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.