Ward(s): Millwall (February 2002 onwards

Committee: Strategic Development Date: 13 th March 2008 Classification: Unrestricte Agena Item No: 7.4 Report of: Corporate Director of Development an Renewal Case Officer: Ila Robertson Title: Planning Application for Decision Ref No: PA/07/03282 War(s): Millwall (February 2002 onwars 1. APPLICATION DETAILS Location: Existing Use: Proposal: Inescon Court, 20 Millharbour, 4 low-rise, mainly single storey, commercial units primarily in use as printing (B2), istribution (B8) an warehousing (B8) uses with some ancillary offices. Demolition of the existing builings on site an construction of a mixe use evelopment comprising of two builings. The main builing ranges from 12 to 32 storeys with a maximum height of 95 metres (99.5 AOD) an a 10 storey 'Rotuna' builing being a maximum height of 31.85 metres (36.15 AOD). Use of the new builings for 546 resiential units (Use ClassC3) (87 x Stuios, 173 x 1 berooms, 125 x 2 berooms, 147 x 3 berooms, 14 x 4 berooms), 5,390sqm for hotel (Use Class C1) an /or Service Apartments (Sui Generis), 1,557sqm of Leisure floorspace (Use Class D2) an 1,654sqm commercial floorspace (Use Classes A1/A2/A3 an/or A4). Plus a new vehicle access, 150 car parking spaces in one basement level, public an private open space an associate lanscaping an public realm works at groun floor level. An Environmental Impact Assessment (EIA) has been submitte in support of this application. Drawing Nos: CS24235/T/035, (PL)010 REV C, (PL)011 REV C, (PL)012 REV C, (PL)499 REV H, (PL)500 REV J, (PL)501 REV H, (PL)502 REV J, (PL)503 REV J, (PL)504 REV J, (PL)505 REV J, (PL)506 REV J, (PL)507 REV J, (PL)508 REV J, (PL)509 REV J, (PL)510 REV J, (PL)511 REV J, (PL)512 REV J, (PL)513 REV J, (PL)514 REV J, (PL)515 REV J, (PL)516 REV J, (PL)517 REV J, (PL)518 REV J, (PL)519 REV J, (PL)520 REV J, (PL)521 REV J, (PL)522 REV H, (PL)523 REV H, (PL)524 REV H, (PL)525 REV H, (PL)526REV H, (PL)527 REV H, (PL)528 REV H, (PL)529 REV H, (PL)530 REV H, (PL)531 REV H, (PL)532 REV H, (PL)600 REV D, (PL)601 REV D, (PL)602 REV E, (PL)603 REV E, (PL)604 REV E, (PL)605 REV E, (PL)606 REV E, (PL)607 REV D, (PL)608 REV D, (PL)609 REV D, (PL)610 REV D an (PL)611 REV D L.200 Rev D, L.201 Rev C, L202 Rev C, L203 Rev C, L204 Rev C, LOCAL GOVERNMENT ACT 2000 (Section 97) LIST OF BACKGROUND PAPERS USED IN THE DRAFTING OF THIS REPORT Brief Description of backgroun papers: Tick if copy supplie for register Name an telephone no. of holer: Application, plans, aopte UDP. raft LDF an Lonon Plan Eileen McGrath 020 7364 xxxx

L205 Rev C, L.206 Rev C, L.207 Rev C an L.208 Rev C. Environmental Statement Volume I, Volume II an Non-Technical Summary prepare by RPS ate December 2007 Design Statement, prepare by Hamilton s an Ass, ate Dec 2007 Planning Statement, prepare by RPS Planning ate Dec 2007 Energy Statement, prepare by RPS Planning ate 8 th Feb 2008 Access Statement prepare by RPS Planning ate 3 r Dec 2007 Sustainability Statement prepare by RPS Transport ate Nov 2007 BRE Aenum Internal aylight Report, prepare by Drivers Jonas an ate 14 th Feb 2008 Applicant: Millharbour Developments Lt Owner: Walbrook Trustees (Jersey) Lt an Walbrook Properties Lt Historic Builing: N/A Conservation Area: N/A 2. SUMMARY OF MATERIAL PLANNING CONSIDERATIONS 2.1 The Local Planning Authority has consiere the particular circumstances of this application against the Council's approve planning policies containe in the Lonon Borough of Tower Hamlets Unitary Development Plan, the Council s Interim Planning Guiance (2007), associate supplementary planning guiance, the Lonon Plan an Government Planning Policy Guiance an has foun that: 2.2 The proposal is in line with the Mayor an Council s policy, as well as government guiance which seek to maximise the evelopment potential of sites. As such, the evelopment complies with policy 3A.3 of the Lonon Plan an HSG1 of the Council s Interim Planning Guiance (2007) which seeks to ensure this. 2.3 The retail uses (Class A1, A2, A3, A4) an/or community uses (Class D1) an/or leisure use (Class D2) are acceptable in principle as they will provie a suitable provision of jobs an activity in a suitable location. They will also provie a useful service to the community an future resients of the evelopment, as well as provie visual interest to the street. As such, it is in line with policies ST34, ST49 an DEV3 of the Council s Unitary Development Plan 1998 an policies DEV1, SCF1, an RT4 of the Council s Interim Planning Guiance (2007), which seek to ensure services are provie that meet the nees of the local community. 2.4 The proposal provies an acceptable amount of afforable housing an mix of units overall. As such, the proposal is in line with policies 3A.5, 3A.6 an 3A.9 of the Lonon Plan, policy HSG7 of the Council s Unitary Development Plan 1998 an policies CP22, HSG2 an HSG3 of the Council s Interim Planning Guiance (2007), which seek to ensure that new evelopments offer a range of housing choices. 2.5 The provision of a hotel/service apartments is consiere acceptable given the proximity of the site to public transport an the Canary Wharf area. Furthermore, the hotel woul not result in the loss of any housing or aversely affect the amenity of any ajoining resiential properties. As such the evelopment complies with policy 3B.2, 3C.1 an 3D.7 of the Lonon Plan, ART7 of the Unitary Development Plan, policy CP13 of the Council s Interim Planning Guiance (October 2007) which seek to ensure hotels are suitably locate within highly accessible locations an in proximity to business locations. 2.6 The ensity of the scheme woul not result in the overevelopment of the site an any of the problems that are typically associate with overevelopment. As such, the scheme is in line with policies DEV1 an DEV2 of the Council s Unitary Development

Plan 1998 an policies CP5, DEV1 an DEV2 of Council s Interim Planning Guiance (2007), which seek to provie an acceptable stanar of accommoation. 2.7 The evelopment woul enhance the streetscape an public realm through the provision of a public realm area an improve peestrian linkages through the Millennium Quarter. As such, the amenity space propose is acceptable an in line with policies 3C.21, 4B.3 an 4B.5 of the Lonon plan, policies ST37, DEV48 an T18 - T19 of the Council s Unitary Development Plan 1998 an policies CP30, CP36, DEV 3, DEV16 an OSN3 of the Council s Interim Planning Guiance (2006), which seek to improve amenity an liveability for resients. 2.8 The quantity an quality of housing amenity space an the public realm strategy is consiere to be acceptable an in line with PPS3, policy 3A.15, 3D.13 an 4B.3 of the Lonon Plan, policy HSG16 of the Council s Unitary Development Plan 1998 an policies OSN2 an CFR5 the Council s Interim Planning Guiance City Fringe Area Action Plan (2007) which seeks to improve amenity an liveability for resients without aversely impacting upon the existing open space. 2.9 The builing height, scale, bulk an esign is acceptable an in line with English Heritage an CABE criteria for tall builings; Planning Policy Guiance 15, policies 4B.1, 4B.2, 4B.9 an 4B.10 of the Lonon Plan, policies DEV1, an DEV2 of the Council s Unitary Development Plan 1998 an policies DEV1, DEV2, DEV3, DEV 27, CON2 an CON5 of the Council s Interim Planning Guiance (2007), which seek to ensure builings are of a high quality esign an suitably locate. 2.10 The submitte Environmental Statement is satisfactory, incluing the cumulative impact of the evelopment. Mitigation measures will be ensure through conitions an a s106 agreement. 2.11 The safety an security of the scheme is acceptable in accorance with policy DEV1 of the Council s Unitary Development Plan 1998 an policy DEV4 of the Council s Interim Planning Guiance (2007), which requires all evelopments to consier the safety an security of evelopment, without compromising the achievement of goo esign an inclusive environments. 2.12 Transport matters, incluing parking, access an servicing, are acceptable an in line with Lonon Plan policy 3C.23, policies T16 an T19 of the Council s Unitary Development Plan 1998 an policies DEV18 an DEV19 of the Council s Interim Planning Guiance (2007), which seek to ensure evelopments minimise parking an promote sustainable transport option. 2.13 Sustainability matters, incluing energy, are acceptable an in line with Lonon Plan policy 2A.1 an 4A.3 to 4A.11, an policies DEV 5 to DEV9 of the Council s Interim Planning Guiance (2007), which seek to promote sustainable evelopment practices. 2.14 Contributions have been secure towars the provision of afforable housing, health care an eucation facilities, public access, in line with Government Circular 1/97, policy DEV4 of the Council s Unitary Development Plan 1998 an policy IMP1 of the Council s Interim Planning Guiance (2007), which seek to secure contributions towar infrastructure an services require to facilitate propose evelopment. 3. RECOMMENDATION 3.1 That the Committee resolve to GRANT planning permission subject to: A. Any irection by The Mayor

