Agenda item

20-22 Union Court (Larkhall) 19/02328/FUL

Officer’s recommendations:

 

1.    Resolve to grant conditional planning permission subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in this report.

 

2.    Agree to delegate authority to the Assistant Director of Planning, Transport and Development to:

 

a.    Finalise the recommended conditions as set out in this report, addendums and/or PAC minutes; and

b.    Negotiate, agree and finalise the planning obligations as set out in this report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended).

 

3.    In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Assistant Director of Planning, Transport and Development, having regard to the heads of terms set out in this report, addendums and/or PAC minutes, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) in order to meet the requirement of the Planning Inspector.

 

4.    In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the mitigating contributions identified in this report, addendums and/or the PAC minutes.

 

Minutes:

Case No. 19/02328/FUL (agenda item four, page 99 of the agenda pack, page four of the addendum).

 

The Planning Officer gave a presentation which included a summary of the report and subsequent addenda that had been published on Friday 22 May 2020 and the day of the meeting. Members were advised of the key material planning issues for consideration and noted that the scheme proposed to demolish Units 7 and 20 and replace them with one building ranging from one to five storeys in height (plus basement and mezzanine level) located in the Clapham North Key Industrial Business Area (KIBA). The scheme proposed Business B1 floor space, affordable workspace, 80 cycle parking spaces, eight blue badge spaces and a reduction of car parking spaces from 64 to 58. The closest residential buildings were Singer Mews and 18 and 19 Fergusson Mews. Fergusson Mews would receive reductions of sunlight/daylight, which was considered acceptable with the urban context. Singer Mews had south facing windows and would not be impacted by the scheme.

 

The applicant and representative then provided the following information in support of the application:

 

·         The proposal was an exciting opportunity to strengthen and diversify employment floor space within one of the borough’s limited number of Key Industrial and Business Areas.

·         This scheme formed part of a wider initiative to create environments which would foster and encourage the economic growth of small and medium enterprises. The scheme was more important now, given the challenges faced as a result of the Covid-19 pandemic.

·         The scheme provided an increase in employment floorspace, a high quality, sustainable and green development and the creation of over 400 new jobs.

 

At 22:00 the Committee elected to proceed with the meeting for a maximum of a further 45 minutes in order to conclude the remaining matters of business.

 

Councillor Andy Wilson then spoke as Ward Councillor for Larkhall, stating the following:

·         He was supporting the application as it would provide significant investment in one of the Council’s KIBAs.

·         He was grateful that the applicant gave a tour, explained their plans and addressed concerns from residents in Singer Mews regarding their potential loss of amenity.

·         The area needed more commercial space that would provide local residents with employment opportunities close to their homes.

·         The scheme would support up to 455 jobs, over 330 more than the number that were previously supported in Union Court.

 

Officers then provided the following information in response to questions from Members:

·         The proposed uplift of B1 light industrial space was considered acceptable, as it was broadly in line with emerging policies, and would be secured in condition 3.

·         Unit 1 was unoccupied, and no company would need to move out.

·         Conditions 10 and 11 would ensure trees were planted within the landscaping of the scheme.

·         The proposal would create new cycle spaces, of which 60 would be provided at basement level and 20 would be short term parking spaces on the ground floor. Officers could encourage the applicant to provide more spaces but could not require this based on potential uplift in cycle usage arising as a result of the current Covid-19 pandemic.

·         19 Fergusson Mews was currently facing a blank wall and had limited sunlight and daylight, as well as the limitations caused by overhanging balconies. The relative reduction in sunlight and daylight as a result of the proposed building would be considered acceptable.

·         The Union Court site was enclosed and is only accessible via the gated entrance at Union Road. The rooftops neighbouring 18 and 19 Fergusson Mews would only be accessed for maintenance and their access would be via the proposed building.

·         A secured by design condition had been added under which secure by design certification would be reviewed by external advisors from the Metropolitan Police.

·         The rooftops closest to 18/19 Fergusson Mews would be green roofs with no access to individuals. The walls shared with Fergusson Mews would only be accessible from rear gardens of that building, and there would be limited potential for graffiti as a result.

·         Condition 28 (construction management plan) did not identify the neighbouring properties, but an informative could be added advising that details of which neighbours were to be notified should be supplied when the condition is discharged.

 

The Committee considered points raised by speakers and information provided by officers in conjunction with the report before making the following observations:

·         Members requested that a condition be added to restrict the use of the roof terrace until 9pm and to remove permitted development rights for change of use for B1 class to residential accommodation.

 

It was MOVED by Councillor Wilcox, SECONDED by Councillor Kind, and

 

RESOLVED, unanimously

 

1.    To GRANT conditional planning permission subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in the report and the following:

 

              i.        An additional condition to restrict roof terrace hours after 9pm on all days to mitigate impact on resident amenities.

             ii.        An additional condition to remove permitted development rights for change of use from B1 use class to residential accommodation.

            iii.        An additional informative to be added in relation to the discharge of condition 28 to advise provision of the full list of neighbours to be notified.

 

2.    To delegate authority to the Assistant Director of Planning, Transport and Development to:

 

a)    Finalise the recommended conditions as set out in the report, addendums and/or PAC minutes; and

 

b)    Negotiate, agree and finalise the planning obligations as set out in the report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended).

 

3.    In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the mitigating contributions identified in the report, addendums and/or the PAC minutes.

 

Supporting documents: