Agenda item

Redevelopment of site to comprise a part-three-, part-five-storey building containing 255 units of student accommodation and 213 square metres of retail space (use class A1) on ground floor, together with associated landscaping, cycle parking and outdoor amenity space.

 

POST-SUBMISSION REVISIONS: Enlargement of bin store and reconfiguration of cycle storage.

 

10.1  The Planning Officer introduced the report, as set out in the agenda.

 

10.2  The Planning Officer confirmed that there were minor revisions to the internal courtyard elevation.

 

10.3  There being no questions from Members, the Chair moved to the vote.

 

Unanimously RESOLVED that:-

 

 

1.  SCB0 – Development in accordance with plans

The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

2.  SCB1 – Commencement within three years

The development hereby permitted must be begun not later than three years after the date of this permission.

 

REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

3.  SCM6 – Materials to be approved

Details, including samples, of all materials to be used on the external surfaces of the building, boundary walls, gates and ground surfaces shall be submitted to and approved by the local planning authority, in writing, before work on the external surfaces, boundary walls, gates and ground surfaces commences on site. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

 

 

4.  SCM9 – No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

5.  SCI3 – No roof plant

No plant (including all external enclosures, machinery and other installations; excluding solar water-heating and/or photovoltaic cells) shall be placed upon or attached to the roof or other external surfaces of the building, other than as shown on the drawings hereby approved, unless planning permission for such is sought and granted separately.

 

REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

6.  SCH10 – Secure bicycle parking

Lockable space shall be made available within the site for the secure parking of 147 bicycles, in accordance with the plans hereby approved, before the first occupation of the development.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of bicycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

7.  NSC1 – Non-standard condition

A rainwater harvesting system to service the external landscaping shall be installed and details thereof shall be submitted to the local planning authority and approved in writing before occupation of the development hereby approved first commences.

 

REASON: In the interests of maximising the environmental performance of the building.

 

8.  NSC2 – Non-standard condition

Reasonable endeavours shall be undertaken to locate street lights to the highway immediately adjoining the site onto the face of the building hereby approved.

 

REASON: To safeguard visual amenity and assist with the provision of a less cluttered public realm.

 

9.  NSC3 – Non-standard condition

Provision is to be made within the site for eleven 1100-litre Eurobins for non-recyclable waste and four 1100-litre Eurobins for recyclable waste, with details of the interior (configuration of receptacles) and exterior (detailed design and facing material) of the bin store to be submitted to the local planning authority and approved in writing prior to first occupation of the site.

 

REASON: In the interest of encouraging recycling provision and upholding the Council’s sustainability objectives.

 

10.  NSC4 – Non-standard condition

Details of the construction traffic route and a construction traffic management plan shall be submitted to the local planning authority prior to the commencement of construction works on site.

 

REASON: In the interests of road safety.

 

11.  NSC5 – Non-standard condition

No development shall commence on site until a scheme to minimise the threat of dust pollution during site clearance and construction works (including any works of demolition of existing buildings or breaking out or crushing of concrete) have been submitted to and approved in writing by the local planning authority. The approved scheme shall include a watering regime in the event of dry weather, dust screens, etc., as appropriate, and shall be implemented in its entirety once development has commenced.

 

REASON: In order that the local planning authority may be satisfied that the demolition process is carried out in a manner which will minimise possible dust pollution to neighbouring properties.

 

12.  NSC6 – Non-standard condition

Full written details, including relevant drawings and specifications, of the proposed works of sound insulation against airborne noise between the commercial use on the ground floor of the development hereby approved and the residential use on the first floor shall be submitted to and approved in writing by the local planning authority. The use hereby permitted shall not commence until the sound insulation works have been implemented in accordance with the approved details. The sound insulation shall be retained permanently with the approved details.

 

REASON: In the interests of minimising noise disturbance to prospective occupiers.

 

13.  NSC7 – Non-standard condition 

(i) The rating level of the noise emitted from fixed plant on the site shall be 5dB below the existing background level at any time. The noise levels shall be determined at the façade of any noise sensitive property. The measurements and assessments shall be made according to BS4142:1997.

 

(ii) Development shall not commence until details of a scheme complying with paragraph (i) of this condition have been submitted to and approved in writing by the local planning authority.

 

(iii) The development shall not be occupied until the scheme approved pursuant to paragraph (ii) of this condition has been implemented in its entirety. Thereafter, the scheme shall be maintained in perpetuity.

 

REASON: In the interests of minimising noise disturbance to adjoining occupiers.

 

14.  NSC8 – Non-standard condition

All landscaping in accordance with the drawings hereby approved shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the local planning authority for a period of five years, such maintenance to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed. 

 

REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area.

 

 

1.  Payment by the landowner/developer of £39,856.91 as a financial contribution towards Council library facilities. (This sum has been calculated in accordance with the approved formula in the Planning Contributions Supplementary Planning Document (SPD) (2006).)

