plan energy and sustainability objectives. The energy and sustainability strategy would help ensure that the redeveloped site is a sustainable place to live and work and that there is suitable mitigation in place to deal with local or regional planning policy. Archaeology 10.184. An Archaeological desk-based assessment, which has been assessed by PPDT’s environmental consultants, has been submitted with the application in accordance with relevant national and local policy. This considers the potential impacts on archaeological potential and below-ground heritage assets. 10.185. There are no designated archaeological assets within the application site. A single designated asset, Parnell Road canal bridge, has been identified within the 500m study area. The site also lies within the LB Tower Hamlets Tier 2 Archaeological Priority Area (APA) (‘Old Ford’) which has the potential for the survival of settlement remains relating to the historic core of Old Ford. However, the site is located in an area of the APA considered unsuitable for settlement and so the impact of the proposed development on the APA is considered to be low. 10.186. The site is considered to have a medium to high potential for surviving palaeoenvironmental deposits and a high potential for buried remains of the former piano factory, the most recent building to be constructed at the site in the early 20th century. PPDT’s advisors have concluded that it is not considered likely that the proposed development would have a significant adverse impact on any underlying deposits, and to that end no further mitigation is required. A condition has been included as recommended by Historic England which requires that no demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the Local Planning Authority in writing. Community Infrastructure Levy 10.187. The site is liable for both Mayoral and LLDC CIL which is based on the current proposals and results in a total mandatory contribution which calculated as LLDC CIL - £1,301,027 (this is based on the LLDC student accommodation rate of £100m²) and Mayoral CIL - £1,075,739.73 (this is based on the Mayoral CIL 2 rate of £60m² for the LLDC area). Heads of Terms 10.188. The following heads of terms for the Section 106 Agreement are recommended to mitigate the effects of the development: Student Accommodation - All the student accommodation to be secured for students - To secure 35% Affordable Student Housing at LAR, and include an early review mechanism (if no commencement within 18 months), in accordance with the Mayor of London’s Affordable Housing and Viability SPG - Secured through a Nomination Agreement and would secure provision with registered HEIs. - Restriction on occupation of the PBSA until the workspace building is provided (and financial penalty) Affordable Workspace - Managed directly by a dedicated workspace provider - 25% of the overall employment floorspace - Provided at a peppercorn rate in perpetuity – excluding utilities and rates Workspace Strategy
- Compliance with Management Strategy . Setting out management of both market and affordable space . Workspace strategy to be in place prior to the occupation of the PBSA . Operators of the workspace to be confirmed prior to the occupation of the PBSA Relocation Strategy - To provide a relocation strategy for the businesses currently located on the site - Compliance with relocation strategy
Jobs - Local Labour Strategy: To ensure a proportion of the employment during construction are from the Host Boroughs and to provide training initiatives - London Living Wage: The minimum hourly wage as published by the GLA to be paid for construction jobs
Sustainable Transport
- Travel Plan - To implement, monitor and review; and provide membership to a car club and to include electric car charging points
Car Parking Design and Management Strategy
- Provision and location of electric vehicle charging bays - Provision and location of car club bay - Parking permit free
Estate Management
- Submission of a Strategy setting out management and maintenance of common areas, PAOS, SUDS, waste collection, recycling - Establish a Community Liaison Group to ensure good relations with the existing surrounding community
Construction Transport Management
- A contribution (£20,000) towards the administration of the Hackney Wick and Fish Island Construction Management Group and a requirement to participate in the group - Financial contribution (£50,000) towards construction mitigation impacts - Demolition and construction activities to be carried out in accordance with the National Considerate Constructors Scheme
A S278 and Traffic Management Order
- To be entered into with the Local Highway Authority for: - the relocation of the vehicle crossover and planting and street trees - conversion of existing parking bays to Blue Badge spaces (with £60,000 bond) - amendments to on-street parking and loading bays - tree build out around two existing trees on Stour Road - extension and widening of footway on Beachy Road - Visibility splays and tracking
Architect Retention & Design Monitoring Contribution
- In order to maintain design quality in the event that the original architect is not retained.
Canal and River Trust
- A contribution (£30,000) towards improvement of the towpath and access points
Sustainability - Use of reasonable endeavours to secure the extension of the QEOP district heating and cooling network to the development site and thereafter obligation to secure connection of all homes; and in the event that this cannot be achieved submit details of alternative measures by which equivalent carbon savings can be achieved; reasonable endeavours to encourage occupiers to reduce their energy usage. The development shall be futureproofed as to enable future connection to a new or existing district energy network. - The development shall be futureproofed as to enable future connection to a new or existing district energy network. - An update report is submitted in advance of substantial commencement to allow the Local Planning Authority to ascertain whether a connection to an existing network is possible at that stage - Carbon offset payment - Carbon emissions for the first year of operation of the development shall be monitored and a report provided to the local planning authority within [TBA xxx weeks] of the conclusion of that monitoring. - Where the monitoring shows that the projected carbon offset reduction against current Building Regulations Target Emissions Rate of 40.4% has not been met, the carbon offset methodology specified within the Legacy Corporation Carbon Offset SPD shall be applied to calculate a carbon offset payment using a figure of £95 per tonne of carbon to an amount equivalent to the gap identified in that target. - Use reasonable endeavours to achieve a BREEAM Excellent rating
Employment skills and training in the construction of the development
- Apprenticeship opportunities during construction (not less than 2)
Management and maintenance of public realm
- Public realm management strategy and public access to open space within the development - Financial contribution (£150,000) towards improved public realm, walking and cycling provision and wayfinding
Public Accessible Open Space
- Implement design initiatives / proposals arising from the impact of the development in order to rebalance the street and enhance provision for users including pedestrians and cyclists 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 11.2. 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 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: 11.3. Eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under the Equality Act; Advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it; and; Foster good relations between persons who share a relevant protected characteristic and persons who do not share it 11.4. Officers are satisfied that the application material and Officers’ assessment has taken into account these issues. Particular matters of consideration have included provision of student accommodation; employment workspace; public realm; and parking bays, as well as the provision of affordable workspace and student housing. 11.5. Officers consider that the effects of the proposal would not be so adverse as to cause harm and justify a refusal of consent or permission. 12. CONCLUSION 12.1. The proposed redevelopment of this site is in accordance with the regional and local development plan principles for regeneration established by development policies and there is therefore no objection to the principle of redevelopment of the site. 12.2. The application addresses the key themes of convergence by: generating a range of economic and regeneration benefits for Fish Island and the wider area. Student accommodation with commercial space is a suitable mix of uses of this previously developed land. The development would provide a range of flexible workspace which would be targeted towards the small and medium sized enterprises; The proposals would provide affordable workspace and contribute to meeting the local and strategic need for student accommodation, including affordable accommodation. Overall it would contribute towards the establishment of a mixed and balanced community in this area. 12.3. The London Plan and Local Plan both state that provision should be made for specialist accommodation, including student housing, where this would not compromise capacity for conventional housing. The need to provide student accommodation has been demonstrated in this application and it is considered that the principle of the development is acceptable. The proposed s106 legal agreement would ensure that the development is affiliated to an identified educational institution, the use of a cascade mechanism to regulate letting would ensure that the priority for the development would meet local needs before those of east London and beyond as a whole. 12.4. Officers consider that the overall massing, scale and height of the two buildings and the scheme’s architectural treatment and material selection have been well handled. The architectural expression and form of the buildings is a suitable response to the context of the site and the adjoining the Fish Island and White Post Lane Conservation Area and the adjacent designated and non-designated heritage assets and would provide a marked enhancement to the streetscape. The design quality and external materials of the proposed development would serve to enhance the appearance of the site and its setting. 12.5. The buildings are considered to be located on the site appropriately and would be built to a scale and form that Officers consider respects the site’s context and urban grain. The development would also be compatible and consistent with developments on immediately adjoining sites. The proposals are supported by the QRP. 12.6. Officers consider that the standard and quality of accommodation including access to outdoor space and accessibility is good. Improvements within the public realm fronting the site would increase its attractiveness to use by pedestrians and cyclists and encourage movement between the site, and the QEOP. 12.7. The fact that this is a car free development is acceptable in a scheme of this size and is supported by TfL in this location. Blue badge parking would be provided on street. 12.8. With respect to the objections received Officers are satisfied that the proposals would not be detrimental to the residential amenities of neighbouring properties, both existing and emerging, and conditions are imposed where necessary to protect amenity. 12.9. The objections to the proposals on grounds of their massing, scale and visual amenity have been carefully considered. Officers note that in a general sense the proposed development has been designed to respect its context and neighbouring sites. The development would be acceptable in its relationship with neighbouring sites in respect to overall scale and mass and the orientation of the new development and existing residential and commercial properties. 12.10. For the reasons set out in this report officers have concluded that on balance the proposals would not have an adverse impact on amenity and is considered to be acceptable and in general accordance with development plan policy. 12.11. Officers are satisfied that the objections from the Environment Agency and the clarification points from the London Cycling Campaign have been satisfactorily addressed. 12.12. Officers are satisfied that the proposed redevelopment of this site is in accordance with the principles for regeneration established by national, regional and local planning policies. Therefore, it is recommended that the application be approved, subject to a Stage 2 response from the Mayor; the recommended conditions set out below relating to detailed matters of design, control over the construction period and controls over the future use and management of the development; and the completion of a s106 legal agreement as set out in the heads of terms above. 13 Conditions 1) Time Period The development to which this permission relates must be begun no later than three years from the date of this decision notice.
Reason: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2) Approved Plans The development shall be carried out and retained thereafter in accordance with the following drawings and documents: TO INSERT
Reason: To ensure that the development is undertaken in accordance and retained with the approved drawings.
3) Notice of Commencement
The development, including demolition, shall not be commenced until written notice of intention to commence the development has been given to the Local Planning Authority. The notice required by this condition shall only be given where there is a genuine prospect of development being commenced within 21 days of the notice and the notice shall confirm and provide written evidence that this is the case.
Reason: To ensure satisfactory compliance with this planning permission.
Pre-commencement justification: To enable the Local Planning Authority to monitor development.
4) Phasing of Development
Prior to the commencement of above ground works, a phasing plan requiring details of the sequence of construction and first use of buildings and public realm shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To prevent piecemeal development and to facilitate the early delivery of the north - south pedestrian/cyclist route.
CONSTRUCTION
5) Non-Road Mobile Machinery No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with the NRMM Low Emission Zone requirements (or any superseding requirements) published by the Centre for Low Emission Construction and until it has been registered for use on the site on the NRMM register (or any superseding register). Reason: To ensure that air quality is not adversely affected by the development.
6) Archaeology No development, including demolition, shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the Local Planning Authority in writing. For land that is included within the WSI, no development, including demolition shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works. If heritage assets of archaeological interest are identified by stage 1 then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and approved by the Local Planning Authority in writing. For land that is included within the stage 2 WSI, no development, including demolition, shall take place other than in accordance with the agreed stage 2 WSI which shall include: A. The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works. B. The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI.
