Nick Fenwick Interim Director of Planning and Development

Newham Dockside 1st Floor, West Wing Dockside Road London, E16 2QU 149 Marine Parade East Clacton On Sea CO15 5AE

Dear Sir/Madam,

Pre-Application Initial Response Letter

Schedule Pre-Application Reference: 19/02449/PPPA Proposal: Redevelopment of the site for a residential led mixed use scheme, comprising of a single building six to nine storeys, including 72 residential units. Location: Service Station, 279 - 289 North Road, Silvertown, London, E16 2BB

Thank you for your recent request for Pre-Application advice in respect of the property above, to which I am pleased to provide you with the following response.

This document represents the Council’s initial view of your proposals based on the information available to us at this stage. It should not be interpreted as formal confirmation that your application will be acceptable nor can it be held to prejudice formal determination of any planning application we receive from you on this proposal.

Proposal

The proposed pre-application was submitted seeking the redevelopment of the site to provide 90 residential units with 3 commercial units. Following a presentation to the DRP, The proposal was revised to seek redevelopment of the existing site with 3 separate buildings ranging from 6 to 9 storeys in height comprising 72 residential units and 3 commercial units.

Principle of Development

Housing and commercial units

The principle of delivering residential units at the application site is considered acceptable. The proposed pre-application document has outlined the aspiration to deliver 3 commercial properties on the ground floor of each of the separate residential blocks. Officers note within Local Plan Policy H1, INF5 and SP6 it is expected that commercial development be directed into designated town and local centres and where existing commercial property exists outside of these centres; the site should revert back to housing.

The proposed development as aforementioned seeks the delivery of 3 commercial units on the ground floor of each of the separate blocks. It is noted that the site is not located within a designated town or local centre. Officers give further regard to the location of Strategic Site S21 and S22 which both seek the creation of a local centre. As such, the proposed development should seek to remove the commercial units from the proposal to provide a wholly residential scheme representing an uplift in residential units.

Policy S1 outlines the need for all major planning applications to have regard to masterplanning even on unallocated sites. This includes, but is not limited to, the integration with the public realm and the potential for comprehensive development with neighbouring land owners. More specifically, the council recommends the continued discussion with the neighbouring land owner to the immediate North of the site, accessed from Fort Street

Tall building

Policy SP4 of the Local Plan outlines that tall buildings which are defined as 6 storeys or more are generally expected to be directed into tall building areas and however there is scope to deliver in alternative locations that fall within Strategic sites as well as other local centres across the borough. The applicant should remain cognisant that the proposed development would be required to justify the overall benefits of delivering a tall building in this location having particular regard to an exemplary design and offering wider benefits to the public realm. Officers are cognisant that the proposal is in an early design phase but it is considered positive that the proposed development has included a generous setback from the redline boundary to allow for public realm improvements.

Affordable housing and Housing Mix

Whilst the proposal has not finalised the amount of units that are sought given that there are expected to be design changes. The applicant is reminded within Policy H1 of the local plan that 39% of residential units sought on sites capable of delivering 10 or more units should be family sized units. These are defined as 3 or more bedroom units.

Furthermore, Policy H2 of the local plan expects 35-50% affordable housing on sites of this capacity which would comprise a mix of tenures consisting of 60% social rented and 40% intermediate. Any shortfall within affordable housing will likely result in the inclusion of an early and late stage review mechanism 80/20 in the councils favour.

Design

Following a presentation of the scheme to the Design Review Panel, revised plans have been produced. The Strategic Design Manager has provided the following comments in relation to the proposal which should be addressed:

 Splitting the built form into the three distinct blocks, creating courtyards between, and a more generous set back from North Woolwich Road (minimum 6480mm, with potential for increased space once the proposed highway works come forward) is very positive and in line with the DRP comments.  Balconies have been re-orientated away from the road which is a further direct and positive response to the DRP comments.  The proposed massing feels like a reasonably successful response in townscape terms, acknowledging both the existing context to the north and the emerging larger scale of new developments in the area. Sunlight/daylight testing will be required to understand the impact of the proposed building heights on surrounding development and to establish whether the proposed heights can be supported.  The flexible non-residential ground floor uses were supported by the DRP and these have been retained.

 The parking and access have quite a significant impact on the ground floor, for only a small number of car parking spaces. It would be preferable if these can be located on street. This should be checked with Transportation colleagues but would seem to be feasible given at least two spaces will be lost on street for the crossovers.  Communal entrances for the two end blocks is directly from the street. The central block is accessed via the courtyard – which could be quite a nice way to enter the building – but it is very important that the access is sufficiently secure and legible through its position, proportions and architecture, and that its legibility is enhanced through the landscape.  It is important that there is a clear distinction between public and private/communal space. Some form of loggia or colonnade should be explored, allowing views into the courtyards from the street but preventing access by non-residents. The boundaries to these spaces will be a fundamental component of this scheme.  The elevations to North Woolwich Road should not feel like secondary elevations. While the main orientation onto the courtyards and side streets is supported, the North Woolwich Rd elevations should not be quite so closed. Defining a strong plinth to the buildings is also very important. The DRP comment that ‘there are also some features on the existing building, including the vertical brick piers, horizontal fenestration and pre-cast detailing that might also inform a revised architectural approach’ is reiterated.  It is not possible to comment further on the plans/elevations, given the level of detail provided.

Transport

The proposed drawings have outlined the aspirations to deliver car parking on site. It is noted that car free development would likely be supported however with the provision of 3/4 blue badge car parking spaces. In principle these could be delivered on-street following the removal of any redundant crossovers and reinstatement of the pavement in line with the wider public realm improvements. Officers consider this to be the preferred arrangement to remove the need for any vehicle access directly to the site which could have design implications.

Useful Links https://www.newham.gov.uk/downloads/file/1111/newham-local-plan-2018-pdf- - Newham Local Plan (2018)

I hope this is of assistance.

Yours faithfully,

Nathaniel Thomas Principal Planner For and on behalf of Nick Fenwick, Interim Director of Planning and Development

Dated: 18th June 2020