B. The prior completion of a legal agreement to secure the following planning obligations: a) Afforable housing provision of a 35% minimum of the propose habitable rooms with a 78/22 split between rente/ share ownership to be provie on site. In aition the inclusion of a cascae clause to allow for aitional afforable housing provision up to a maximum of 50% if grant is receive. b) A contribution of 76,973.12 to mitigate the eman of the aitional population on health care facilities. c) A contribution of 93,672.88 to mitigate the eman of the aitional population on eucation facilities. ) Provision of public open space being Lightermans Plaza an lanscaping to the Millharbour Frontage. e) Provision of public access through the site via the north-south an east-west linkages. f) Completion of a car free agreement to restrict occupants applying for resiential parking permits. j) Commitment towars utilising employment initiatives in orer to maximise the employment of local resients. h) TV reception monitoring an mitigation. i) Preparation, implantation an review of a Green Travel Plan. j) Preparation, implantation an review of an Environmental Management Plan. k) Linkage of new eastern phase into the commencement of work on western phase. l) Any other planning obligation(s) consiere necessary by the Corporate Director Development & Renewal 3.2 That the Corporate Director Development & Renewal be elegate authority to negotiate the legal agreement inicate above. 3.3 That the Corporate Director Development & Renewal be elegate authority to impose conitions [an informatives] on the planning permission to secure the following matters: Conitions 1. Permission vali for 3 years. 2. Details of the following are require: Samples of materials for external materials of builing in accorance with esign preceents etaile in the esign an access statement, ate November 2007. Details of all balcony balustraing an screening. The esign of the lower floor elevations of commercial units incluing shopfronts, entrances to the hotel an resiential blocks. Mitigation measures require for an acceptable microclimate. Details of all signage. 3. Details of all external lanscaping (incluing roof level amenity spaces an etails of brown an/or green roof systems an bir, bat an insect boxes) incluing lighting an security measures, finishes, levels, walls, fences, gates an railings, screens/ canopies, entrances, seating an litter bins.

4. Lanscape Maintenance an Management Plan 5. Implementation of Lanscaping 6. Parking maximum of 150 cars (incluing 15 isable spaces) an a minimum of 546 resiential an 32 non-resiential bicycle parking spaces. 7. Provision of etails regaring servicing management plan. 8. Details of provision of ucting pathways an ventilation systems for A3/A4 uses. 9. Operating hours for A3, A4 an D1 uses (8.00am 11pm Mon Sun). 10. Further baseline noise measurements uring construction an operational phase (plant noise) to be unertaken for esign work purposes. 11. Limit hours of construction to between 8.00 Hours to 18.00 Hours, Monay to Friay an 8.00 Hours to 13.00 Hours on Saturays. 12. Limit hours of power/hammer riven piling/breaking out to between 10.00 Hours to 16.00 Hours, Monay to Friay. 13. Construction Management Plan, incluing a ust monitoring 14. Groun borne vibration limits. 15. Noise level limits 16. Implementation of micro-climate control measures 17. Implementation of ecological mitigation measures 18. Submission of the sustainable esign measures an construction materials, incluing etails of energy strategy, efficiency an renewable measures. 19. All resiential accommoation to be built to Lifetime Homes stanar, incluing at least 10% of all housing being wheelchair accessible. 20. Details of the isable access an inclusive esign 21. Hotel/ Service Apartment 90 ay maximum stay 22. Details of noise insulation between resiential an commercial uses. 23. Details of founation esign 24. Investigation an remeiation measures for lan contamination (incluing water pollution potential) incluing submission of verification report, an long-term monitoring of an maintenance plan to ensure remeiation. 25. Details of water efficiency measures. 26. Full particulars of the surface/ foul water rainage plans/ works. 27. Details of Secure by Design Measures 28. Any other planning conition(s) consiere necessary by the Corporate Director Development & Renewal Informatives 1. Section 106 agreement require. 2. Section 278 (Highways) agreement require. 3. Site notice specifying the etails of the contractor require. 4. Construction Environmental Management Plan Avice. 5. Environment Agency Avice on Pollution Control 6. Environment Agency Avice on Construction an Duty of Care 7. Environmental Health Department Avice. 8. Coe of Construction Practice. 9. Contact the GLA regaring the energy proposals. 3.4 That, if within 3-months of the ate of this committee the legal agreement has not been complete, the Corporate Director Development & Renewal be elegate authority to refuse planning permission. 4. PROPOSAL AND LOCATION DETAILS 4.1 This application represents an alternative scheme for the reevelopment of the eastern sie of the Inescon Court suite. The site has two previous outline approvals for evelopment on the site. The original scheme was an outline permission (LBTH Reference PA/02/01330) that covere both the eastern an western parts of the site. The scheme

was approve on the 22 n June 2004 for the following: Outline application for a mixe use evelopment up to a maximum height of 19 storeys (78.5 metres) comprising resiential (Class C3), offices (B1), shops/financial an professional services/foo an rink units (A1,A2,A3), B1 workspace units, public open space an peestrian routes with basement car parking, access an new highway arrangements. The secon outline scheme (LBTH Reference PA/05/01294) was solely for the eastern sie of the Inescon Court site. The scheme was approve on the 28 th September 2007 for the following: In outline, the reevelopment of the eastern sie of Inescon Court by a builing of a maximum height of 84 metres to accommoate a Use Class C1 (hotel) of 2,775 sq m, 962 sq m for use as an apart-hotel or further hotel floor space, 35,000 sq m of Class C3 (resiential up to 490 units), 550 sq m of B1 (business), 1,000 sq m of either A1 (shop), A2 (financial & professional services), A3 (restaurants/cafes) or A4 (pubs/bars), 1,800 sq m of either Class D2 (assembly & leisure), Classes A3 (restaurants/cafes) or A4 (pubs/bars) at groun an basement, with private an public open space, peestrian routes, basement car parking, access an lanscaping. 4.2 The western (resiential) phase of the first outline scheme (LBTH Reference PA/02/01330) is currently uner construction on the site with the reserve matter etails of the scheme were approve uner LBTH reference PA/06/00900 an PA/07/01422 on the 11 th January 2007 an 24 th September 2007 respectively. 4.3 The current proposal for the reevelopment of the eastern site comprises the following: Two builings one being an S shape builing comprising of six blocks (F, G, H, J, K an M) an a separate builing (Block L) to the north west of the site known as the rotuna. The blocks are of varying height ranging from 31 to 12 storeys an rop own across the site from north to south, with a maximum height of 99.5m AOD. The builing will comprise of 546 resiential units being 87 x Stuios, 173 x 1 berooms, 125 x 2 berooms, 147 x 3 berooms an 14 x 4 berooms. The builing will inclue a hotel/ service apartment complex comprising of 108 rooms totalling 5,390sqm. The provision of part of a public park (Lightermans Garens), communal an private open space amenity areas locate across the site at groun level, poium level, roof terraces an winter garens totalling 11,413sqm. A share common basement incluing 150 car parking spaces an 546 cycle parking spaces are propose; As there are no efine users for the propose groun floor commercial floorspace at this stage. The applicant has aske for it to be able to be use for a variety of uses. Consequently, the commercial space is propose to be use for retail, financial an professional services, restaurant an cafes an rinking establishments, (Classes A1, A2, A3, A4 an A5) an/or community facilities (Class D1) an/or leisure use (Class D2); an Public peestrian routes through the site. 4.3 The propose layout strengthens the east-west an north-south peestrian routes through the site with the focus being the Lightermans garens at the heart of the site an Lightermans Plaza which wraps aroun the on the north eastern corner. 4.4 It is also important to note that given the site is locate within the Millennium Quarter area a tariff system operates for s106 contributions for transport an infrastructure. However, in this instance the applicant is proviing a public park on the site known as Lightermans

Garens which is situate within the mile of the site. Given the applicant is proviing a public park this thereby exempts the evelopment from paying the tariff as the costs associate with proviing the park are in lieu of the tariff. As note in paragraph 3.1, the applicant is to make contributions to eucation an health base on the uplift of the numbers of units from the previously approve scheme. This is on top of the previously approve contributions package which inclues the provision of part of Lightermans garens. Site an Surrounings 4.5 The Inescon Court site comprises 1.76ha an is locate within the Millennium Quarter Master Plan (MQMP) on the Isle of Docks just south of the Canary Wharf area. The MQMP ientifies the site as being in the heart of the quarter with a larger area of public realm known as Lightermans Garens. 4.6 However, this particular application relates solely to the eastern sie of the site an is known as phase two (the mixe-use phase) of the original outline planning permission an incorporates an area of 0.94ha. 4.7 The site currently has four one to two storey commercial units locate on site in use as printing (B2), istribution (B8) an warehousing (B8) uses with some ancillary offices. The remainer of the Inescon Court site is currently a construction site as the western resiential phase of the original permission is being built out. 4.8 The site is boune by three roas being Lightermans Roa to the north, Millharbour to the east an Lanterns Lane to the south. To the west of the site is the western resiential phase of the original outline phase which is currently uner construction. 4.9 There a number of resiential schemes that either built out, currently uner construction or consente ajacent the site. These are ientifie as follows: Former Tate an Lyle Site (Constructe to the west opposite phase one of Inescon Court). 31-39 Millharbour (To the west constructe). 41-43 Millharbour (To the west uner construction). Lanterns Court (To the south uner construction). 4.8 There are a number of existing amenity an support services within the area an the site is in close proximity to the Canary Wharf Shopping centre. 4.9 In terms of built heritage, the site is not locate within a Conservation Area an none of the builings on the site are liste. 4.10 The site has goo access to public transport an other amenities, benefiting close proximity to the Crossharbour (approximately 500m to east) an South Quay (approximately 200m to north) Docklans Light Railway, Canary Wharf an the Jubilee Tube Line (approximately 400 metres to the north) an several bus networks. Planning History 4.11 The following planning ecisions are relevant to the application: PA/02/1330 Outline application for a mixe use evelopment up to a maximum height of 19 storeys (78.5 metres) comprising resiential (Class C3), offices (B1), shops/financial an professional services/foo an rink units (A1,A2,A3), B1 workspace units, public open space an peestrian routes with basement car parking, access an new highway arrangements. The application is

