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PDU Case Report XXXX/Yydate

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PDU Case Report XXXX/Yydate planning report PDU/0961b/01 16 April 2008 former Bishop Challoner School site, Stepney in the London Borough of Tower Hamlets planning application no. PA/08/305 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Act 1999; Town & Country Planning (Mayor of London) Order 2000 The proposal Demolition of the existing buildings and redevelopment to provide 214 residential units, in two buildings ranging between 4 and 14 storeys, together with the provision of a replacement community centre to include a new community cafe; public open space extending to 4,546 sq.m. incorporating a new public square, sports pitch provision, and an extension to Ropewalk Gardens; car parking; landscaping and associated infrastructure works. The applicant The applicant is Bellway Thames Gateway North, and the architect is Stock Woolstencroft. Strategic issues Associated issues of transport, design, energy, affordable housing, employment and training, provision of community facilities, dwelling mix and child play space are raised. Recommendation That Tower Hamlets Council be advised that, whilst the scheme is supported for its contribution to the regeneration of the area, further information is needed principally on energy and affordable housing before the scheme can be supported in strategic planning policy terms. Context 1 On 10 March 2008 Tower Hamlets Council consulted the Mayor of London on a proposal to develop the above site for the above uses. Under the provisions of the Town & Country Planning (Mayor of London) Order 2000 the Mayor has the same opportunity as other statutory consultees to comment on the proposal. This report sets out information for the Mayor’s use in deciding what comments to make 2 The application is referable under Category 1C of the Schedule of the Order 2000: ”1 (c) The building is more than 30 metres high and outside the City of London.” page 1 3 The Mayor of London’s comments on this case will be made available on the GLA website www.london.gov.uk. Site description 4 The site is located on the southern edge of Whitechapel, between Commercial Road and Cable Street. Both of these are major arterial routes (Transport for London roads) into the City. 5 The site is bounded to the north partly by Ropewalk Gardens and partly by Ponler Street. To the south the site is bounded by a railway viaduct and to the west by Christian Street. Along the eastern boundary of the application site is a 5-storey residential block known as Walford House which is set back with amenity space provided on the western side of the block adjacent to the application site boundary. 6 The site has very good access to public transport, with a public transport accessibility level of 5 where 1 is poor and 6 is excellent. There are seven bus routes within 500 metres of the site including two night bus services. Shadwell Docklands Light Railway station and Shadwell East London Line underground station (temporarily closed) are situated 660 metres to the east of the site. 7 The site is 0.87 hectares and is roughly rectangular in shape. It is currently divided north/south into two parcels of land by Golding Street, which is a narrow single track road. The parcel of land to the east of Golding Street is currently a hard surfaced sports pitch, which is in poor condition. There is also a 2 storey community building in the north-eastern corner, fronting onto Ponler Street, which is used by the Berner Estates Tenants Association. The western parcel of land comprises a disused Victorian school building which was formerly occupied by the Bishop Challoner Roman Catholic Secondary School. To the north of the former school building is an area of enclosed open space with no public access. A 2-metre high brick wall surrounds the school site. 8 The wider area is predominantly residential in nature with some commercial uses along Burslem Street. 9 Golding Street currently provides the main access into the site. There is currently an access point into the site from Christian Street to the south of the site and this is proposed to become the principal access into the site. Both roads currently connect Commercial Road to Cable Street. 10 A draft development brief for the site was prepared by the Council in December 2000 but the document has not been formally adopted by the Council. The brief identified the site as suitable for redevelopment because it had become surplus to requirements following the consolidation of the former school on a new site elsewhere. The document set out that the land use objectives for the site were to introduce a mix of residential, community, open space and recreational uses that would complement the surrounding area. Details of the proposal 11 The proposal involves the demolition of the existing school building and community centre and the comprehensive redevelopment of the site to provide 214 residential units in two separate buildings. It will also provide a new replacement community centre (344 sq.m.), public open space (0.45 hectares) and sports pitches. 12 The proposal comprises two separate buildings as follows: page 2 Block A is located in the western part of the site and runs north to south immediately adjacent to Christian Street. The block varies in massing and height with the central area rising to four storeys and the northern end rising to seven storeys, whilst the southern end extends to fourteen storeys in height. Green roofs are provided on the 5th storey of the central section, the 8th storey of the southern section and a terrace on the 13th storey. This block will comprise 153 residential units, refuse storage and secure cycle parking. Block B is located on the eastern part of the site and runs north to south along the eastern boundary. The block extends from 6 to 8 storeys, with the taller element located to the south adjacent to the DLR line. This block will provide 61 units, a new community facility totalling 344 sq.m. over two floors fronting on to the sports facilities, refuse storage, plant rooms and secure cycle parking. The affordable housing is for the most part located in block B with 3 intermediate units in Block A. 13 The application proposes the closure of Golding Street so as to fully integrate the site and provide comprehensive redevelopment of the whole site. This section of the street will be enhanced and used by pedestrians and cyclists. In addition, the development will be car –free, except for parking spaces for blue badge holders and the car club. 14 The proposed development will provide 0.45 hectares of public open space. The provision of the public open space will run from west to east on the northern boundary of the site and will extend the existing Ropewalk Gardens currently located in the north-west corner of the site. It is proposed to provide two sports pitches in the north-east corner of the site, although final discussions on the use of the pitches will be held through consultation. 15 A new public square is proposed at the centre of the site which will be bounded to the east by Block B and to the west by Block A. This square will provide children’s playspace and hard and soft landscaping. Case history 16 In 2004 there was a referable application for redevelopment of the site for a new school. This was considered acceptable by the Mayor. In October 2007 a proposal similar to the current proposal was referred to the Mayor and was subsequently withdrawn. Following consideration of the Stage 1 report in November 2007 the Mayor concluded that: ‘The proposal is welcomed in London Plan policy terms, particularly given the replacement community centre and sports pitches that are proposed. Further justification is required of the housing mix, affordable housing levels and energy offer as well as further details of the community centre. The design is generally supported but there is some room for further improvement, as outlined in this report. With regards to transport further discussion is required on contributions to DAISY boards, the travel plan and a further contribution towards improving walking links between the development and Shadwell DLR station. Confirmation is sought from Tower Hamlets Council that the local education needs (at primary and secondary level, and including faith schools) can be fully met in the foreseeable future without this building or site.’ page 3 Strategic planning issues and relevant policies and guidance 17 The relevant issues and corresponding policies are as follows: • Housing London Plan; PPS3; Housing SPG; Providing for Children and Young People’s Play and Informal Recreation SPG • Affordable housing London Plan; PPS3; Housing SPG • Density London Plan; PPS3; Housing SPG • Urban design London Plan; PPS1 • Mix of uses London Plan • Education London Plan • Regeneration London Plan; the Mayor’s Economic Development Strategy • Parking London Plan; the Mayor’s Transport Strategy; PPG13 • Access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Wheelchair Accessible Housing BPG; Planning and Access for Disabled People: a good practice guide (ODPM) • Equal opportunities London Plan; draft Planning for Equality and Diversity in Meeting the spatial needs of London’s diverse communities SPG; Diversity and Equality in Planning: A good practice guide (ODPM) • Sustainable development London Plan; PPS1, PPS3; PPG13; PPS22; the Mayor’s Energy Strategy; Sustainable Design and Construction SPG • Historic Environment London Plan; PPG15 18 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Tower Hamlets Unitary Development Plan (1998) and the London Plan 2008 (consolidated with alterations since 2004).
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