 

2.  Payment by the landowner/developer of £11,814.15 as a financial contribution towards open space in the borough. (This sum has been calculated in accordance with the approved formula in the Planning Contributions Supplementary Planning Document (SPD) (2006).)

 

3.  Provision by the landowner/developer for the use of local labour on site during the construction phase.

 

4.  Payment by the landowner/developer of all the Council’s legal and other relevant fees, disbursements and Value Added Tax in respect of the proposed negotiations and completion of the proposed Section 106 Agreement.

 

5.  Achievement of a twenty per-cent reduction minimum in carbon emissions through the use of renewable energy sources and use of low-energy technology, and achievement of BREEAM (Multi-Residential) rating of ‘Very Good’.

 

6.  The applicant is to carry out all works in accordance with the National Considerate Constructors Scheme.

 

7.  For all contracts with a value in excess of £5 million, payment by the landowner/developer of £3750.00 towards the cost of NVQ training (to secure more skilled employment for the construction industry sector).

 

8.  The living accommodation shall not be occupied outside term-time other than by students in full-time education.

 

9.  The living accommodation shall be used and occupied solely in association with - and by full-time students of - the University of London (all colleges: Birkbeck, Goldsmiths, King's College London, the London Business School, the London School of Economics, Queen Mary, Royal Holloway, the School of Oriental and African Studies, and University College London (UCL)), Imperial College, University of East London, University of Westminster, London Guildhall University, City University, London Metropolitan University, South Bank University or an alternative establishment to be agreed by the Council.

 

10.  The owner must provide a Travel Plan, to be agreed by the Council, towards achieving sustainable travel targets, including the services of a Travel Plan Coordinator. The Travel Plan must be in place by the first year of occupancy and the developer must put in place yearly monitoring arrangements for 5 years.

 

11.  No entitlement (unless the holder of a disabled person’s badge) to a resident’s parking permit.

 

12.  In mitigation of the transport impact of the proposed development, a contribution of £65,000 is sought towards sustainable travel initiatives, walking and cycling, public transport and highway measures in the area.

 

13.  The owner must adopt and adhere to a Student Management Plan, incorporating the elements set out in the ‘Code of Practice for the Management of Student Housing’, including the requirement for emergency and 24-hour contact details to be made available to members of the public in the event of anti-social behaviour arising from resident students.

 

14.  Payment by the landowner/developer of £50,000 as a financial contribution towards the employment of a Town Centre Manager for Shoreditch for duration of one year.

15.  The landowner/developer is to submit a document outlining noise attenuation measures.

 

REASONS FOR APPROVAL

 

1.  The following policies contained in the Hackney Unitary Development Plan (1995) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: EQ1 - Development Requirements; EQ12 - Protection of Conservation Areas; R3 - Development within Shopping Frontages; R4 - Local shops; EQ40 - Noise Control; TR19 - Planning Standards.

 

2.  The following policies in the London Plan (Consolidated with Alterations since 2004) are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission: 2A.1 - Sustainability criteria; 2A.7 - Areas for Regeneration; 3A.18 - Protection and enhancement of social infrastructure and community facilities; 3A.25 - Higher and further education; 3C.1 - Integrating transport and development; 3C.2 - Matching development to transport capacity; 3C.17 - Tackling congestion and reducing traffic; 4A.1 - Tackling climate change; 4A.3 - Sustainable design and construction; 4A.4 - Energy assessment; 4A.6 - Decentralised energy: heating, cooling and power; 4A.7 - Renewable energy; 4A.11 - Living roofs and walls; 4A.14 - Sustainable drainage; 4A.16 - Water supplies and resources; 4B.1 - Design principles for a compact city; 4B.2 - Promoting world-class architecture and design; 4B.3 - Enhancing the quality of the public realm.

 

INFORMATIVES

 

The following Informatives should be added:

 

SI.1   Building Control

SI.2   Work Affecting Public Highway

SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

SI.7   Hours of Building Works

SI.25   Disabled Person’s Provisions

SI.27   Regulatory Reform (Fire Safety) Order 2005

SI.28   Refuse Storage and Disposal Arrangements

SI.33   Landscaping

 

NSI.1  All materials submitted pursuant to the discharge of condition 3 of this approval should be supplied and delivered at the same time in a container clearly marked with the address of the application site, reference to the application number 2009/0691, and accompanied by coloured copies of relevant elevational drawings, to which each material sample should be clearly referenced and labelled accordingly. Full specifications detailing each material's manufacturer and colour (as per manufacturer's description/name thereof) should also be submitted at the same time.

 

NSI.2  All construction/demolition work must be undertaken between the hours of 08.00 to 18.00 Monday to Friday and 08.00 to 13.00 on Saturdays, with no work on Sundays or Public Holidays.

NSI.3  This decision notice is accompanied by a Section 106 legal agreement. It shall be implemented in full accordance with the details of that agreement.

 

NSI.4  The developer understands that the provision of nine fewer Eurobins than the twenty-four suggested by the Council’s Waste Management service may result in the requirement for a second weekly collection, for which a fee is payable.