accompanie by an Environmental Statement uner the Town an Country Planning (Environmental Impact Assessment) Regulations 1999. PA/05/1294 In outline, the reevelopment of the eastern sie of Inescon Court by a builing of a maximum height of 84 metres to accommoate a Use Class C1 (hotel) of 2,775 sq m, 962 sq m for use as an apart-hotel or further hotel floor space, 35,000 sq m of Class C3 (resiential up to 490 units), 550 sq m of B1 (business), 1,000 sq m of either A1 (shop), A2 (financial & professional services), A3 (restaurants/cafes) or A4 (pubs/bars), 1,800 sq m of either Class D2 (assembly & leisure), Classes A3 (restaurants/cafes) or A4 (pubs/bars) at groun an basement, with private an public open space, peestrian routes, basement car parking, access an lanscaping. PA/06/0900 Reserve matters (external appearance, esign an lanscaping) pursuant to conition 2 of outline planning permission (Ref: PA/02/01330) for the erection of an 8 storey builing, rising to 17 an 15 storeys in the north-west an south-east corners respectively, comprising 427 resiential units (Class C3), retail units (Class A1, A2, A3, A4 an A5) with basement parking for 174 cars an 457 cycle parking spaces, access provie from Mastmaker Roa (Cassilis Roa), with public an private open space an peestrian routes with associate lanscape works. Approval of etails pursuant to conitions 3 (Phasing of evelopment), 6 (parking layout) an 12 (Access for isable persons) of outline planning permission PA/02/01330 ate 22n June 2004. PA/07/1422 Reserve matters (external appearance, esign an lanscaping) pursuant to conition 2 of outline planning permission (Ref: PA/02/01330) for the erection of an 8 storey builing, rising to 17 an 15 storeys in the north-west an south-east corners respectively, comprising 364 resiential units (Class C3), retail units (Class A1, A2, A3, A4 an A5) with basement parking for 174 cars an 393 cycle parking spaces, access provie from Mastmaker Roa (Cassilis Roa), with public an private open space an peestrian routes with associate lanscape works.(amene application) 5. POLICY FRAMEWORK 5.1 For etails of the status of relevant policies see the front sheet for Planning Applications for Decision agena items. The following policies are relevant to the application: Unitary Development Plan (as save September 2007) Proposals: FPA Floo Protection Policies: DEV1 Design Requirements DEV2 Environmental Requirements DEV3 Mixe Use evelopment DEV4 Planning Obligations DEV12 Provision of Lanscaping in Development DEV50 Noise DEV51 Contaminate Lan DEV55 Development an Waste Disposal DEV69 Water Resources EMP1 Encouraging New Employment Uses HSG7 Dwelling Mix HSG16 Amenity Space T3 Provision of Aitional Bus Services T16 Impact of Traffic

T18 Peestrian Safety an Convenience T21 Existing Peestrians Routes S7 Public House S10 New Shopfronts OS9 Chil Play Space U2 Consultation Within Areas at Risk of Flooing U3 Floo Defences Interim Planning Guiance for the purposes of Development Control (Oct 2007) Proposals: ID34 Development Site (Public Open Space an Resiential C3) FRA Floo Risk Area LCN Lonon Cycle Network Core IMP1 Planning Obligations Strategies: CP1 Creating Sustainable Communities CP2 Equal Opportunity CP3 Sustainable Environment CP4 Goo Design CP5 Supporting Infrastructure CP7 Job Creation an Growth CP11 Sites in Employment Use CP13 Hotel, Service Apartments an Conference Centre CP15 Range of Shops CP19 New Housing Provision CP20 Sustainable Resiential Density CP21 Dwelling Mix CP22 Afforable Housing CP25 Housing Amenity Space CP27 Community Facilities CP30 Improving the Quality an Quantity of Open Space CP31 Bioiversity CP37 Floo Alleviation CP38 Energy Efficiency an Prouction of Renewable Energy CP39 Sustainable Waste Management CP41 Integrating Development with Transport CP42 Streets for People CP43 Better Public Transport CP46 Accessible an Inclusive Environments CP47 Community Safety CP48 Tall Builings Policies: Development Control Policies DEV1 Amenity DEV2 Character & Design DEV3 Accessibility & Inclusive Design DEV4 Safety & Security DEV5 Sustainable Design DEV6 Energy Efficiency & Renewable Energy DEV10 Disturbance from Noise Pollution DEV11 Air Pollution an Air Quality DEV12 Management of Demolition an Construction DEV13 Lanscaping DEV14 Public Art DEV15 Waste an Recyclables Storage DEV16 Walking an Cycling Routes an Facilities DEV17 Transport Assessments

DEV18 Travel Plans DEV19 Parking for Motor Vehicles DEV20 Capacity of Utility Infrastructure DEV21 Floo Risk Management DEV22 Contaminate Lan DEV24 Accessible Amenities an Services DEV27 Tall Builings EE2 Reevelopment /Change of Use of Employment Sites HSG1 Determining Resiential Density HSG2 Housing Mix HSG3 Afforable Housing HSG4 Social an Intermeiate Housing ratio HSG7 Housing Amenity Space HSG9 Accessible an Aaptable Homes HSG10 Calculating Provision of Afforable Housing SCF1 Social an Community Facilities Isle of Dogs Area Action Plan Policies IOD1 Spatial Strategy IOD2 Transport an Movement IOD5 Public Open Space IOD7 Flooing IOD8 Infrastructure Capacity IOD18 Employment Uses in the Central Sub-Area IOD19 Resiential Uses in the Central Sub-Area IOD20 Retail an Leisure uses in the Central Sub-Area IOD21 Design an Built Form in the Central Sub-Area IOD22 Site Allocations in the Central Sub-Area Millennium Quarter Master Plan (September 2000) Supplementary Planning Guiance/Documents Designing Out Crime Resiential Space Lanscape Requirements Spatial Development Strategy for Greater Lonon Consoliate with Alterations since 2004 (Lonon Plan February 2008) 2A.1 Sustainability Criteria 2A.2 The Spatial Strategy for Development 3A.1 Housing Supply 3A.2 Borough Housing Targets 3A.3 Maximising the Potential of Sites 3A.5 Housing Choice 3A.6 Quality of New Housing Provision 3A.7 Large Resiential Developments 3A.8 Definition of Afforable Housing 3A.9 Afforable Housing Target 3A.10 Negotiating Afforable Housing 3A.17 Nees of Diverse Communities 3A.18 Social Infrastructure an Community Facilities 3A.20 Health Objectives 3A.24 Eucation Facilities 3A.27 Meeting Floor Targets 3A.28 Social an Economic Impact Assessments

3B.2 Office Deman an Supply 3B.3 Mixe Use Development 3C.1 Integrating Transport an Development 3C.2 Matching Development to Transport Capacity 3C.21 Improving Conitions for Walking 3C.22 Improving Conitions for Cycling 3C.23 Parking 3D.7 Visitor Accommoation an Facilities 3D.13 Chilren s Play an Informal Play Space 4A.3 Sustainable Design an Construction 4A.4 Energy Assessment 4A.5 Provision of Heating an Cooling Networks 4A.6 Decentralise Energy: Heating, Cooling an Power 4A.7 Renewable Energy 4A.9 Aaptation to Climate Change 4A.10 Overheating 4A.11 Living Roofs an Walls 4A.12 Flooing 4A.14 Sustainable Drainage 4A.16 Water Supplies an Resources 4A.19 Improving Air Quality 4A.20 Noise 4B.1 Design Principles for a Compact City 4B.2 Promoting worl class architecture an esign 4B.3 Enhancing the Quality of the Public realm 4B.5 Creating an Inclusive Environment 4B.6 Safety, Security an Fire Protection 4B.8 Respect Local context an communities 4B.9 Tall Builings-Location 4B.10 Large scale builings, esign an impact 5C.1 The Strategic Priorities for East Lonon 5C.2 Opportunity Areas in East Lonon Government Planning Policy Guiance/Statements PPS1 PPS3 PPG13 PPS22 PPG24 Delivering Sustainable Development Housing Transport Renewable Energy Planning & Noise Community Plan The following Community Plan objectives relate to the application: A better place for living safely A better place for living well A better place for creating an sharing prosperity A better place for learning, achievement an leisure A better place for excellent public services 6. CONSULTATION RESPONSE 6.1 The views of officers within the Directorate of Development an Renewal are expresse in the MATERIAL PLANNING CONSIDERATIONS section below. The following were consulte regaring the application: LBTH Eucation 6.1 A contribution towars the provision of 74 aitional primary school places @ 12,342 =

