Here East (Studios 9 & 10), East Bay Lane, London, E15 2GW App
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Subject: Here East (Studios 9 & 10), East Bay Lane, London, E15 2GW App. Ref: 21/00027/FUL Meeting date: Tuesday 23 March 2021 Report to: Planning Decisions Committee Report of: Richard McFerran – Principal Planning Development Manager Applicant: Innovation City (London) Ltd Borough: LB Hackney FOR DECISION This report will be considered in public 1. EXECUTIVE SUMMARY 1.1. This report considers application ref: 21/00027/FUL, which seeks a change of use of two adjoining studios within the former International Broadcast Centre (IBC), now part of the Here East complex. 1.2. The two studios, Studios 9 & 10, are currently vacant but benefit from consent as a data centre (Use Class B8 – storage and distribution) together with flexible B1/A1 (business/retail) and A3-A5 (food and beverage) uses. This application seeks permission for a change of use of these studios to allow for a range of flexible uses including Use Class B8 (storage and distribution), Use Class E(g), E(a) and E(b) (Business, retail and food and beverage for consumption on the premises). The applicant has advised that the intended uses would be content production, including associated with film/TV production and/or eSports gaming content for streaming and broadcast. 1.3. The IBC, Main Press Centre (MPC) and Multi-Storey Car Park (MSCP) were used as a broadcast complex during the 2012 Summer Games. The IBC is the largest of the three buildings and occupies the east of the Here East site adjacent to Waterden Road. Planning permission was granted for development at the broadcast complex in March 2014 to allow for external alterations to the buildings together with a change of use to the floorspace permitting such uses such as a data centre, business/recording studios, education, conference and retail. 1.4. Here East, the name given to the redeveloped complex, was launched in October 2016 and since then significant progress has been made in letting the large amount of floorspace available within the development. Here East is now home to Loughborough University, Staffordshire University, University College London, Studio Wayne McGregor, Ford Mobility, BT Sport, Sports Interactive, Hobs Studio and Plexal. 1.5. In addition to the above, it should also be noted that other projects continue to develop on the Here East campus, with the V&A Museum in the process of fitting out a space at the southern end of the Broadcast Centre, creating a state-of-the-art research and collection centre. 1.6. Whilst the consented data centre (Use Class B8) was integral to the design concept developed for the International Broadcast Centre, since these permissions were granted in 2014 the data centre market has changed significantly. Specifically, the mass adoption of cloud-based technology solutions has resulted in a significant reduction in demand for the provision of large data centres such as that at Here East. 1.7. The Broadcast Centre space has particular characteristics; it has a deep floorplate, high floor to ceiling heights, and substantial areas of floorspace without direct natural light. Given the lack of demand for the data centre use, the applicant has sought to identify alternative uses of these challenging spaces. In doing so they have identified uses, similar to that at BT Sports which is elsewhere in the Broadcast Centre, for content production, including those associated with film/TV production or eSports gaming content for streaming and broadcast. It is understood that the applicant is currently in advanced negotiations with an operator for these uses within these studios, which are broadly located in the centre of the Broadcast Centre. 1.8. The application does not propose any external changes to the building and as such there are no design considerations associated with the assessment application. The key matters for assessment set out in the report therefore include the following: Principle of the change of use; Transport including trip generation and servicing; and Environmental matters including impacts on existing/future residents of the area. 1.9. The proposal was briefed to the Planning Decisions Committee on 23rd February 2021. The main issues discussed included the employment benefits at Here East for local people, transport issues, the expansion of the permitted uses of these two studios to include Use Class E(g); and sustainability issues. 1.10. The principle consideration is the change of use and the acceptability of expanding the consented use of these two studios to allow for business, retail, and food and beverage uses (Use Class E(g), E(a) and E(b)) to primarily allow an operator to use the units for content production for film/TV or eSports. 