Agenda item

Erection of part 1, part 2 storey building to provide changing room facilities with associated café, office and education room and associated car parking and landscaping (including green roof).

 

10.1  The Planning Officer introduced the report, as set out within the agenda.  He stated that the site was located within the KingsPark ward and not Haggerston ward, as shown on the report.

 

10.2  Reference was made to the addendum which stated that the application had been referred to the GLA and that the GLA’s first stage response had been received on the 25 June 2009.  The conclusion of their response was detailed within the addendum.

 

10.3  A response had also been received from the Hackney Marshes Users Group on the 25 June 2009.  The HMUG objects to the proposals until the objections and concerns detailed in the addendum had been addressed.

 

10.2  Reference was made to the loss of trees as a result of the development and the Planning Officer stated that the re-planting scheme proposed was deemed adequate.

 

10.3  The Planning Officer informed the Sub-Committee that an additional condition was proposed for £5,000 towards improvements to a bus stop.  (more info? …….) This was AGREED.

 

10.4  Kate Matthews, Nicola Baker (Assistant Director Culture), Kalpesh Intuala and Mike Woolner spoke in support of the scheme, their comments are summarised as follows:-

 

§  East Marsh would be temporarily used as a car park for the Olympics.

§  Due to change of plans, changing rooms now need to be re-provided in the South Marsh building.

§  A range of measures were proposed to try and help integrate the building in with the marshes, including the use of sustainable materials, green roof, security and protection.

§  The proposed development was 400sqm smaller than the previous proposal.

§  The new development will help promote sports and education opportunities.

§  High quality scheme.

 

10.5  Reference was made to the use of steel and whether this was lightening safe.  The architect explained that the steel would weather over time and samples would be tested to ensure they were satisfactory.  He also confirmed that the steel would be lightening safe.

 

10.6  In response to a question regarding the proposed management of the facility, the Assistant Director Culture explained that the Council would go out to tender and that the facility would not form part of the contract with Greenwich Leisure.

 

10.7  With regard to the potential educational use of the facility, it was explained that the Council would be working with the Learning Trust and the youth service to formalise an agreement for the use of the facility for educational purposes.

 

10.8  Members wished to clarify that the facility would not be exclusively used by the Learning Trust and other providers would not be excluded from using it.  The Assistant Director Culture explained that the Council did not agree to an exclusive agreement with the Learning Trust and so other providers would be free to use the facility.

 

10.9  Discussion took place surrounding the landscaping and the conservation and design team’s comments detailed in paragraph 4.8.1 of the report.  In response, the Planning Officer explained that on balance they found that it was necessary to provide parking in the proposed location and that it helped to have this screened.  A large amount of re-planting would also be undertaken.

 

10.10  Members wished to have details of drainage and for a condition to be added in order to find a solution to the permeability of the car park.  This was AGREED.

 

(Councillor Buitekant abstained from the vote).

 

  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.  Materials to be approved

Full details, with samples, of the materials to be used on the external surfaces of the buildings, including glazing, shall be submitted to and approved by the Local Planning Authority in writing before any work on the site is commenced.  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.  Ground surface treatment to be approved

Full details of all ground surface treatment to the site shall be submitted to and approved, in writing, by the Local Planning Authority, in writing, before any work on the site is commenced.  The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To ensure the satisfactory development of the site

 

5.  NSC – Landscaping details to be approved

A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site, for the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed; all landscaping in accordance with the scheme, when 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 ten years, such maintenance to include the replacement of any plants that die, or are severly 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.

 

6.  Tree/ hedgerow protection

No development will take place on site until full details of existing tree and hedgerow protection measures have been submitted to, and approved in writing by, the Council and until such approved protection has been erected on site.

 

REASON: To safeguard the visual amenity and ecology of the site.

 

7.  Bat survey

Prior to the commencement of demolition works on site a Bat Survey shall be conducted and the findings submitted to and approved in writing by the Local Planning Authority. The development to be carried out in accordance with any recommendations made in the approved survey report.

 

REASON: To safeguard protected species and the ecology of the site.