913,308.00. (OFFICERS COMMENT: As mentione in paragraph 4.4 of the report the site is proviing a public park as require by the Millennium Quarter Masterplan. Given the scheme is proviing this public asset it is consiere that any eucation contribution shoul be limite to the uplift resulting from the previously approve scheme for 490 units an the propose 546 units, being 56 units. This results in a contribution to eucation of 93,672.88. LBTH Energy Efficiency Unit 6.2 The proposal consiers a range of renewable energy technology an proposes to meet the 10% on site renewable energy requirement by proviing a 280kW biomass boiler, which is satisfactory, provie further information on the procurement of the biomass fuel a sustainable source. In aition, the evelopment proposes a 300kWe gas fire CHP system to supply energy efficiently to the evelopment. The connection to Barkantine Heat an Power Company has been consiere an ismisse on the basis that Barkantine only offer to supply heat an not electricity an the higher initial capital cost of the connection. Councils communication with Barkantine have avise that they are willing to offer electricity an are offering to refun some of the capital cost when ajacent evelopments join on to the Barkantine scheme. It is therefore consiere that further investigations shoul be complete before the possible connection to Barkantine is ismisse. The energy strategy in principle is satisfactory however it has not fully explore all the opportunities in terms of connecting into Barkantine CHP plant. It is therefore consiere that a conition shoul be inclue requiring the submission of a strategy prior to the commencement of works on the site to allow for further exploration on this matter. LBTH Environmental Health Contaminate lan 6.3 The contamination assessment is very etail an the propose remeiation measures appear acceptable. Recommen the inclusion of a conition to secure the implementation an verification of these measures. Noise 6.4 No objection. Daylight/ Sunlight 6.5 The impact on the surrouning builings is acceptable for the urban nature of the area, with the proposal in general accorance with the baseline establishe by previous approvals. The Shaow Analysis between baseline-consente-propose scheme for 21st March an the cumulative impact is acceptable with any impacts limite to the early hours ( 07:00-09:00 hrs) an appears satisfactory later on in the ay.(10:00-17:00hrs). Within the scheme the majority of winows comply an the amenments mae to the internal configurations an balcony ajustments allows for a goo level of compliance. The proposal is consiere to be acceptable in terms of the guiance set out by the Builing Research Establishment (BRE criteria. LBTH Highways 6.6 This evelopment woul be eeme acceptable proviing:

The entire evelopment is covere by a car free agreement That a travel plan is secure by s106 Details regaring final esign of servicing area are conitione; That car parking be kept at no more than 150 spaces; an That section 278 an 106 agreements are entere into. Section 278 Requirements 6.7 There will significant section 278 requirements brought about by the construction of this evelopment; these to inclue footways surrouning the site an highways ajacent to the site. Section 106 Requirements 6.8 The scale of the evelopment will require contributions to the following: A construction management plan; A Travel Plan; an Car Free agreement. LBTH Lanscape 6.9 No comments receive. LBTH Crime Prevention Officer 6.10 No Objection. A number of pre-application iscussions were hel on the proposal an all my concerns have been aresse. It is consiere that a conition securing submission of secure by esign statement shoul be inclue to ensure the as-built esign oes not reuce any of the esign quality. British Waterways (Statutory) 6.11 No Objection. Environment Agency (Statutory) 6.12 No objection subject to appropriate conitioning in respect to grounwater protection, surface water runoff an water efficiency measures. Government Officer for Lonon (Statutory) 6.13 No comment receive. Greater Lonon Authority (Statutory) 6.14 No formal comments receive. Natural Englan (Formally English Nature an Countrysie Agency) (Statutory) 6.15 Overall they consier that the ecological issues are being hanle effectively uner the ES. If the authority is mine to grant planning permission for the proposal they recommen the use of suitable planning conitions or legal agreements to ensure these aspects are fully ahere to.

Transport for Lonon (Statutory) 6.16 No comments receive. CABE 6.17 No comments receive. English Heritage - Archaeology 6.18 No objection. Lonon City Airport 6.19 No safeguaring objections. Lonon Fire an Civil Defence Authority 6.20 No comment receive. Metropolitan Police 6.21 No comments receive. Thames Water Utilities 6.22 No comments receive Docklans Light railway 6.23 No comments receive. National Air Traffic Services Lt 6.24 No objection. BBC Reception Avice 6.25 No comments receive. Tower Hamlets PCT 6.26 Communication with the PCT inicate that the uplift in the number of units on site will generate a capital contribution requirement of 76,973.12. (OFFICER COMMENT: As mentione in paragraph 4.4 of the report the site is proviing a public park as require by the Millennium Quarter Masterplan. Given the scheme is proviing this public asset it is consiere that any health contribution shoul be limite to the uplift resulting from the previously approve scheme for 490 units an the propose 546 units, being 56 units. This results in a capital contribution to health of 76,973.12). 7. LOCAL REPRESENTATION 7.1 A total of 1016 neighbouring properties within the area shown on the map appene to this report were notifie about the application an invite to comment. The application has also been publicise in the East En Life an on site.

In aition the following Resients an Tenants Associations were consulte: Millwall Tenancy Association Association of Islan Communities Mill Quay Resients Associations Barkantine Tenants an Resients Associations The number of representations receive from neighbours an local groups in response to notification an publicity of the application were as follows: No of iniviual responses: No of petitions receive: 0 Objecting: 0 Supporting: 0 None 8. MATERIAL PLANNING CONSIDERATIONS 8.1 The main planning issues raise by the application that the Committee must consier are: Lan Use Design Amenity Highways Other Lan Use Principle of Resiential-Le Mixe Use Development Resiential Use 8.2 The propose scheme inclues the emolition of the existing inustrial uses on the Site, to provie a resiential evelopment. In accorance with polices 3A.1 an 3A.2 of the Lonon Plan, the Mayor is seeking the maximum provision of aitional housing in Lonon. The Lonon Plan housing targets (December 2006) for Tower Hamlets from 2007 to 2016 is 31,500 new homes, subject to the provision of aequate social an physical infrastructure an contributing to sustainable communities (CP19). 8.3 The site is allocate in the Interim Planning Guiance 2007 (IPG) for public open space an resiential uses. The Inescon Court site is proviing an area of public park to be known as Lighterman s Garens. Uner the Millennium Quarter masterplan the site is ientifie for a mixe use evelopment. 8.4 It is consiere that the site is appropriate for resiential-le evelopment given it is ientifie for resiential uses by the site allocation an it falls within the mixe use area of the Millennium Quarter. Employment Use 8.5 The site is not a Strategic Employment Site accoring to the Lonon Plan or in a Local Employment Location for employment in the UDP. The site has previously ha employment generating uses on site. These uses comprise of 12 inustrial/ warehouse units, however nine of these units have been remove as part of the construction of the approve western phase of resiential evelopment. In particular, the loss of this use was etermine uner the previous outline consent for the site. It is therefore consiere that the loss is acceptable an in accorance with Council policy given the level of replacement floorspace an vision etaile below uner the masterplan.

8.6 The site is ientifie as being at the heart of the Millennium Quarter where a iversity of uses shoul be concentrate. In particular the masterplan states: This area will inclue shops, restaurants, health an fitness centres, pubs, bistros an cafes. Ieally it will also inclue religious centres, community facilities, art centres an a wie range of leisure an sports facilities. All evelopment proposals in this area will be expecte to incorporate a iverse mix of uses, either at the time of evelopment or by future conversion. The scheme therefore proposals inclue active groun floor frontages ajacent to the peestrian linkages an areas of public realm, comprising of 1,654sqm of floorspace for use classes A1, A2, A3 an/or A4 an 1,557sqm of leisure floorspace. 8.7 The upper levels of the builing will comprise of 546 units over 46,726sqm of resiential floorspace an 108 room hotel/ service apartment complex over 5,390sqm. This provision is in accorance with the vision set out uner the masterplan for a iversity of uses an follows the site allocation uner the IPG for inclusion of resiential uses. 8.9 In accorance with policies 3B.2 an 3D.7 of the Lonon Plan, the Mayor is seeking the provision of a wie range of tourist accommoation an support services for large office evelopment. Furthermore, Council policy CP13 uner IPG supports the location of hotels in areas of high accessibility an within the central areas of the Isle of Dogs. Therefore, given the proximity of the site to Canary Wharf an accessibility of the site by public transport it is consiere an acceptable location for a hotel/ service apartment use. 8.10 In view of the above comments a resiential-le mixe use reevelopment of this site is in principal supporte. Density 8.11 The Site has a net resiential area of approximately 0.94 hectares. The scheme is proposing 546 units or 1,436 habitable rooms per hectare. The propose resiential accommoation woul result in a ensity of approximately 580 units per hectare an 1528 habitable rooms per hectare (hr/ha). 8.12 The site has a public transport accessibility level, or PTAL, of 4. Accoring to policy 3A.3 of the Lonon Plan, the site is best escribe as central an therefore has a suggeste ensity range of 650 1100 habitable rooms per hectare (hr/ha) in accorance with the Density location an parking matrix. Furthermore, policy IOD19 of the IPG states that ensities in a range of 650 to 1100 hr/ha are anticipate in the Central Sub-Area of the Isle of Dogs with in the orer of 7,000 new homes expecte. 8.13 In general numerical terms, the propose ensity of 1528hr/ha woul appear to be an overevelopment of the site. However, the intent of the Lonon Plan an Council s IPG is to maximise the highest possible intensity of use compatible with local context, goo esign principles an public transport capacity. 8.14 It shoul be remembere that ensity only serves an inication of the likely impact of evelopment. Typically high ensity schemes may have an unacceptable impact on the following areas: Access to sunlight an aylight; Lack of open space an amenity space; Increase sense of enclosure; Loss of outlook; Increase traffic generation; an

Impacts on social an physical infrastructure; These issues are all consiere in etail later in the report an were consiere to be acceptable. 8.15 The propose ensity of 580 units per ha oes not grossly excee the ensity level for the previously approve schemes which ha a ensity of 521 units per ha. The site continues to be locate within easy access to public transport an open space, an of high quality esign. 8.16 Policy 3A.2 of the Lonon Plan encourages Boroughs to excee the housing targets an to aress the suitability of housing evelopment in terms of location, type an impact on the locality. Policies CP20 an HSG1 of the IPG seek to maximise resiential ensities on iniviual sites; taking into consieration the local context an character; resiential amenity, site accessibility; housing mix an type; achieving high quality, well esigne homes; maximising resource efficiency; minimising averse environmental impacts; the capacity of social an physical infrastructure an open spaces; an to ensure the most efficient use of lan within the Borough. 8.17 On review of these issues, a high ensity mixe use evelopment can be supporte in this location in accorance with Lonon Plan, UDP an IPG policies. The scheme is consiere acceptable for the following reasons: The proposal is of quality esign an respons appropriately to its context. The proposal is not consiere to result in any averse symptoms of overevelopment. A number of contributions towars afforable housing, health, eucation an the provision of public open space, have been agree to mitigate any potential impacts an are in accorance with the Millennium Quarter Masterplan. The evelopment is locate within an area with goo access to public transport services, open space an other local facilities. The site also has goo access to cycle an peestrian linkages. Housing Afforable Housing 8.18 Policy 3A.9 of the Lonon Plan sets out a strategic target that 50% of the new housing provision shoul be afforable. 8.19 Policy CP22 of the IPG ocument states that the Council will seek to maximise all opportunities for afforable housing on each site, in orer to achieve a 50% afforable housing target across the Borough, with a minimum of 35% afforable housing provision being sought. 8.20 The applicant is proposing to provie 165 afforable wellings, which represents 35% of the propose housing on habitable room basis. However, following iscussions with Council an the GLA the applicant is prepare for a cascae clause to be inclue in the s106 to allow for aitional afforable units above this 35% up to the maximum of 50% on site if the scheme secures grant funing. 8.21 An evaluation of the schemes viability was prepare by the applicant using the GLA Afforable Housing Development Control Toolkit, where the scheme is proposing less than 50% afforable housing, in line with policy 3A.10 of the Lonon Plan. The toolkit assessment has been scrutinise an its results, on balance, are supporte.

8.22 It is consiere that the level of afforable housing provision complies with Council policies an is therefore acceptable. Social Rente/ Intermeiate Ratio 8.23 Against Lonon Plan policy 3A.9 afforable housing target of 50%, it requires that 70% shoul be social rent an 30% shoul be intermeiate rent. 8.24 Policy CP22 of the IPG states that the Council will require a social rente to intermeiate housing ratio split of 80:20 for all grant free afforable housing. 8.25 A summary of the afforable housing social rente/ intermeiate split is provie below: Tenure Units Habitable Rooms Lonon Plan LDF social rent 123 (75%) 385 (78%) 70% 80% share ownership 42 (25%) 107 (22%) 30% 20% total 165 (100%) 492 (100%) 100% 100% 8.26 The propose tenure split falls slightly short on the 80% requirement for social rente within the IPG with 78% of the total afforable being for afforable rent. However the scheme excees the Lonon Plan target of 70% of the afforable being for rent, an is therefore on balance acceptable. Housing Mix 8.27 The scheme is proposing a total of 546 resiential units comprising of 87 x Stuios, 173 x 1 berooms, 125 x 2 berooms, 147 x 3 berooms an14 x 4 berooms. 8.28 Paragraph 20 of Planning Policy Statement 3 states that key characteristics of a mixe community are a variety of housing, particularly in terms of tenure an price an a mix of ifferent househols such as families with chilren, single person househols an oler people. 8.29 Pursuant to policy 3A.5 of the Lonon Plan the evelopment shoul: offer a range of housing choices, in terms of the mix of housing sizes an types, taking account of the housing requirements of ifferent groups. 8.30 The GLA housing requirements stuy ientifie within the Mayor s Housing SPG provies a breakown of housing nee base on unit mix. However, accoring to the Mayors SPG, it is inappropriate to apply the ientifie proportions cruely at local authority level or site level as a housing mix requirement. Rather, they shoul be consiere in preparing more etaile local housing requirement stuies. 8.31 Policy HSG7 of the UDP states that new housing evelopment shoul provie a mix of unit sizes where appropriate incluing a substantial proportion of family wellings of between 3 an 6 berooms. The UDP oes not provie an prescribe targets. 8.32 The following table below summarises the propose housing mix against policy HSG2 of the Interim Planning Guiance 2007, which seeks to reflect the Boroughs current housing nees:

afforable housing market housing Unit size Total units in scheme units % social rente intermeiate private sale LDF % units % LDF % units % Stuio 87 0 0 0 0 0 0 87 23 25 1 be 173 26 21.2 20 26 62 37.5 121 31 25 2 be 125 37 30.1 35 9 21 37.5 79 21 25 3 be 147 46 37.3 30 7 94 4 be 14 14 11.4 10 0 0 5 Be 0 0 0 5 0 17 25 0 25 25 TOTAL 546 123 100 100 42 100 100 381 100 100 8.33 The overall scheme provies 30% family size accommoation with the targets in both the social rente an private housing mix met or exceee. The provision of family size units is at 49% for the social rente units, 25% for the private units an 17% for the intermeiate mix. It is consiere that the proposal is in accorance with Council policies HSG2 which seek to ensure aequate family size accommoation is provie to ensure a mixe an balance community. 8.34 It is to be note that the scheme also excees the amount of family housing otherwise achieve across the borough base on the most recently publishe LBTH Annual Monitoring Report 2005-6. The table below emonstrates that the propose evelopment is a significant improvement upon what has been achieve across the borough an in terms of aspiration, is a positive step towars LBTH achieving key housing targets an better catering for housing nee. 8.35 Tenure Borough-Wie % Proposal % Social-rente 21.7 49 Intermeiate 9.5 17 Market 1.7 25 Total 6.8 30 LDF % 8.36 The scheme provies a suitable range of housing choices an meets the nees of family housing across all tenures. As such, the propose housing mix is consiere to comply with national guiance, the Lonon Plan an the Interim Planning Guiance in creating a mixe an balance community. Design 8.37 The scheme has two previous outline approvals for tall builings on the site. It is consiere that the new proposal is a marke improvement in terms of massing, siting an orientation. 8.38 The Council s Planning Department are of the opinion that the builings height, scale, bulk an quality of esign are appropriate for this location in the Millennium Quarter an in general accorance with the previous approvals on the site. This assessment is examine in etail below.

Bulk an Massing 8.39 Goo esign is central to all the objectives of the Lonon Plan. Chapter 4B of the Lonon Plan refers to Principles an specifics of esign for a compact city an specifies a number of policies aime at achieving goo esign. These principles are also reflecte in policies DEV1 an 2 of the UDP an the IPG. 8.40 Policy CP4 of the IPG states that LBTH will ensure evelopment creates builings an spaces of high quality esign an construction that are sustainable, accessible, attractive, safe an well integrate with their surrounings. Policy DEV2 of the IPG reiterates DEV1 of the UDP an states that evelopments are require to be of the highest quality esign, incorporating the principles of goo esign. 8.41 The Millennium Quarter Masterplan states that Lightermans Garens shoul be the heart of the quarter proviing a focus. It is therefore consier that any builing on the site nees to both raw people own Millharbour by proviing a visual anchor. 8.42 The propose evelopment comprises of two builings one being an S shape builing comprising of six blocks (F, G, H, J, K an M) an a separate builing (Block L) to the north west of the site known as the rotuna. The highest part of the scheme is locate at the northern en of the site an rops across the site to the south, ranging from 31 to 12 storeys with a maximum height of 99.5m AOD. The height is consistent with the height profile set by the Millennium Quarter Masterplan. 8.43 The main builing is 11.2 metres higher than the previous outline consent, however the height is limite to the northern part of the builing, with the massing an height then rops across the site from north to south. The bulk of the builing is concentrate with the northern part of the builing an the S Shape allows for the massing to be broken up by provision of infill spaces an cantilevering of parts of builing an allowing for the builing to wrap aroun the amenity spaces. It is consiere that the propose builing is an improvement on the previous outline approval. 8.44 In summary, the bulk an massing of the evelopment is consiere to be acceptable. The scheme shoul be conitione appropriately to ensure that a high quality etailing of the evelopment is achieve. Tall Builing 8.45 The Lonon Plan encourages the evelopment of tall builings in appropriate locations. Policy 4B.9 states that tall builings will be particularly appropriate where they create attractive lanmarks enhancing Lonon s character, help to provie a coherent location for economic clusters of relate activity or act as a catalyst for regeneration an where they are also acceptable in terms of esign an impact on their surrounings. Policy 4B.10 of the Lonon Plan requires all large-scale builings, incluing tall builings, to be of the highest quality of esign. 8.46 CP48 of the emerging LDF permits the Council to consier proposals for tall builings in locations outsie the tall builing cluster locations ientifie in this policy if aequate justification can be mae for their evelopment. 8.47 The site is locate within the Millennium Quarter which sets out a height profile across the quarter requiring builings to rop in height from north to south. The propose builing is consistent with this profile an rops in height across the site. 8.48 It is consiere that the height of the builing will provie a visual focus for the peestrians through the Quarter towars Lightermans Garens which immeiately ajoins the site.

