Agenda item

The Principal Development Management Officer (PDMO), Be First Development Management Team, introduced a report on an application from LBBD for the construction of up to 5,086 sqm (GEA) of industrial floorspace (Classes B1c, B2 and B8); up to 156 residential units; up to 185 sqm (GIA) of cafe (Class A3); and associated works at 12 Thames Road, Barking.

Following the publication of the agenda an addendum report was subsequently published and presented, and which provided:

1. An update on the London Plan (Intend to Publish Version)

2. Further representations on the planning application

3. Further information submitted to the GLA in response to the Stage 1 response by the applicant, and

4. Changes to a condition and a Section 106 obligation arising partly from point 3 above the above.

In addition to internal and internal consultations, a total of 364 letters were sent to neighbouring properties together with the requisite statutory site and press notices. Four representations were received of which three objected and one supported the application. The material planning considerations concerning the representations were contained in the planning assessment detailed in the reports.

Two representations were made at the meeting, the first of which from Mr Andrew Boff, a local resident, objected to the application on the following basis:

·  Absence of a masterplan to support tall residential buildings,

·  Overcrowding and the absence of a plan in the application to encourage downsizers,

·  The overall development and lack of tenure to support families was out of character with the adjacent Barking Riverside,

·  Lack of easily assessable play areas for children, and the

·  Extreme embodied carbon content of the development

Supporting the application Mr Mehmet Sogut explained his interest in the site as the owner of a café in Thames Road, who had been temporarily relocated. He placed on record his thanks for the support of Be First in helping to maintain his business during this difficult time of the pandemic and he welcomed the new development which included a new large space for his café.

Responding to the objections officers from Be First Planning Consultancy (on behalf of the applicant) addressed each of the principle points raised, providing a summary of evidence and supportive documentation which was set out in full in the reports as presented. This included reference to the designation of Thames Road as a transformation area in the emerging Local Plan and published supplementary planning document (SPD) which had identified the area for mixed-use residential and light industrial development.

The heights of the buildings had followed London Plan policies to optimise site capacity and was in accordance with the draft SPD.  A full sunlight and daylight assessment had been carried out to assess the effect on neighbouring properties, the results of which were positive. The proposed homes would be connected to a sustainable heating system, and were considered to be of high quality with ample internal space and access to private and communal open space, including both on site child play space and off site recreation space along with soft landscaping at both podium and roof levels. The draft SPD set out a wider framework for the development of public open space in other locations along Thames Road.

It was concluded that bringing forward a 100% affordable housing scheme on this site alongside a modern fit for purpose light industrial space was acceptable in principle.

In response to a questions about the provision of open space and transportation, Be First Consultancy pointed out that the area was rapidly changing with existing spaces in both Barking Riverside and in Thames View to the north, and that the Masterplan supported the development of future open space provision in the area.

Turning to public transport the new Riverside rail link due to open in 2022 was a 10/12 minute walk away, and that a bus stop was located opposite the site with routes to Barking Town Centre.

It was noted that there had been ongoing correspondence between Be First and Thames ward councillors, the concerns of whom regarding aspects of the application included massing and height, had to some extent been addressed. It was acknowledged that so as to reduce traffic congestion in the area it was necessary to limit car parking to the development and that this had to be considered in the context of better public transport provision generally in the locality.

Referencing Mr Boff’s objections, the definition as to so called “overcrowding” was questioned although it was acknowledged that this proposal as well as the wider Riverside developments necessitated further infrastructural investment.

Taking all the above into account and following careful consideration of the relevant provisions of the National Planning Policy Framework, the Development Plan and all other relevant material considerations, the proposal was seen as acceptable. Officers were satisfied that any potential material harm in terms of the impact of the proposal on the surrounding area would reasonably be mitigated through compliance with the listed conditions and associated legal agreement, and therefore,

The Committee resolved to: 

1. Agree the reasons for approval as set out in this report,

2. Delegate authority to the Director of Inclusive Growth (or other authorised Officer) in consultation with LBBD Legal Services, to grant planning permission subject to any direction from the Mayor of London, the completion of a Unilateral Undertaking under S106 of the Town and Country Planning Act 1990 (as amended), based on the Heads of Terms identified at Appendix 7 of the report, and the Conditions listed at Appendix 6 of the report, as amended in the addendum report; and

3. That, if by 22 June 2021 the legal agreement has not been completed, the Director of Inclusive Growth (or other authorised Officer) had delegated authority to refuse planning permission or extend this timeframe to grant approval.