Agenda item

Joel Holland, Planning officer, introduced the proposal for the construction of a stepped building reaching up to 18 storeys. The building would comprise flexible industrial space (Class Eg (iii)/B2/B8), a café (Class E), and 124 residential units. The development included various amenities such as off-street servicing areas, blue badge parking, refuse facilities, cycle storage, plant rooms, landscaping, and amenity space, along with associated works.

The recommendation to grant planning permission was contingent on the satisfactory completion of legal agreements under Section 106 of the Town and Country Planning Act 1990 (as amended).

The application seeks full planning permission, involving the demolition of the existing industrial building and the construction of a mixed-use building with varying storey heights. The ground, first, and part second storeys would house industrial space, providing a cumulative floor space of 2,159 sqm—an increase from the existing 1,750 sqm. The upper levels would accommodate 124 residential units.

Situated in a relatively isolated part of the South Acton Locally Significant Industrial Site (LSIS), the proposed development aligns with the co-location principles outlined in Policy E7 of the London Plan. While exceeding recommended height limits, the scheme offers significant benefits, including improvements to Greenock Road, a new one-way system, increased footpath widths, street trees, lighting, and more defined loading and parking areas. The proposal also contributed additional open space beyond the Masterplan requirements.

The Agent of Change principle has been considered, and with recommended conditions, it was deemed that industrial and residential used can coexist without compromising LSIS's continued operation and viability.

The proposed residential units adhere to various planning policies, ensuring good quality living conditions, compliant floor spaces, adequate access to daylight and sunlight, and measured addressing noise and air quality concerns. The Affordable Housing offer meets policy requirements, with a 60/40 tenure split in Favour of London Affordable Rent over Shared Ownership.

The design of the development was praised for its high quality, incorporating strong articulation, variation, and architectural references to South Acton's industrial heritage. Tall Buildings and Heritage policies have been considered, with the site deemed appropriate for a tall building, causing 'less than substantial harm' to heritage assets within long-range views.

Concerns raised during the consultation regarding impacts on neighbouring properties and allotment gardens have been addressed through a thorough Technical Assessment, concluding that impacts were generally acceptable. The development promoted a car-free approach, offers sufficient cycle parking, and encouraged a modal shift towards sustainable transportation.

Although the site's current accessibility conditions were noted as poor, the proposed adoption of Greenock Road and contributions to public realm improvements aim to enhance safety and accessibility for future residents.

The Council's Energy Consultant supports the scheme, anticipating a significant reduction in site-wide CO2 emissions through "Lean" efficiency measured "Green" renewable energy.

The proposed development aligns with the Council's priorities, vision, and strategy by delivering more modern and flexible industrial capacity and providing good quality homes with an attractive affordable housing offer. The well-designed scheme contributed positively to the overall goals outlined in the Council Plan.

Simon Harrison, an objector to the development, made a representation to the

Committee which included the following key points:

·       that the height of the development was too high

·       that the development would change the character of the street, and

·       that the development would cause financial damage to residents living on the street

Simon Toplis, on behalf of the applicant, spoke in favour of the application.

The representation made the following key points:

·       that the development offers affordable housing

·       that the development was carefully considered by officers which deemed it to be acceptable, and

·       that natural light in the allotments with daylight guidance.

Joel Holland commented that the potential maximum height was 15 stories and the report acknowledged that the development was 3 extra stories too high.

In response to questions from the committee, Mr Holland confirmed that the amenities spaces will be usable for children’s formal place, the café was in proposal description so will be used as café or food space and that the noise impact will come through in the noise assessment provided. He also confirmed that marginal as three stories, that the larger podium was 18 stories with the short stories being then 15 and 12 stories high. Mr Holland confirmed that this instance was a one-off case that will allow the height of the building.

Members of the committee had concerns with the height of the building and what affect that will have on the street and the lack of space or children. However, members of the committee were happy with the design and believed the building to be good promotion for affordable housing.

RESOLVED:

That for the reasons set out in the committee report, planning permission for application REF 231285FUL be GRANTED subject to:

1.     Stage II referral to the Mayor of London,

2.     The satisfactory completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 (as amended)