Reason: To safeguard the heritage assets by ensuring that any archaeological remains that may exist on site are not permanently destroyed.
Pre-commencement justification: This pre-commencement condition is necessary to safeguard the archaeological interest on this site. Approval of the WSI before works begin on site provides clarity on what investigations are required, and their timing in relation to the development programme.
7) Demolition and Construction Management Plan No development, including demolition, hereby permitted shall commence until full details of the proposed demolition and construction methodology, in the form of a Method of Demolition and Construction Statement, have been submitted to and approved in writing by the Local Planning Authority in conjunction with London Borough of Tower Hamlets (Highways). The Method of Demolition and Construction Statement shall be in accordance with all relevant legislation in force and substantially in accordance with all policy adopted and best practice guidance published at the time of submission. The Method of Demolition and Construction Statement shall include details regarding: a) Hours of work and noise mitigation and monitoring measures; b) Safeguarding of buried services; c) Location and height of any proposed stock; d) Deliveries within site, to ensure vehicles not stopping on the highway; e) The notification of neighbours with regard to specific works; f) Advance notification of road closures; g) Details regarding parking, deliveries, and storage (including hours of deliveries); h) Details of measures to prevent the deposit of mud and debris on the public highway; i) A feasibility survey shall be carried out to consider the potential for moving demolition and construction material from the site by waterborne freight. j) Details of compliance of construction vehicles with Construction Logistics and Community Scheme (CLOCS) standards and Fleet Operator Recognition Scheme (FORS) registration; k) Details of collaboration with adjoining development sites to mitigate against detrimental impacts; l) Measures to ensure that cyclists using Cycle Superhighway 2 are not unduly affected by construction traffic; m) Any other measures to mitigate the impact of construction upon the amenity of the area (including the Lea Navigation River and areas of adjacent habitat) and the function and safety of the highway network; n) Construction Transport Management Plan (CTMP) including measures such as restricting timing of demolition and construction movements (and access/egress to the site) to avoid peak congested hours on the local road network; o) Details of routes and access for construction traffic, including lorry holding areas; p) Attendance as necessary at the LLDC Construction Transport Management Group (CTMG); q) Dealing with complaints and community liaison; and r) A scheme for protecting nearby residential and commercial properties from noise and other environmental effects.
No development, including demolition, shall commence until provision has been made to accommodate all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site or otherwise during the construction period in accordance with the approved details. The demolition and construction shall thereafter be carried out in accordance with the details and measures approved in the Method of Demolition and Construction Statement.
Reason: To avoid hazard and obstruction being caused to users of the public highway and to safeguard residential amenity from the start of the development process.
Pre-commencement justification: To ensure that demolitions and construction impacts are appropriately mitigated in advance of commencement of works. 8) Demolition & Construction Dust Monitoring and Mitigation Prior to commencement of the development hereby permitted, a scheme for dust monitoring, assessment and mitigation for all demolition and construction activities shall have been submitted to and approved in writing by the Local Planning Authority. The applicant shall have regard to the GLA SPG on the Control of Dust and Emissions During Construction (or any subsequent revision) and the scheme shall include: . An air quality and dust risk assessment; . An air quality dust management plan (which shall include measures for site management, on/off-site vehicle/machinery operation, dust suppression and track-out in order to avoid effects from dust); . Site monitoring; . The identification of dust sensitive premises to be used as the location for dust monitoring, including any arrangements proposed for amending the selected locations if new dust sensitive premises are introduced; . The frequency and other arrangements for dust monitoring; and . The arrangements for reporting the results of dust monitoring and the implementation of mitigation measures to the Local Planning Authority.
The demolition and construction shall thereafter be carried out in accordance with the approved scheme for dust monitoring, assessment and mitigation for all demolition and construction activities.
Reason: To ensure that the construction of the development minimises its environmental impacts and protects local air quality and complies with Policy 7.14 of the London Plan and the GLA SPG Control of Dust and Emissions During Construction.
Pre-commencement justification: submission and approval is required prior to commencement to ensure that the Local Planning Authority is satisfied that the impact of the demolition and construction would be appropriately mitigated. 9) Demolition and Construction Waste Management Plan The development, including demolition, shall not be commenced until a Demolition and Construction Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority. The objectives of the management plan shall be to ensure all waste arising from demolition and construction works is managed in a sustainable manner, maximising the opportunities to reduce, reuse and recycle waste materials. The management plan shall also detail the compliance and assurance requirements to be maintained on the site during all phases of works including site-preparation and remediation. The management plan shall include as a minimum the following information: • Classification of all waste including hazardous waste according to current legislative provisions; • Performance measurement and target setting against estimated waste forecasts; • Reporting of project performance on quantities and options utilised; • Measures to minimise waste generation; • Opportunities for re-use or recycling; • Provision for the segregation of waste streams on the site that are clearly labelled; • Licensing requirements for disposal sites; • An appropriate audit trail encompassing waste disposal activities and waste consignment notes; • Measures to avoid fly tipping by others on lands being used for demolition/construction. Returns policies for unwanted materials; • Measures to provide adequate training and awareness through toolbox talks; and • Returns policies for unwanted materials. The demolition and construction shall thereafter be carried out in accordance with the Demolition and Construction Waste Management Plan. Reason: To ensure that the demolition and construction of the development minimises its environmental impacts. Pre-commencement justification: To ensure that the Local Planning Authority is satisfied that the impact of the demolition and construction would be appropriately mitigated. 10) Internal and External Plant Equipment Prior to the commencement of above ground construction works, full details of internal and external plant equipment and trunking, including building services plant, ventilation and filtration equipment shall have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details and all flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall thereafter be retained and maintained in accordance with the manufacturers’ instructions.