 

8.  Bird survey

Prior to the commencement of any scrub or tree removal on site a breeding bird survey shall be conducted (if scrub or tree removal is to take place between March – August); and the findings submitted to and approved in writing by the Local Planning Authority. The development to be carried out in accordance with any recommendations made in the approved survey report.

REASON: To safeguard protected species and the ecology of the site.

 

9.  Plant survey

Prior to the commencement of development a full invasive plant survey should be undertaken to assess the extent of gianthogweed, Japanese knotweed and Himalayan balsam. The findings of the survey to be submitted to and approved in writing by the Local Planning Authority.

 

REASON: To safeguard the wildlife and ecology of the site

 

10.  Excavations left overnight to be covered or filled

During construction works and excavations left overnight to be filled or securely covered or fitted with ramps to ensure that any trapped mammals can escape.

 

  REASON: To protect wildlife during construction.

 

11.  Green roofs

Details (including planting specifications) of the bio diverse, substrate-based green roof (75mm minimum depth) as shown on the approved plans, to be submitted to and approved in writing by the local planning authority, prior to occupation of the development. The development shall not be carried out otherwise than in accordance with the details thus approved. 

 

REASON: To enhance the character and ecology of the development, to provide undisturbed refuges for wildlife, to promote sustainable urban drainage and to enhance the performance and efficiency of the proposed building.

 

12.  NCS – Lighting Strategy

A detailed lighting strategy shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development. All external lighting within the application site to be in accordance with the approved lighting strategy unless otherwise agreed in writing by the Local Planning Authority.

 

REASON: To safeguard the ecology and visual appearance of the Metropolitan OpenLand and adjacent River Lea corridor.

 

13.  SCM9 - No extraneous pipework

No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the 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.

 

 

14.  SCI4 – Roof plant

No roof plant, including all external enclosures, machinery and other installations shall be placed upon or attached to the roof or other external surfaces of the building other than as shown on the approved drawings and/or details.

 

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.

 

15.  SCD2 – Provision of access and facilities

All provisions and facilities to be made for people with disabilities as shown on the plans and details hereby approved shall be implemented in full to the satisfaction of the Local Planning Authority before the use is first commenced.

 

REASON: In order to ensure that access and facilities for people with disabilities are provided in order to ensure that they may make full use of the   development.

 

16.  SCH8 – Parking for people with disabilities

No part of the development shall be occupied until 18 car parking spaces shall be marked out for use by persons with disabilities and retained permanently for use by the vehicles of people with disabilities.

 

REASON: In order to ensure that a reasonable number of parking spaces are located conveniently for use by people with disabilities.

 

17.  SCH2 – Loading/ Unloading within the Site/ Building

No loading or unloading of goods, by vehicles arriving at or departing from the premises shall take place otherwise than within the site.

 

REASON: To assist in ensure that the Public Highways is available for the safe and convenient passage of vehicles and pedestrians.

 

18.  SCH4 – Forward Vehicle Ingress/ Egress Only

  All vehicles shall enter and leave the site only in a forward direction.

 

REASON: In the interests of road safety generally and avoidance of obstruction of the highway.

 

19.  SCH5 – Provision of parking, turning and unloading space

No part of the development hereby approved shall be occupied until accommodation for car parking, turning and loading/unloading has been provided in accordance with the approved plans, and such accommodation shall be retained permanently for use by the occupiers and/or users of, and/or persons calling at, the premises only, and shall not be used for any other purposes.

 

REASON: To ensure that the proposed development does not prejudice the free flow of traffic or public safety along the neighbouring highway(s) and to ensure the permanent retention of the accommodation for parking/ loading and unloading purposes.

 

20.  SCH9 - Marking parking areas

Before the use hereby permitted first commences, appropriate markings shall be used to delineate all car parking spaces and service areas within the site/development as shown on the permitted plans, and such marking is to be retained permanently.

 

REASON: In the interests of orderly and satisfactory parking provisions being made on the site to ensure that the proposed development does not prejudice the free flow of traffic or public safety along the adjoining highway.

 

21.  SCH11 - Adequate visibility to Entrance

Adequate visibility shall be permanently retained at a height of 0.6 metre from footpath level for a distance of 1.5 metres along the back edge of the footway on booth sides of the permitted points of vehicular access, in accordance with the permitted plans.

