PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes ITEM 3 Land To The East Of Montford Place, Kennington, London, SE11 5DE 20/01086/FUL Page Number Report Changes Decision Letter Changes 10 Add text (in bold) to RESIDENTIAL DETAIL table as follows: No Residential No. of bedrooms per unit Total Type Habitable Rooms Studio 1 2 3 4 Total Proposed Intermediate 5 16 13 6 0 40 (28.7%) 105 On-site Discount Market (28.5) Rent (DMR) (75.5% (London Living of all DMR) Rent) Intermediate 0 0 10 3* 0 13 (9.53%) 42 (11.4%) DMR (Lambeth Tenancy (24.5% Strategy (2020) of all DMR) Equivalents) Private/Market 6 31 49 0 0 86 (61.9%) 221 (60.1%) Total 11 47 72 9 0 139 368 (100%) PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes 11 Revise ‘% of EVCP’ column in table PARKING DETAILS as follows: No % of EVCP Existing 0 Proposed 0 20% active 80% passive 17 In para 1.7 revise the second sentence as follows: No “It has a Public Transport Accessibility Level (PTAL) of 6a and 6b indicating a very good to an excellent level of access to public transport.” 19 In para 3.2 revise the fourth sentence as follows: No “CLL will manage both the private and affordable units on site noting that CLL is also has applied to set up as a Registered Provider. Other Phase 1 Build to Rent sites include: Limmo Peninsula, Canning Town, Newham - with the potential for up to 1,500 homes Southall Sidings , Ealing - with the potential for up to 400 homes Nine Elms Tube station, Lambeth - with the potential for up to 400 homes Armourers Court, Woolwich, Greenwich - with the potential for up to 400 homes Hounslow West Tube station, Hounslow - with the potential for up to 350 homes Cockfosters Tube station, Enfield - with the potential for up to 300 homes Arnos Grove Tube station, Enfield - with the potential for up to 100 homes.” PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes 23 In para 4.14 add the following sentence at the end: No “Three short stay spaces for the light industrial use would be located within the public realm, next to the residential short stay spaces.” 36 In para 7.4.3 add the following sentence at the end: No “Eight additional representations were received following the publication of the PAC report. This includes a representation from a person who previously objected to the application, two are from the Beefeater Distillery who added to the previously received neutral comments and a new objection including a new Daylight and Sunlight Review by EB7 which was commissioned by occupiers of neighbouring properties. This also includes four written representations directed to PAC members. Table 2 incorporates a response to additional points raised. 37 Update Table 2 as follows: No The development would be built close The planning documents submitted with to the boundary with the Beefeater the application for the tanker filler Distillery and its tanker filler station. station refer to a 10m HSE exclusion The location of the tanker station, with zone around the tanker and further 5m respect to the boundary was made on added by the operator required for the basis that there was open ground to insurance purposes. the north. Concerns regarding the In line with legislative provisions potential consequences of projectiles contained with the Development and fireworks being thrown down into Management Procedure Order (2015), the tanker station from the balconies the Environmental Agency was overlooking the site. Tanker filling consulted on the proposals and stations are points at which high raised no objections. Consultation strength new-make gin is loaded into with the HSE was undertaken circa 27,000 litre tankers. through their web-based system and PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes Concern that the applicant has not the HSE data confirmed that the undertaken an assessment of the proposed development is not located risks identified within any HSE consultation zone. The The spirit delivered to site is ethanol issues raised were also brought to at +96% ABV the attention of the London Fire Was the proximity of the tanker Brigade who were satisfied that there station handling highly flammable is no need for a revised Fire Strategy liquid brought to the attention of the at this time and that this will be HSE or the Fire Authority? addressed when the consultation is carried out by the Approving Building Control Body. The applicant provided a contextual drawing which demonstrates that the proposed building is located over 15m from the closest edge of the tanker station. With regards to the use of balconies, the applicant advised that the Assured Shorthold Tenancies specifically and strictly forbid anti-social behaviour as well as using the apartment for anything immoral that could endanger life. The applicant submitted a further note by a Strategic and Environment * ABV refers to alcohol by volume and is a Safety Consultant which is standard measure of how much alcohol is summarised below. contained in a given volume of an alcoholic beverage The planning permission for the tanker station was granted on the PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes basis that a 10 metre exclusion was provided within the distillery service yard, established through consultation with the HSE. The potential safety risks associated with the operation of the tanker filling point were considered by the distillery in the planning application for the tanker loading facility, and the Planning Statement submitted in support of the development stated that “The HSE has been consulted on the proposals to relocate the tanker filling station, as they have specific exclusion zone requirements for the filling station itself. They require a 10 metre exclusion zone around the tanker filling station”. This HSE requirement was factored into the redesign of the service yard and the tanker filling point was subsequently located over 10 metres distance from the site boundary to allow an exclusion zone to be established within the distillery service yard. In addition, the Planning Statement also stated that “The vacant plot to the north PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes of the site is likely to be developed in the future; however, the proposals will not have any adverse impact on the development potential of the land” which indicates that the inclusion of the 10 metre exclusion zone was considered sufficient to manage risks to people offsite. Due to the nature of the distillery operations, flammable liquids (alcohol) are transported to and stored at the site via the tanker filling station. The handling and storage of flammable liquids (such as alcohol) is a potentially hazardous activity and falls under there the requirements of the Dangerous Substances and Explosive Atmospheres Regulations 2002 (DSEAR), which require employers to control the risks to safety from fire and explosions. It should be noted that the distillery does not require a special permit to operate and does not fall under the requirements of the Control of Major Accident Hazards Regulations 1999 (COMAH). The DSEAR regulations require hazardous zones (exclusion zones) PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes to be established in areas where flammable vapour may be present to prevent ignition of vapours should they arise. Measures should then be put in place to prevent sources of ignition being brought into hazardous zones. The general guidance for hazardous areas relating to tanker unloading operations contained within the HSE guidance document HSG176 suggest a 4.5m exclusion zone extending from the drainage surrounding the edge of the tanker filling station. Both the 10 metre exclusion zone provided for the tanker filling station and the distance to the development site are in excess of this guidance. As a comparison, and to provide context, exclusion zones relating to unloading of petroleum spirit from road tankers at petrol filling stations requires a 4m exclusion zone from the tanker filling point connection. In addition, HSG176 provides typical exclusion zones for bulk storage of flammable liquids based on the volume of liquid being storedThis indicates that a 10metres exclusion PLANNING APPLICATIONS COMMITTEE 15.12.2020 ADDENDUM: AMENDMENTS AND ADDITIONAL INFORMATION ON AGENDA ITEMS Page / Paragraph No Report Changes Decision Letter Changes zone would be appropriate for a static bulk storage tank with a capacity of greater than 300,000 litres (300m3), which is much greater than the volume of liquid contained within a road tanker, which his typically in the region of 36,000 litres. The comments received from the distillery confirmed that the tankers are loaded up to 27,000l (27m3) which is approximately 27 times less than what a safety zone up to 10m allows. In summary, the tanker filling point is a recent development and will have been constructed in line with current environmental and safety requirements. The development site lies outside of the distillery site boundary, and also lies outside both the exclusion zones recommended in HSE guidance for handling of flammable liquids and the larger exclusion zone agreed by the distillery in consultation with the HSE as part of the tanker filling station.