Reason: To ensure an appropriate appearance and that no unacceptable nuisance or disturbance is caused to the detriment of the amenities of future residents of the development, and neighbours.
11) Piling Method Statement
No piling, including impact piling, shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling would be carried out, including measures to prevent and minimise the potential for impact on ground water, damage to subsurface water 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 and The Environment Agency. All piling shall be undertaken in accordance with the terms of the approved piling method statement.
Reason: To ensure that piling methodology is appropriate. The proposed works will be in close proximity to underground water utility infrastructure and some piling techniques can cause preferential pathways for contaminants to migrate to groundwater and cause pollution.
CONTAMINATION
12) Contamination
No development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall commence until the following have each been submitted to, and approved in writing, by the Local Planning Authority:
1. A scheme of ground investigation, based on the Geo-environmental desk study / preliminary risk assessment report (TO INSERT), describing and justifying the scope of investigations to provide sufficient information for a contamination risk assessment; and
2. A contamination risk assessment and remediation strategy report based on the findings of the ground investigation.
Reason and pre-commencement justification: To safeguard human health, controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies 5.21, 5.14 and 7.19 of the London Plan and Policy BN13 of the Local Plan 2015.
13) Remediation Implementation and Verification Method Statement No development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall commence until a remediation implementation and verification method statement, based on the contamination risk assessment and remediation strategy report (approved under condition 12), has been submitted to and approved in writing by the Local Planning Authority. Upon approval, the remediation implementation and verification method statement shall be implemented as approved. Reason and pre-commencement justification: To safeguard human health, controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies 5.21, 5.14 and 7.19 of the London Plan and Policy BN13 of the Local Plan 2015.
14) Unexpected Contamination If during development unexpected contamination is encountered, then the Local Planning Authority shall be notified and no further development (as agreed in writing with the Local Planning Authority) shall be carried out until an addendum to the remediation implementation and verification method statement has been submitted to and approved in writing by the Local Planning Authority. Upon approval, the addendum remediation implementation and verification method statement shall be implemented as approved, with any changes agreed in writing with the Local Planning Authority. Reason: To safeguard human health, controlled waters, property and ecological systems, and to ensure that the development has been carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and in accordance with Policies 5.21, 5.14 and 7.19 of the London Plan and Policy BN13 of the Local Plan 2015. 15) Decommission of Investigative Boreholes No development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall commence until a scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes has been submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme shall be implemented as approved, with any changes agreed in writing in advance with the Local Planning Authority. Reason and pre-commencement justification: To ensure that redundant boreholes are safe and secure, and do not cause groundwater pollution or loss of water supplies in line with paragraph 170 of the National Planning Policy Framework (2019) and The Environment Agency’s approach to groundwater protection March 2017 Version 1.0. 16) Verification Report No occupation of any part of the permitted development (or phase in development as may be agreed in writing with the Local Planning Authority) shall take place until a verification report demonstrating completion of works set out in the remediation implementation and verification method statement (approved under condition 13), has been submitted to and approved in writing by the Local Planning Authority. If the verification report identifies a requirement for long-term monitoring and maintenance (including contingency action) to ensure the effectiveness of the remediation measures implemented, then an addendum verification report(s) shall be submitted to and approved in writing by the Local Planning Authority to identify this. Any long-term monitoring required, and maintenance elements of the verification report shall be implemented as approved. Reason: To safeguard human health, controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies 5.21, 5.14 and 7.19 of the London Plan and Policy BN13 of the Local Plan 2015. WATER USE 17) Surface Water Drainage Prior to the commencement of the development hereby permitted (with the exception of demolition works above ground level), full details of the proposed surface water drainage, for the demolition, construction and operation phases of the development, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the development shall be implemented in accordance with the approved details.
Reason: To determine the potential for pollution of the waterway and likely volume of water. Potential contamination of the waterway and ground water from wind blow, seepage or spillage at the site, and high volumes of water should be avoided to safeguard the waterway environment and integrity of the waterway infrastructure.
18) Water Supply Infrastructure No development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall commence until an impact study of the existing water supply infrastructure shall have been first submitted to, and approved in writing by, the Local Planning Authority (in consultation with Thames Water). The study shall determine the magnitude of any new additional capacity required in the system and a suitable connection point which shall be carried out in accordance with the approved details and installed prior to the occupation of the development and thereafter retained and maintained for the lifetime of the development. Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with additional demand. Pre-commencement justification: to ensure that no construction activities are commenced without confirmation that the water supply infrastructure has sufficient capacity to deal with additional demand. 19) Infiltration Drainage No infiltration drainage or surface water drainage into the ground at the development is permitted other than with the prior express written consent of the Local Planning Authority, which may be given for those parts of the development where it has been demonstrated that there is no resultant unacceptable risk to controlled waters from contamination. The development shall be carried out in accordance with the written approval given Reason: To prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with Policy 5.13 of the London Plan and Policy BN13 of the Local Plan 2015. 20) Drainage Strategy Development shall not commence (with the exception of demolition works above ground level) until a drainage strategy, detailing any on and/or off-site drainage works, has been submitted to and approved in writing by the Local Planning Authority in consultation with the sewerage undertaker. The drainage works referred to in the approved strategy shall be implemented in full and thereafter retained and maintained for the lifetime of the development and no discharge of foul or surface water from the site shall be accepted into the public system until the said drainage works have been completed. Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community and in accordance with Policy 5.13 of the London Plan and Policy BN13 of the Local Plan 2015. 21) Implementation of FRA The development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall not be occupied unless than in accordance with the approved Flood Risk Assessment and Safe Refuge Plan Phase 1 Desk Study, The Vogue, Hackney Wick, Southern Grove Hackney Wick Ltd (Idom Merebrook, April 2019, Rev A, ref:DS-21756-18- 305) and the 'Stour Road, Hackney Wick' Meinhardt, issue P06, dated 09/10/19 and specifically the defects to the flood defence outlined in 'Stour Road, Hackney Wick' Meinhardt, issue P06, dated 09/10/19. The mitigation measures detailed in these documents shall be fully implemented prior to occupation, in accordance with the scheme’s timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development.