The height is limite to the northern part of the builing with the remainer of the evelopment ropping in height an wrapping aroun the amenity areas. 8.49 The success of the builing height is consiere to lie in the quality of the materials an fenestration propose which incorporates infill areas of glazing for winter garens at higher levels an projecting balconies. It is therefore consiere that conitions nee to be inclue to ensure that this esign quality is not loss uring construction. 8.50 Policy DEV27 of the IPG provies a suite of criteria that applications for tall builings must satisfy. In consieration of the above comments an policy requirements, the proposal is consiere to satisfies the relevant policy criteria as follows: The esign is sensitive to the local an wier context of the Millennium Quarter area. The architectural quality of the builing is consiere to be of a high esign quality, emonstrate in its scale, form, massing, footprint, materials, relationship to other builings an open space provision. The propose evelopment oes not fall within the strategic views esignate in Regional Planning Guiance 3A (Strategic Guiance for Lonon Planning Authorities, 1991) or the Mayor s raft Lonon View Management Framework SPG (2005). However, the scheme has emonstrate consieration of the appearance of the builing as viewe from all angles an is consiere to provie an appropriate contribution to the skyline. Visually integrate into the streetscape an the surrouning area as a lanmark builing proviing a focus for the heart of the Millennium Quarter. Presents a human scale evelopment at the street level which the north-south an east-west linkages through the site supporte an enhance by the esign. Respects the emerging local character of the masterplan area, whilst seeking to incorporate an reflect elements of local istinctiveness to ensure it is successful as a focal point in the quarter. There will be no averse impact on the privacy, amenity an access to sunlight an aylight for surrouning resients. Any potential internal impacts are consiere to be appropriately mitigate by both the external an internal esign of the builing. For example, by the provision of ual aspect units, orientation of the main living areas an winow an balcony placement. Extensive environmental impact testing incluing win an micro climate testing has been unertaken an conclues that the impact on the microclimate of the surrouning area, incluing the proposal site an public spaces, will not be etrimental. Demonstrates consieration of sustainability throughout the lifetime of the evelopment, incluing the achievement of high stanars of energy efficiency, sustainable esign, construction an resource management. The impact on bioiversity will not be etrimental an will be enhance by the provision of new habitats via brown an green roofs. The scheme will contribute positively to the social an economic vitality of the surrouning area at the street level through its propose mix of uses irectly ajacent new areas of public realm. Incorporates principles of inclusive esign. The site is locate in an area with goo public transport access. Takes into account the transport capacity of the area, an ensure the proposal will not have an averse impact on transport infrastructure an transport services. Improves permeability with the surrouning street network an open spaces, in particular the north-south an east-west linkages through the site are improve an enhance. The scheme provies publicly accessible areas, incluing the groun floor nonresiential uses an public realm. The scheme woul conform to Civil Aviation requirements. The City Airport has avise there is no safeguaring objection.

Not interfere, to an unacceptable egree, with telecommunication an raio transmission networks. 8.51 On balance, in accorance with Lonon Plan, CABE / EH guiance on tall builings, an the IPG the proposal scores merit for its response to the context, evolution of form, istinct character, high quality finishes an generous public realm. The height of the builing is consiere to be acceptable. Unit sizes 8.52 Accoring to policy HSG13 of the UDP, all housing units shoul have aequate provision of internal space in orer to function effectively, in accorance with the Council s resiential space supplementary planning guiance (SPG). 8.53 The eveloper ientifie that of the 546 units, 44 resiential units may be below minimum stanar. Detaile analysis shows that these units are restricte to one beroom units in the private component of the evelopment an only fall a maximum of 1.2sqm below the stanar. It is consiere that given the iniviual room sizes excee Council stanars that the overall unit size failure is acceptable in this instance. 8.54 Therefore, the propose units which were initially consiere to be below the areas ientifie within the Council s resiential space SPG, o in fact excee the minimum room areas. 8.55 Further to this, the applicant has provie ual aspect family size units through both the private an afforable components of the scheme allowing for enhance layout in terms of solar gain, internal space an outlook. On balance, where the unit sizes an esign are consiere to comply with the Council s SPG, the scheme is consiere to be acceptable. Material an External Appearance 8.56 The scheme proposes a material palette for the external claing system, which inclues pre-fabricate metal panels, stainless steel an terra-cotta panels, is now consiere to be of a high quality esign. Notwithstaning, further etails shoul be submitte for approval by conitioning to ensure the performance an har wearing properties require of a evelopment of this quality is achieve. Permeability an legibility 8.57 DEV2 of the IPG seeks to improve legibility an permeability of the urban environment. The evelopment is entirely publicly accessible with key linkages across the site being from east to west an northern south through Lightermans Garens an Plaza. These linkages are require as part of the masterplan for the Millennium Quarter an were provie uner the previous outline approvals for the site. The linkages are secure uner the s106 agreement to ensure public rights of way across the site. 8.58 The linkages through the site have been reviewe by Council an are consiere to be in accorance with policy 3C.21 of the Lonon Plan an DEV2 of the IPG. Amenity/Open Space 8.59 Policy HSG16 of the UDP requires that new evelopments shoul inclue aequate provision of amenity space, an they shoul not increase pressure on existing open space areas an playgrouns. The Council s Resiential Space SPG inclues a number of requirements to ensure that aequate provision of open space is provie, as shown below:

Tenure Propose SPG Requirement Total (m²) Family Units 161 50sqm of private space per 8050 family unit Non-family units 385 50sqm plus an aitional 435 5sqm per 5 non-family units; Chil Be spaces (accoring to 168 3sq.m per chil be space 504 the ES calculations) Total 8989sqm 8.60 Following is an assessment against the resiential amenity space requirements uner policy HSG7 of the emerging LDF Core Strategy ocument. Units Total Minimum Stanar (sq.m) Require Provision (sq.m) Stuio 87 6 522 1 Be 173 6 1038 2 Be 125 10 1250 3 Be 147 10 1470 4 Be 14 10 140 Gran Total 546 4420sqm Communal amenity Total Housing Amenity Space Requirement 50sqm for the first 10 units, plus a further 5sqm for every aitional 5 units 586sq.m (50sq.m plus 536sqm). 5006sqm 8.61 The applicants Lanscaping Design Report states that the site is esigne to be rea as four istinct character areas of communal private amenity space each with istinctly ifferent character, as follows: The Poium: Woul provie a chil s play space for uner 5 years which will benefit from afternoon sun an be protecte from the win. The space will be enclose by ajacent wellings an canopies will be use to ensure noise is kept within the spaces. It will feature a naturalistic setting with lanscaping esigne to allow for exploration rather than stanar play equipment. The kick-about Play Space: Is a rooftop terrace on the southernmost block that will provie a sports activity space for 5-11yr ols an 12yrs an over. The space will inclue a basketball/ football area an an eucational play features. The Play Roof Garen: Woul provie spaces for 5-11yrs an 12yrs an over an woul incorporate lanscaping with play features for swinging, climbing an balancing. The 9 th Floor Terrace an Winter Garen Woul be a communal space featuring lanscaping an seating an woul incorporate both a winter garen an external terrace orientate west to look over Lightermans Garen. The 15 th Floor Roof Terrace Woul feature mainly har lanscaping with a large chessboar inset in the centre of the terrace with seating to the eges. The 23 r Floor Conservatory Space Woul be an enclose winter garen of four storeys which woul incorporate a mezzanine level with tall an low level planting orientate to the south. The Rooftops The two roof tops not in use as roof terraces woul be lanscape as brown an green roofs to provie habitat for local willife. 8.62 The lanscaping report also etails the propose approach for the areas of public realm aroun the site being Millharbour, Lightermans Roa an Lane, Lightermans Plaza an Lanterns Lane. The propose lanscaping seeks to efine the north-south an east-west

linkages through the site by lanscaping treatment, tree planting, lighting an surfacing whilst clearly efining the entrances to the builing an proviing visual interest all year roun. 8.63 Also, the majority of all units being 81% are provie with private balconies. In particular, all family size accommoation both private an afforable have areas of private open space to the same level. 8.64 The total amenity space provision for the propose evelopment, consisting of both public accessible groun floor areas of public realm across the site (6,435sqm), communal roof terraces, poium an winter garens (2,442sqm) an private balconies/ terraces (2,536sqm), comprises a total of 11,413sqm. As such, this excees the Council s stanar. Chil Play Space 8.65 The revise ES avises that the chil yiel for the evelopment woul be 168 chilren. Applying the GLA SPG guielines of 10sqm of play space per chil, a total of 1680qm woul be require on site. 8.66 The scheme is proposing a total area of 1850sqm for informal an formal chil play space. The lanscaping scheme ientifies that there will be four spaces which have been ientifie for chilren s amenity space, being the poium level, kick about space, passive play space an activity play space. 8.67 Lonon Plan Policies 3A.17 an 3D13 seek to protect an enhance of social infrastructure, incluing chil play an recreation facilities. The policy seeks to ensure that these facilitiess are provie within easy reach by walking an public transport of the population that use them. 8.68 The raft GLA Guie to Preparing Play Strategies encourages the provision of a wie range of play opportunities an spaces, rather than prescribe, fence off area with a quota of manufacture equipment. Further, accoring to paragraph 11.8 of the Mayors SPG for Housing, when assessing nees of chilren an young people, full account shoul be taken of their nee for play an informal recreation facilities within walking istance of their home. 8.69 Accoring to paragraph 16 of PPS3, matters to consier when assessing esign quality of housing evelopments inclue the extent to which the propose evelopment provies, or enables goo access to, community an green an open amenity an recreational space (incluing play space) as well as private outoor space such as resiential garens, patios an balconies. Paragraph 17 of PPS3 states that where family housing is propose, it will be important to ensure that the nees of chilren are taken into account an that there is goo provision of recreational areas, incluing private garens, play areas an informal play space 8.70 As etaile in paragraph 8.62 of the report the lanscape strategy for the site sets out to provie an environment that will accommoate informal play an recreation for all ages. The three communal spaces provie on site woul be manage by the on-site builing management team, be restricte to aytime use an woul incorporate security features for users. 8.71 In aition, the site ajoins Lightermans Garens a public area of open space that will provie aitional opportunities for chilren to play an explore. 8.72 It is clear that the total open space provision excees the minimum requires of the Council s housing SPG an the Interim Planning Guiance. With all family size units across all tenures provie with private amenity space. In aition, the evelopment

provies a significant communal open space area on-site an enables goo access to offsite recreational areas irectly ajacent or within walking istance of the site. The propose chil play space is also consiere to comply with relevant national an local policies an guiance. 8.73 On balance, the amenity space provision is consiere acceptable subject to a etaile lanscape esign conition an s106 agreement to secure public access to the groun floor spaces an management of the communal spaces on site. Accessibility an Inclusive Design 8.74 The access statement inicates that 13.2% of the units will be wheelchair accessible. The scheme shoul be conitione appropriately to ensure that this is provie for. 8.75 The afforable an market housing elements have been esigne to incorporate full Lifetime Homes stanar requirements. 8.76 To ensure the scheme complies with the minimum accessibility stanars, the scheme will be conitions appropriately. Safety an Security 8.77 In accorance with DEV1 of the UDP 1998 an DEV4 of the IPG, all evelopment is require to consier the safety an security of evelopment, without compromising the achievement of goo esign an inclusive environments. 8.78 Councils Crime Prevention officer has been involve in the evolution of the proposal an has avise that the esign respons well to crime prevention principles an therefore raises no objections to the scheme/ Amenity Daylight /Sunlight Access 8.79 DEV 2 of the UDP seeks to ensure that the ajoining builings are not aversely affecte by a material eterioration of their aylighting an sunlighting conitions. Supporting paragraph 4.8 states that DEV2 is concerne with the impact of evelopment on the amenity of resients an the environment. 8.80 Policy DEV1 of the Interim Planning Guiance states that evelopment is require to protect, an where possible improve, the amenity of surrouning existing an future resients an builing occupants, as well as the amenity of the surrouning public realm. The policy inclues the requirement that evelopment shoul not result in a material eterioration of the sunlighting an aylighting conitions of surrouning habitable rooms. 8.81 The applicant submitte a Daylight an Sunlight report within the ES, prepare by Driver Jonas, which looks at the impact upon the aylight, sunlight an overshaowing implications of the evelopment upon itself an on neighbouring resiential properties. 8.82 The following resiential properties that were consiere to inclue habitable rooms were assesse for aylight an sunlight: Former Tate an Lyle Site 31-39 Millharbour 41-43 Millharbour Lanterns Court