1.11. The site is located within site allocation SA1.5 of the Local Plan (2020) which identifies the area as an employment cluster and that development should support the employment, media, education and creative functions of Here East, including the intensification and redevelopment of underutilised areas and subsidiary retail, leisure or other ‘walk-to’ services. 1.12. Officers consider the principle of the change of use to Use Class E(g) to be acceptable noting that it has the potential to deliver an uplift of to 183 full-time jobs in comparison to the consented use, thereby intensifying the employment function of the site. A condition is recommended to ensure that local employment opportunities are maximised in accordance with the Employment Skills Strategy, which requires a minimum provision of 25% of end use jobs for local people, together with requirements for apprenticeships and payment of the London Living Wage. The proposed use is also considered to dovetail with the existing creative, technological, and media uses within the Here East campus and would reinforce its global standing as a centre of this type. 1.13. It is noted that the proposals also include the potential for retail and/or food and beverage use, either as an ancillary function to the main use for media content production, or as standalone uses up 486 sqm. This is considered to be acceptable in principle noting that this would help provide activation to the courtyard area of the Here East campus and would remain subsidiary to the main business function. 1.14. The proposed change of use would not generate any significant transport impacts based on anticipated employees and audience numbers. A condition (Condition 7) requiring an Event Management Plan is recommended to manage audience numbers in the unlikely event that audience numbers would exceed 1000. The proposals are also considered to be acceptable on environmental grounds noting that the proposed use would not give rise to any significant new or additional effects beyond those assessed as part of the existing permission. A condition is recommended to ensure that noise from any plant equipment remains at an acceptable level. 1.15. Subject to conditions it is considered that the impacts of the scheme can be mitigated. The scheme is considered to represent a sustainable form of development in compliance with relevant planning policies and is therefore recommended for approval. 2. RECOMMENDATIONS 2.1 That the Planning Decisions Committee agree the recommendation to: a) Approve the application for the reasons given in the report and grant planning permission subject to: 1. 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 as the Director of Planning Policy and Decisions considers reasonably necessary. 3. FINANCIAL IMPLICATIONS 3.1. There are no financial implications as a result of this application. 4. LEGAL IMPLICATIONS 4.1. There are no legal implications as a result of this application. © Crown copyright and database rights 2012 Ordnance Survey 100050265 Location: Units 9 & 10, Here East, East Bay Lane, London, E15 2GW Borough: LB Hackney Proposal: Application for the change of use of floorspace consented as Use Class B8 (data centre) and flexible B1/A1, A3-A5 uses to Use Class B8 (storage and distribution), Use Class E(g), E(a) and E(b) (Business, retail and food & drink). Applicants: Innovation City (London) Ltd, trading as Here East Agent: Deloitte LLP Innovation City (London) Ltd. Land Ownership: 5. SITE & SURROUNDINGS 5.1. The application relates to two vacant studios, Studios 9 & 10, within the former IBC, which is part of the larger development now known as Here East, located in the north-western corner of the Queen Elizabeth Olympic Park (QEOP) within the London Borough of Hackney. 5.2. Here East comprises three buildings, the IBC, the MPC and the Multi-Media Conference Room (MMCR). The former MPC is a permanent five storey (including lower ground floor) building measuring 24 metres in height adjacent to the River Lee Navigation. The MPC includes a business incubator, offices and retail uses, including the retail offerings at Canalside. The IBC is the largest of the three buildings and occupies the east of the site adjacent to Waterden Road. It currently has c.13,795 sq.m. of vacant floorspace, including the consented data centre. Current occupants include BT Sports, Staffordshire University, Loughborough University, Ford Mobility, Sports Interactive and The Trampery. The former MMCR was originally approved as a temporary building and sits at the north of the site between and linked to the MPC and IBC and is used as a theatre. 5.3. The Here East buildings form some of the largest and significantly scaled structures consented within QEOP as part of the Olympic and Legacy Facilities outline planning permission. The length of the former IBC’s east and west elevations are 122m, its north and south elevations have a length of 275m and it has a total floor area of 33,550sq.m (GEA).