Reason: To prevent flooding on site and elsewhere by ensuring that the tidal flood defences are in satisfactory condition which is commensurate with the lifetime of the development. This is line with Policy S.8 Flood risk and sustainable drainage measures of your Local Plan (2015), and Policy 9.12.3 of the London Plan.
22) Foul Drainage No development approved by this planning permission (or phase in development as may be agreed in writing with the Local Planning Authority) shall commence until a scheme to agree sewage pipe work specifications has been submitted to and approved in writing by the Local Planning Authority (in consultation with Thames Water). The scheme shall be implemented in accordance with the approved sewage pipe work specifications and thereafter retained and maintained throughout the lifetime of the development. Reason: To ensure that the proposed sewage pipework designed and installed to a high standard, to ensure it does not harm groundwater resources in line with paragraph 170 of the National Planning Policy Framework (2019). Pre-commencement justification: to ensure that no construction activities are commenced without confirmation that the sewage pipe work specifications is sufficient to deal with additional demand.
DESIGN 23) Secured by Design
Before any above ground work (except demolition or excavation) hereby permitted commences, details of ‘Secured by Design’ measures to be incorporated in the Development, shall have been submitted to and approved in writing by the Local Planning Authority (in consultation with the Metropolitan Police). The details shall demonstrate how the Development incorporates the principles and practices of Secured by Design. Once approved, the development shall be carried out in accordance with the approved details and the measures shall be retained and maintained for the lifetime of the development.
Reason: To ensure that Developments are safe and that the risk of crime, and the fear of crime, is reduced in accordance with the NPPF and London Plan Policy 7.3 safety. 24) Material Samples Prior to the commencement of construction of the above ground level superstructure hereby permitted a schedule detailing the concrete finish, brick bonding(s) where appropriate and samples of materials and finishes to be used on the external surfaces of the development of the respective building(s) shall be submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall be thereafter built in accordance with the approved details and the details shall be retained and maintained for the lifetime of the development. The following details are required: a) A sample panel(s) of brickwork of not less than 1m x 1m showing mortar mix, bonding and pointing type shall be constructed for the Local Planning Authority to inspect and approve and shall be retained on site until completion of the works, and the brickwork shall be constructed in accordance with the approved panel(s); b) Pre-cast concrete; c) Lift overruns; d) Windows frames; e) External doors; f) Balustrades; g) Privacy screens; h) Balconies; and i) Rainwater goods.
Reason: To safeguard the appearance of the buildings and the character of the area generally and to enable the Local Planning Authority to properly consider and control the development in the interest of visual amenity and to accord with Policies BN.1 and BN.4 of the Local Plan 2015. 25) Detailed Design Prior to the commencement of above ground construction works pursuant to the development hereby permitted, detailed architectural drawings (at scales of 1:5, 1:10 or 1:20 where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall be thereafter built in accordance with the approved details and thereafter the details shall be retained and maintained as such. The following details are required: a) Commercial façade treatment details (including ground level entrances and commercial unit frontages): commercial floorspace slab details; elevations and sections through commercial unit frontages, including details of doors, windows and signage and junctions with new pedestrian space as well as canopies, security shutters and areas for signage; b) Student accommodation façade treatment details (including elevations facing the internal courtyard): elevations and sections annotated with materials and finishes of all windows (including reveals and sills), entrances, external bin stores, balconies, and balustrades, pipework and parapets; and all openings adjacent to the highways; c) Detailed brick elements; d) Detailed pre-cast concrete elements; e) Windows (including reveal details); f) Building entrances (including cycle, plant and refuse stores); g) Soffits; h) Parapets; i) Lift overruns; j) Balconies (including soffits and balustrade detailing); and k) Privacy screens (including location plans). Reason: To enable the Local Planning Authority to properly consider and control the development and to be in accordance and in order to ensure a high quality of design and detailing is achieved and to be in accordance with Strategic Policy SP.3 and Policies BN.1, BN.4 and BN.10 of the Local Plan 2015.
26) Wayfinding Strategy Prior to first occupation of the development, a Wayfinding Strategy which shall include signage details of the north-south vehicular / pedestrian access through route, including detailing of the intended appearance of signage for all uses on the site, shall be submitted to and approved in writing by the Local Planning Authority. The signage shall thereafter be carried out in accordance with the approved strategy and retained and maintained as such for the lifetime of the development. Reason: To create a legible development and to facilitate a high quality visual amenity. LANDSCAPING 27) Landscape Plan Prior to the commencement of above ground construction works pursuant to the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. Detailed drawings at 1:50 and 1:10 of a hard and soft landscaping scheme shall be included showing the treatment of all parts of the site not covered by buildings and roof terrace areas (including wind mitigation measures, boundary treatments, surfacing materials of any, access, or pathways layouts, materials and edge details and material samples of hard landscaping); The submitted details shall demonstrate the following: a) No works or development shall take place until full details of all proposed tree planting, and the proposed times of planting, have been approved in writing by the Local Planning Authority, and all tree planting shall be carried out in accordance with those details and at those times. Planting shall comply to BS:4428 Code of practice for general landscaping operations; b) Prior to commencement of the development, a Tree Planning Strategy to be submitted for approval by the Local Planning Authority in writing, detailing the findings of an investigation for potential additional street tree planting along the Beachy Road and Smeed Road footpaths, to be undertaken as part of the wider landscape improvement works. The investigation shall include radar scan of footways to detect exact locations of utilities; c) An indication of how the trees would integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection; d) The quantity, size, species (including invasive non-native species and associated control methods), position and the proposed time of planting of all trees and shrubs to be planted; e) Details of landscaping and planting for the amenity spaces and green roofs which should comprise native species that develop under shade; f) All landscaping must demonstrate that planting would receive suitable levels of light, moisture and nutrients; g) Samples of all external surfacing materials; h) Specification of which shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape; i) Details of the student courtyard tree columns; j) Details of hard landscaping, street furniture, and lighting; k) External access details for steps, ramps & thresholds; l) Details of any proposed root barrier systems; m) Details and location of tables and chairs as well as storage facilities; n) How inclusive access furniture is to be provided; o) Details of signage; p) Details of green and brown roofs and walls, including provisions for maintenance; q) Details of biodiversity enhancements (bird and bat nesting boxes etc); r) Details of parapet/balustrade and planting buffer around the courtyards and terraced areas; and s) Management arrangements for areas of retained landscape, communal planting and soft landscape treatments set out above.
The development hereby permitted shall be thereafter carried out in accordance with the approved details prior to the date of first occupation. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 (or subsequent superseding equivalent) and current Arboricultural best practice. If within a period of FIVE years from the date of the planting of any soft landscaping including tree columns is removed, uprooted or destroyed or dies, or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, another tree/planting of the same species and size as that originally planted shall be planted in the following planting season. The development shall only be implemented in accordance with the approved detail.
Reason: In order to ensure high quality soft and hard landscaping, in the interests of the ecological value of the site and in the interests of visual amenity and to be in accordance with Policies SP.3 and S.4 of the Local Plan 2015.
28) Ecology Due to the potential for nesting birds to be present, clearance of the site shall be undertaken outside of the breeding bird season (between March – September), unless nesting birds have been declared absent by a Suitably Qualified Ecologist, with details submitted to and approved in writing by the Local Planning Authority, before any clearance work begins. Reason: To protect nesting birds from any potential disturbance and to be in accordance with Policy S.4 of the Local Plan 2015. 29) Tree protection Prior to works commencing on site, including any demolition, details of the means by which any existing trees are to be protected from damage by vehicles, stored or stacked building supplies, waste or other materials, and building plant or other equipment shall be submitted to and approved in writing by the Local Planning Authority, and the protective measures shall be installed and retained throughout the period of the works in accordance with any such approval given and protective fencing must not be moved or removed without the explicit written permission of the Local Planning Authority. Within the protected area, no fires may be lit, no materials may be stacked or stored, no cement mixers or generators may be used, no contractor access whatsoever is permitted without the explicit written permission of the Local Planning Authority under the supervision of the developer’s appointed Arboriculturalist. Within the protected area, any excavation must be dug by hand and any roots found to be greater than 25mm in diameter must be retained and worked around. In this condition ‘retained tree’ means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 1 year from the date of the occupation of the building for its permitted use. (a) Details of all existing trees on and adjacent to the land, and details of any to be retained, together with measures for their protection, during the course of development; (b) All retained trees on-site should be fully protected in accordance with ‘BS 5837 2012 Trees’ in relation to design, demolition and construction (BSI, 2012)), where trees are to be replaced they shall be replaced with trees of local provenance and size in accordance with a scheme which shall be submitted to the Local Planning Authority for approval in writing in advance, and shall be accompanied with an arboricultural method statement; (c) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work); (d) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority; and (e) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation take place therein. Reason: To ensure the retention of, and avoid irrevocable damage to, the retained trees on the site that represent an important visual amenity to the locality and the wider surrounding area. Pre-commencement justification: These details are required prior to works taking place on the site to ensure that existing trees to be retained would be adequately protected and would not be harmed by demolition or construction works.
TRANSPORT
30) Cycle Storage- details to be submitted The development shall not be occupied until details (1:50 scale drawings) of the facilities to be provided for the secure storage of cycles (for both student accommodation and commercial elements) and on site changing facilities and showers (for the commercial element) for the respective area of land have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and the facilities provided shall be retained and maintained for the life of the development and the space used for no other purpose. Reason: In order to ensure that satisfactory secure cycle parking and facilities for cyclists are provided and retained and in accordance with Policy 6.3 of the London Plan and Policy T4 of the Local Plan 2015.
31) Electric Charging Provision Prior to the commencement of ground floor construction works, details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority. The provision shall thereafter be installed prior to first use, and retained, maintained and operated in accordance with the approved details.
Reason: To promote sustainable transport.
NOISE
32) Noise Levels – Internal Noise Levels There shall be no occupation of any of the student accommodation units hereby permitted, until evidence has been provided to and approved in writing by the Local Planning Authority demonstrating compliance with BS 8233:2014 ‘Guidance on sound insulation and noise reduction for buildings’ to attain the below internal noise levels. Bedrooms- 30dB LAeq,T* and 45dB LAfmax Living rooms- 35dB LAeq, D* *T- Night-time 8 hours between 23:00-07:00 *D- Daytime 16 hours between 07:00-23:00.