 

REASON: To provide adequate indivisibility for drivers and pedestrians in the interests of road safety.

 

22.  Construction Traffic Management

Details of the construction traffic route and a construction traffic management plan shall be submitted to the local authority in accordance with the details contained in the transport statement, prior to the commencement of construction works on site.

 

REASON: To ensure that the proposed development does not prejudice the free flow of traffic or public safety along the neighbouring highway(s)

 

23.  NSC

Provision for 106 cycles within a covered secure facility. Details of which are to be submitted to and approved by the local planning authority, in writing, and subsequently installed in a satisfactory manner, before the development is fist occupied/ use commences.

 

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

 

24.  NSC

A parking management plan shall be submitted prior to occupation/use detailing all marking, signage, security and management measures to be implemented.

REASON:  To ensure that parking operations are implemented and maintained in accordance with the approved plans.

 

25.  NSC

A full travel plan shall be submitted in accordance with the details contained in the transport statement herby approved. Details of which are to be approved by the local planning authority, in writing, before the development is fist occupied/ use commences.

 

REASON: In order to ensure that the development is implemented in accordance with the approved travel plan.

 

26.  Bio-diesel boilers

Prior to the occupation of the development 4 equally sized oil firing boilers firing B100 biodiesel shall be installed and connected.

 

REASON: To secure the sustainable design and construction of the development.

 

27.  BREEAM

Prior to the commencement of development a full BREEAM Assessment shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

REASON: To secure the sustainable design and construction of the development.

 

28.  Hours of operation

The café/restaurant hereby approved shall only be open to members of the public between the hours of 09.00 and 17.00 in British wintertime and 09.00 and 20.00 in British summertime. 

 

REASON: To safeguard the residential amenity of nearby occupiers.

 

29.  SCM7 – Details to be approved

Detailed drawings/full particulars of the proposed development showing the matters set out below must be submitted to and approved by the Local Planning Authority, in writing, before any work is commenced.  The development shall not be carried out otherwise than in accordance with the details thus approved.

 

§  Ground and first floor plans incorporating the recommendations of the Design Appraisal Report.

§  Site layout plan incorporating the recommendations of the Design Appraisal Report.

§  Site layout plan (car park) ………………………………

 

REASON:  To ensure that the development is fully accessible to all and provides security by design.

 

30.  Drainage/permeability of car park ……………………………..

 

 

  REASON FOR APPROVAL

 

    The following reason for approval is given:

 

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, EQ21 Metropolitan Open Land, EQ31 Trees, OS1 Enhancing Metropolitan Open Land, OS2 Open Space and Parks, OS4 Protection of Open Space and Parks, OS5 Development Affecting Open Spaces and Parks, OS7 Sportsgrounds and Playing Fields, OS16 Development and Areas of Nature Conservation Importance.

 

The following policies contained 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: 4A.3 (‘Sustainable design and construction’); 4B.1 (‘Design principles for a compact city’); 4B.3 (‘Enhancing the quality of the public realm’); 4B.5 (‘Creating an inclusive environment’); 3D.14 (‘Biodiversity and nature conservation’); 3D.15 (‘Trees and woodland’). 4A.1 (‘Tackling climate change’); 4A.5 (‘Provision of heating and cooling networks’); 4A.7 (‘Renewable Energy’); 3C.23 (‘Parking strategy’); 3C.2 (‘Matching development to transport capacity’); 3C.20 (‘Improving conditions for buses’); 3C.21 (‘Improving conditions for walking’); 3C.22 (‘Improving conditions for cycling’); 3C.25 (‘Freight strategy’) and 3C.2 (‘Matching development to transport capacity’). 

 

    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.24   Naming and Numbering

   SI.25   Disabled Person’s Provisions

   SI.27   Fire Precautions Act

SI.28   Refuse Storage and Disposal Arrangements

SI.32  Consultation with Thames Water

  SI.34   Landscaping

SI.45  The Construction (Design & Management) Regulations 1994

SI.48  Soundproofing

NSC  The applicant is reminded that prior construction the applicant is required to contact the councils Highways section on 0208 356 8346 regarding the carrying out of highways works to the proposed access and footway along the frontage of the site.