8.83 This assessment emonstrates that any external impacts on ajoining resiential properties from the propose evelopment are the same or less than that emonstrate uner the previously consente outline scheme. The surrouning resiential properties can therefore expect the same aylighting/ sunlighting conitions establishe by the previous approvals with any effect from the new proposal to be negligible. It is therefore consiere that no further regar nees to be given to ajoining properties given the assessment outcomes. 8.84 The assessment then examine the internal impacts of the propose builing. The report avises that 97% of the habitable rooms o pass the stanars set out by Builing Research establishment (BRE) Guielines. These results will be iscusse in further etail below. (a) Internal Daylight Assessment within the propose Development 8.85 Daylight is normally calculate by two methos - the vertical sky component (VSC) an the average aylight factor (ADF). The latter is consiere to be a more etaile an accurate metho, since it consiers not only the amount of sky visibility on the vertical face of a particular winow, but also winow an room sizes, plus the rooms use. 8.86 British Stanar 8206 recommens ADF values for resiential accommoation. The recommene aylight factor level for wellings are: 2% for kitchens; 1.5% for living rooms; an 1% for berooms. 8.87 Within the propose evelopment the aylight analysis ientifie that the majority (97%) of habitable rooms are left with aequate ADF for their room use an therefore meet the require stanar. There were 46 winows that fell short of the stanars these failures feature on units at lower levels an improve as you went up the builing. 8.88 The results emonstrate that the following points are representative of the worst case scenario for most of the blocks as follows: Block H Secon floor beroom (0.6%) Block H Secon floor living room (0.8%) Block F Thir floor living room (0.9%); an Block F Thir Floor beroom (0.85). 8.89 The results show all of the worst case scenario rooms teste will be left with aequate levels therefore conforming to BRE stanars. Furthermore, it is important to note that the failures were evenly istribute across both private an afforable housing an the majority result from the aition of balconies for private open space. On balance it is consiere that the provision of amenity space to these units is a more appropriate outcome. (b) Sunlight Assessment within the Propose Development 8.90 Sunlight is assesse through the calculation of what is known as the annual probable sunlight hours (APSH). This metho of assessment consiers the amount of sun available in the summer an winter, for each winows within 90 egrees of ue south. 8.91 The results showe that the levels of sunlight to the majority of habitable rooms within the evelopment woul be acceptable an in accorance with BRE stanars. (c) Shaow Analysis Within the Propose Development

8.92 The BRE report avises that for a garen area or amenity area to appear aequately sunlit throughout the year no more than two-fifths an preferably no more than one-quarter of such garen or amenity areas shoul be prevente by builings from receiving any sun at all on 21 st of March. 8.93 The applicants shaow analysis ientifies that the ajoining Lightermans Garens an Plaza will still receive sufficient sunlight uring the year with any impacts between the approve scheme an the propose new builing being comparable. Sense of Enclosure/ Outlook 8.94 Unlike, sunlight an aylight assessments, this impact cannot be reaily assesse in terms of a percentage or measurable loss of quality of light. Rather, it is about how an iniviual feels about a space. It is consequently far more ifficult to quantify an far more subjective. However, following an assessment it is consiere that the separation istances provie both within the scheme an in relation to the western phases of Inescon court an other ajoining resiential schemes provie sufficient separation an are acceptable. 8.95 In particular, the esign an internal layout of the propose resiential units allows for the main outlooks for the majority of the units Privacy 8.96 Accoring to Policy DEV2 of the UDP, new evelopments shoul be esigne to ensure that there is sufficient privacy for resients. A istance of about 18 metres (60 feet) between opposite habitable rooms reuces inter-visibility to a egree acceptable to most people. This figure is generally applie as a guieline an is interprete as a perpenicular projection from the face of the habitable room winow. 8.97 In this regar, the evelopment is not consiere to have an impact of the ajacent resiential builings. To the, north, south an east of the site, the evelopment is setback over 18 metres or is off-set from ajacent habitable rooms. The propose builing will ajoin part of the western phase of Inescon Court separation by less than 18 metres with 13-14 metre separation, however given the internal orientation of the units an main outlooks from habitable rooms this is consiere acceptable. 8.98 Consieration shoul also be given to the impact on future occupants of the evelopment. The internal layouts have been reesigne to aress policy concerns to allow for ual aspect units, screening an room orientation. Generally, all internal habitable rooms have a separation istance exceeing 18 meters. Where the separation falls less that this the internal layouts have been esigne to prevent main outlooks between units an winow an balcony placements have been carefully consiere. The separation istances therefore provie within the scheme are consiere to be acceptable in this instance to ensure the future privacy of occupants. 8.99 The propose scheme is a marke improvement on the previous approval which ha significant privacy failings with single aspect units orientate aroun a narrow central courtyar. Resulting in only a seven metre separation istance between habitable rooms in some instances. 8.100 It is recommene that a conition is inclue on any permission to ensure that final etails of screening etails for balconies an winow placements are provie prior to construction. 8.101 On balance, it is consiere that the proposal is acceptable an will ensure that the amenity of the future occupants is safeguare.

Win/ Microclimate 8.102 As part of the application, the applicant unertook a Win Assessment to assess the impact of the proposal on the microclimate. The conclusions of the stuy show that the peestrian level win environment in an aroun the site will have no significant resiual impact. 8.103 In respect of win conitions on the thoroughfares surrouning the site, the assessment shows that the introuction of parapets, soft lanscaping an pergolas measures will result in local win conitions that are suitable for existing an planne activities at both groun an upper floor levels. 8.104 With the implementation of the above measures the assessment emonstrates that the proposal woul be suitable for the planne uses. 8.105 If the Committee were mine to approve the scheme in its current form, the scheme shoul be conitione appropriately to ensure the mitigation measures are implemente. Noise an Vibration 8.106 The Lonon Plan seeks to reuce noise by minimising the existing an potential averse impacts of noise, from, within, or in the vicinity of evelopment proposals. The plan also states that new noise sensitive evelopment shoul be separate from major noise sources wherever practicable (policy 4A.20). 8.107 Policy DEV50 of the LBTH UDP states that the Council will consier the level of noise generate from evelopments as a material consieration in the etermination of applications. This policy relates particularly to construction noise create uring the evelopment phase or in relation to associate infrastructure works. Policy HSG15 states that the impact of traffic noise on new housing evelopments is to be consiere. 8.108 A noise assessment was carrie out an is inclue within the Environmental Statement. The assessment consiers impacts upon the surrouning environment uring the construction phase an the operation phase. 8.109 The review of the ES ocument, unertaken by Bureau Veritas ientifie the noise assessment to be in line with the Town an Country Planning (Environmental Impact Assessment) Regulations 1999. Whilst the potential impacts uring the construction an operation phase are consiere to be acceptable, Bureau Veritas has requeste that the scheme be conitione to allow further baseline measurements of the noise from the site uring construction phase an the operational phase (plant noise) to be unertaken for esign work purposes. The scheme has been conitione appropriately. 8.110 It is consiere that the scheme shoul be conitione to apply restricte construction hours an operation hours, noise an vibration limits to ensure the amenities of surrouning an future resients will be protecte. Air Quality 8.111 The evelopment woul result in changes to traffic flow characteristics on the local roa network. Effects of the propose evelopment on local air quality base on traffic flow preictions have been assesse 8.112 An assessment shows that the effects of the propose evelopment are likely to be of minor negative impact. In orer to mitigate any potential impacts a Construction Environmental Management Plan (CEMP) will be require setting out measures to be applie throughout the construction phase.