The composite sound reduction of the building envelope (including openings or vents for background ventilation) shall ensure that appropriate internal noise levels can be achieved. The approved details shall be maintained and retained as such thereafter for the lifetime of the Development.
Reason: To ensure that the occupiers and users of the development are not adversely affected by excessive noise from environmental and transportation sources in accordance with Policy 7.15 of the London Plan and Policy BN11 of the Local Plan 2015.
33) Noise Levels – Mechanical Equipment or Plant Noise from any mechanical equipment or building services plant, as measured in accordance with BS4142: 2014, shall not exceed the background noise level L90B(A) 15 minutes, when measured outside the window of the nearest noise sensitive or residential premises.
Reason: To protect the amenities of adjoining occupiers and the surrounding area.
34) Noise from construction Noise levels at any occupied part of the development arising from construction or demolition shall not exceed 75dB LAeq (10 hour) measured at 1m from the façade of the nearest occupied property, during the hours from 08:00 to 18.00 Monday- Friday, 75dB LAeq (5 hour) during the hours from 08:00 to 13:00 on Saturday except with the prior approval of the Local Planning Authority, under s61 of the Control of Pollution Act 1974.
Reason: To ensure that best practicable means are used to reduce noise generated by construction in accordance with Policy 7.15 of the London Plan and Policy BN11 of the Local Plan 2015.
MANAGEMENT
35) Delivery and Servicing Management Plan The development shall not be occupied until a delivery and servicing management plan (DSMP) detailing how all elements of the development are to be serviced has been submitted to and approved in writing by the Local Planning Authority. The DSMP shall be prepared in accordance with TfL's online guidance on delivery and servicing plans found at http://www.tfl.gov.uk/info-for/freight/planning/delivery-and- servicing-plans#on-this-page-1 or such replacement best practice guidance as shall apply at the date of submission of the DSMP. The approved details shall be implemented from first occupation of that part of the development and thereafter for the life of the development on the respective area of land.
Reason: In the interests of highway and pedestrian safety and residential amenity making adequate provision for deliveries and servicing and encouraging sustainable delivery methods in accordance with Policy 6.11 of the London Plan and Policy T4 of the Local Plan 2015.
36) Waste and Recycling Management Prior to the first occupation of the development hereby permitted, details of waste and recycling storage for the development shall be submitted to and approved in writing by the Local Planning Authority. The waste and recycling storage shall be provided in accordance with the approved details prior to the first use of the development hereby permitted and shall thereafter be retained and maintained solely for its designated use. The waste and recycling storage areas/facilities are expected to demonstrate the following: The facilities are appropriately ventilated. They have a suitably robust design including walls that are fitted with rubber buffers and that any pipes/services are fitted with steel cages. They feature gates/doors with galvanised metal frames/hinges and locks. There is sufficient capacity to service the relevant building/use. There are maintenance facilities, including a wash-down tap and floor drain.
Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area.
37) Student Management Plan Prior to occupation of the student accommodation hereby approved, a Student Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall detail how all elements of the student accommodation would be managed by the accommodation operator, including the following: Term move-in and move-out arrangements, including details to minimise impact on the local highway network; Use and management of external courtyard areas; Management of spaces within student accommodation operator control (including details of how the flow of students within the yard would be managed); Management of Blue Badge parking bays; Hours of access and noise control within internal and external spaces; Security arrangements; and Community liaison. The development shall be occupied and managed in accordance with the approved details. Reason: To ensure appropriate operation and management of student accommodation and to limit disturbance to surrounding residential occupiers.
38) Estate Management Prior to occupation of the development, an Estate Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Estate Management Plan shall detail how all areas within the developer’s ownership shall be managed and maintained. Details shall include information on how all external landscape areas would be maintained and tidied to a good visual standard, and how cross over of ownership demise with London Borough of Tower Hamlets Highway Authority would be managed. Thereafter the approved plan shall be complied with for the lifetime of the development.
Reason: To ensure that the development is completed and operated with good quality public realm spaces, and with appropriate management and maintenance procedures in place.
39) Wheelchair Accessible Student Accommodation No occupation of the development hereby permitted shall take place except in accordance with a detailed scheme to be submitted and approved in writing by the Local Planning Authority, which shall provide: five per cent of the student accessible accommodation (in compliance with Part M4(3) of the Building Regulations); including any communal areas, including courtyards, and accesses serving the M4(3) compliant Wheelchair User units in compliance with Part M4(3); and all other student units, communal areas, including courtyards, and accesses hereby permitted shall be constructed to comply with Part M4(2) of the Building Regulations. The approved details shall be implemented, retained and maintained thereafter.
Reason: To secure appropriate accommodation and access for disabled people, older people and others with mobility constraints.
SUSTAINABILITY
40) BREEAM There shall be no occupation of the commercial premises hereby approved, until an independently verified BREEAM report (detailing performance in each category, overall score, BREEAM rating and a BREEAM certificate of building performance) to achieve a minimum 'very good' rating has been submitted to and approved in writing by the Local Planning Authority and the development shall not be carried out otherwise than in accordance with any such approval given. Before the first occupation of the commercial use hereby permitted, a certified Post Construction Review (or other verification process agreed with the Local Planning Authority) shall be submitted to and approved in writing by the Local Planning Authority, confirming that the agreed standards above have been met. Reason: To ensure that high standards of sustainability are achieved, in accordance with Policies 5.2, 5.3 and 5.6 of The London Plan and Policies S2 and S4 of the Local Plan 2015. 41) Renewable energy The development shall not be occupied until it has been constructed in accordance with the submitted TO INSERT including achieving reductions in regulated CO2 emissions through the use of on-site renewable energy generation sources approved as part of this development.
Reason: To ensure a high standard of sustainable design and construction and to ensure sufficient information is available to monitor the effects of the development in accordance with Policy 5.2 of The London Plan and Policies S2 and S5 of the Local Plan 2015.
42) Air Quality – building emissions Prior to the commencement of the above ground level superstructure hereby permitted, details of the positioning of flue, height of flue and boiler manufacturer of the proposed communal boilers, together with an assessment of the impact of Building Emissions, shall have been submitted to and approved in writing by the Local Planning Authority. The boilers shall be compliant with the NOx emission limit of 40 mg/Kwh, specified in the Mayor of London's Sustainable Design and Construction SPG. The development shall be carried out prior to occupation in accordance with any such approval given and the details shall be retained and maintained for the lifetime of the development.
Reason and pre-commencement justification: To ensure that the boilers would not cause adverse impact.
43) Photovoltaics Prior to the commencement of the above ground level superstructure hereby permitted, full details of photovoltaic (PV) panels and a strategy for their installation on site 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 development and shall thereafter be permanently retained and maintained to the satisfaction of the Local Planning Authority. Reason: To ensure that the development meets a high standard of sustainable design, and that the construction incorporates renewable technologies.
44) Ventilation Strategy Prior to the commencement of above ground construction works, a ventilation strategy for the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall demonstrate adequate mitigation measures to ensure that the air supplied to the building does not exceed the relevant ambient air quality objectives and will comply with relevant building regulations. The development shall be thereafter carried out in accordance with the approved details prior to first occupation, and the mitigation measures permanently retained and maintained as part of the development.
Reason: To ensure that the development is appropriately ventilated and achieves a suitable level of internal air quality.
45) Fire Strategy Prior to commencement of above ground works, a Fire Strategy prepared by a third party suitably qualified assessor shall be submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Authority Building Regulations Inspector or an Approved Inspector). The strategy shall detail how the proposed development would function in terms of: • the building’s construction: methods, products and materials used; and • access for fire service personnel and equipment: how this would be achieved in an evacuation situation, water supplies, provision and positioning of equipment, firefighting lifts, stairs and lobbies, any fire suppression and smoke ventilation systems proposed, including sprinklers, and the ongoing maintenance and monitoring of these. The strategy shall be implemented prior to first occupation in accordance with the approved details and permanently retained and maintained thereafter.
Reason: In the interests of fire safety and to ensure the safety of all building users, in accordance with London Plan Policy D11.
46) Overheating Before the construction of the façades of the development hereby permitted, an assessment of internal temperatures shall be submitted to and approved in writing by the Local Planning Authority, demonstrating that passive measures to reduce overheating have been incorporated in line with the cooling hierarchy outlined in the Local Plan 2015. The assessment shall be carried out in line with the methodologies outlined in CIBSE TM49 and TM52 and shall include details of any mitigation measures that are proposed to be used to reduce overheating, which shall include, without limitation and where appropriate, design of the facades; provision of ventilation; and internal layout. Following approval of the mitigation measures the building shall be constructed in accordance with the approved details prior to first occupation and retained and maintained in accordance with this condition thereafter. Reason: To ensure a comfortable level of amenity for residents of the development and in the interests of visual amenity, in accordance with Policies S.4 and S7 of the Local Plan 2015.
PERMITTED DEVELOPMENT
47) Land Use
Notwithstanding the provisions of Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and/or re-enacting that Order) the commercial premises hereby approved shall only be used for the purposes specified in the application (being use class B1c as defined in the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended at the date of this permission)).
Reason: To provide control over the loss of employment generating use in accordance with the regeneration objectives for the Legacy Corporation area as set out in its purposes and within the Corporation’s Local Plan. In granting this permission the Local Planning Authority has had regard to the special circumstances of this case and wishes to have the opportunity of exercising control over any subsequent alternative use.
48) Advertisements – Restrictions Notwithstanding the provisions of the Town and Country Planning (Control of Advertisements) (England) Order 2007, no external advertisements are permitted to be displayed as part of the development without the prior written consent of the Local Planning Authority. Reason: To protect the external appearance and design quality of the development. 49) Lighting Strategy No architectural lighting, security lighting or other external means of illumination of the site shall be provided, installed or operated in the development, except in accordance with a detailed scheme which shall provide for lighting that is low level, hooded and directional, and has been submitted to and approved in writing in advance by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and retained thereafter.
Reason: In the interest of residential amenity and to protect ecological systems in accordance with Local Plan policy BN.3.
INFORMATIVES 1) This planning application has been assessed against current planning legislation only. The applicant (or any subsequent owner or developer) is therefore reminded that the onus of responsibility to ensure the development meets current fire safety regulations lies fully with them and that they are legally obliged to obtain the relevant Building Regulations consent.
2) With regard to condition 45 (fire strategy) the following is noted in relation to the development’s design:
The internal layouts of the bedroom clusters should achieve safe and adequate means of escape arrangements.
Smoke control provision, particularly to the escape stairs, is to be agreed with the Approvals Authority and the Fire and Rescue Service.
The adoption of an external escape stair should be subject to the agreement of the Approvals Authority.
3) With regard to condition 6 written schemes of investigation would need to be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.
4) Thames Water informatives
5) LB Tower Hamlets Health and Safety information informatives
Appendices
1. Site Location Plan / Site Context 2. Fish Island and White Post Lane Conservation Area 2.a Application Site and Surrounding Context 3. Floor Plans 4. Elevation Drawings 5. Visualisations 6. QRP report dated 25th July 2019 7. GLA Stage 1 Report 1st July 2019