8.113 During the operational phase, encouraging sustainable transport an reucing epenence on the private car woul reuce the impact of the evelopment in terms of both greenhouse gases an pollutants. This will be aresse through s106 agreement. Highways Access 8.114 The site is in a location of goo public transport accessibility (PTAL 4) an has goo links to areas with high public transport accessibility an is in close proximity to a range of local facilities, thereby encouraging more walking an reucing the reliance on private car use. The Docklan Light Railway Stations are locate in close proximity, being Crossharbour Station approximately 500m to east an South Quay Station approximately 200m to north. The Canary Wharf Jubilee Tube Line is locate approximately 400 metres to the north an several bus networks are locate within easy walking istance to Marsh Wall an Westferry Roas. 8.115 There are also goo cycle routes in the area as it ajoins the Lonon Cycle Network which runs through the ocks through the Isle of Dogs. 8.116 In orer to maximise the areas of open space for peestrians an to minimise the impact of car parking at groun level, basement car parking will be provie. Access into all areas of the car park will be irectly from Millharbour. Access into the basement car parking will be controlle by a physical barrier system locate at point of entry. 8.117 Given the site is locate within the Millennium Quarter area a tariff system operates for s106 contributions for transport an infrastructure. However, given the site was ientifie for the provision of a public park it has been exempt the tariff given the evelopment costs associate with proviing a public park across the site. 8.118 Given the level of evelopment currently occurring within the Millennium Quarter an Canary Wharf area it is consiere appropriate for a conition to be inclue to provie an Environmental Construction Management Plan prior to the commencement of works on the site. Parking Car parking 8.119 The basement car park will provie 150 spaces, incluing 15 isable spaces, with 142 for resients only an 8 for the hotel. The layout for the isable bays will be esigne as per LBTH guiance an meet the minimum require spaces uner the IPG guiance. 8.120 Accoring to policy 3C.23 of the Lonon Plan, on-site car parking provision for new evelopments shoul be the minimum necessary to ensure there is no overprovision that coul unermine the use of more sustainable non-car moes. This in part, is to be controlle by the parking stanar in Annex 4 of the Lonon Plan an UDP policies. 8.121 The resiential parking provision is equivalent to a parking provision of 0.26 spaces per welling. The propose car parking provision is in accorance with the stanar set out within the IPG parking stanar. Further, the number of car parking spaces complies with the parking stanars ientifie in Annex 4 of the Lonon Plan. 8.122 It is recommene that a S106 agreement be put in place to ensure that the evelopment is car free, so that no controlle parking permits are issue to the new resients of the evelopment. As such, there will be no overspill parking from the evelopment. Most of the

resients will therefore be committe to using public transport services an alternative moes for all journeys. As note above, the provision of public transport to the site is of a goo level. Whilst the Council s Highways epartment have inicate that the number of spaces shoul be reuce, there is insufficient policy justification to sustain a refusal on these grouns. Cycle Parking 8.123 The scheme proposes 546 cycle parking spaces both within accessible an secure stores at groun an basement levels close to the builing cores. Furthermore, 32 stans are provie within the lanscape plan to allow for the nees of non-resients using the commercial units. This provision meets the stanars set out by TFL an the Council s IPG. 8.124 In aition, a s106 agreement for the preparation, implementation an maintenance of a green travel plan will be secure. 8.125 It is therefore consiere that the provision of cycle parking across the site for both resiential an commercial uses is acceptable an accorance with Council, TFl an Lonon Plan stanars. Servicing an Refuse Provisions 8.126 The servicing strategy for the site propose to service the groun floor uses an hotel will be from a esignate rop-off an pick up area ajacent to the north-eastern corner of the site within the highway. All resiential uses will be service from the basement, apart from the biomass eliveries which will utilise a esignate loaing area ajacent the southeastern corner of the site solely for these eliveries. 8.127 It is recommene that a service management plan shoul be provie an secure by conition to ensure that the service areas ientifie above are secure an appropriately manage given the size of the evelopment. 8.128 Provision for the storage an collection of refuse for the resiential an non-resiential uses has been provie for. It is recommene that a conition be inclue to ensure the aequate provision of storage of refuse an recycling facilities is provie. Other Bioiversity 8.129 The evelopment site is not esignate for its ecological importance an is consiere to be poor in terms of plant iversity an abunance. The propose evelopment will have a minor positive impact through the reevelopment of the site. Propose mitigation measures inclue the inclusion of native species in lanscaping (incluing trees, water features an green roof), creation of brown roofs an vertical habitat an installation of bat, bir an insect boxes. 8.130 The Council s review of the EIA ientifie that the ecology statement provies an aequate assessment of the potential impacts of construction an operation on the site an local ecology. A number of conitions have been attache to this evelopment to ensure the provision of the bioiversity measures ientifie within the ES are implemente. 8.131 On balance, the evelopment is consiere acceptable in terms of potential impact on bioiversity, subject to appropriate conitioning. Flooing/ Water Resources

8.132 Policy U3 states that the Council (in consultation with the Environment Agency) will seek appropriate floo protection where the reevelopment of existing evelope areas is permitte in areas at risk from flooing. The Environmental Statement ientifie that the south eastern corner of the site is shown to be affecte by the Thames River floo efence system, but is only at risk if the Thames Water floo efences fail. 8.133 The Environment Agency raise no objection on flooing issues. They have requeste the inclusion of a number of conitions if planning permission was grante to ensure the grounwater is protecte uring construction. Archaeology Archaeology 8.134 PPG15 Archaeology an Planning avises on proceures for ealing with archaeological remains an iscoveries. Policy 4B.10 of the Lonon Plan relates to historic conservation 8.135 The site is not locate within an Archaeological Priority Zone as specifie within the UDP an the IPG. English Heritage have reviewe the proposal an given the previous archaeological evaluations of the site uner the previous schemes they o not consier it necessary for a conition to be inclue on the scheme. Waste 8.136 The application states that it is recommene that a Construction Environmental Management Plan is implemente for the site in which management of waste will form an integral part. This is supporte an the management plan an its implementation shoul be conitione. The management plan will implement the requirement to maximise the reusing or recycling of emolition an construction waste, following targets as set out in the Tower Hamlets Council Municipal Waste Strategy which has set a performance target for recycling an composting of municipal waste of 35% by 2010. Sustainability 8.137 The Lonon Plan energy policies policy 2A.1 an 4A.3 to 4A.11aim to reuce carbon emissions by requiring the incorporation of energy efficient esign an technologies, an renewable energy technologies where feasible. Energy Efficiency is aresse in policy DEV6 which reiterates the Mayor s target of 20% of new evelopment s energy to come from renewable energy generate on site an a reuction of 20% of emissions. Policies DEV7, DEV8, DEV9 an DEV11 seek sustainable evelopments through water quality an conservation, sustainable rainage, sustainable construction materials an air pollution an air quality. It is important to note that at the time of logement the policy requirement of the Lonon Plan was for 10% provision of renewable energy generation onsite. 8.138 The applicant has submitte an energy statement to inicate that it will reuce carbon ioxie emissions through esign measures to meet minimum requirements of builing regulations. A range of energy technologies have been consiere as potential on-site energy generation sources. The propose scheme will comprise 280kW biomass boiler an 300kWe gas fire CHP system to supply energy efficiently to the evelopment to serve the resiential units, hotel an groun floor commercial units. 8.139 The propose biomass boiler an CHP system will assist in reucing carbon emissions by 22.6%. As a result of the propose measures, the evelopment will result in an overall 22.6% reuction in carbon ioxie emissions, of which 11.5% woul come from on-site renewable energy sources.

8.140 It is note that whilst the connection to the Barkantine Heat an Power Company has been consiere an the statement loge ismisses this on the basis that Barkantine only offer to supply heat an not electricity an the higher initial capital cost of the connection. Council investigations highlight that Barkantine are willing to offer electricity an are offering to refun some of the capital cost when ajacent evelopments join on to the Barkantine scheme. Therefore, it is not possible to accept that connection to Barkantine is not feasible an further investigations incluing a more etaile feasibility stuy shoul complete before the possible connection to Barkantine is ismisse. Council s energy officer consiers that this matter can be satisfactorily ealt with via conition. 8.141 Furthermore, the statement states the resiential evelopment will achieve a coe level 3 coe for sustainable homes. To ensure this is elivere Council s Energy Officer recommens that a conition is inclue on any permission to secure an assessment confirming compliance. 8.142 Whilst agree measures shoul be secure by the Council as part of any planning permission, the Council s energy efficiency unit is satisfie that this matter can be ealt with by an appropriate planning conition. Environmental Statement 8.143 The Council s consultants, Bureau Veritas unertook a review of the Environmental Statement. The ES examines the impact of the propose evelopment on the following issues: EIA Process an Metho Design Evolution Planning Policy an Context Lanscape an Visual Character Archaeology Built Heritage Geology an Contaminate Lan Soli Waste management Ecology an Nature Conservation Water Quality an Drainage Noise an Vibration Daylight, Sunlight an Overshaowing Win Assessment Energy Assessment Telecommunications Traffic an Transport Local Air quality Socio-economics Cumulative Impacts 8.144 The review highlighte a number of areas where aitional information or clarification was require. Following the submission of further information, Council was satisfie that the aitional information provie in the Response to regulation 19 issues an environmental statement review prepare by Bureau Veritas to supplement the original Environmental Statement for Inescon Court, is aequate for the Council to appropriately form a viewpoint on the environmental impacts of the propose evelopment. No further information was require. 8.145 The environmental impacts have been consiere to be satisfactory, with mitigation measures for potential impacts to be implemente through conitions an/ or Section 106 obligations.

9. Conclusions 9.1 All other relevant policies an consierations have been taken into account. Planning permission shoul be grante for the reasons set out in the SUMMARY OF MATERIAL PLANNING CONSIDERATIONS an the etails of the ecision are set out in the RECOMMENDATION at the beginning of this report.

72 BM 2.78m Forecastle 1 to 6 5 6 Mizen 85 1to 6 1 3 101 113 109 133 139 12 to 27 159 C1 2 43 47 53 Site Map 1 2 Warehouse 3.0m 4 64 185 189 6. 26 28 20 El Sub Sta MASTMAKER ROAD C 1 El Sub Sta TCP 4.7m 3 Council Offices B A Bollar West Inia an Millwall D Bollar War By 32 35 43 ALPHA G ROVE 51 53 Court 57 2.3m 99 El Sub Sta 115 123 131 64 1 to 6 7 Cressall House 34 Tank 1to28 Fairlea House to 12 1to 6 7 Clara Grant House 109 1to28 Crosstrees House to 12 Seven Mills N ursery (annex e) 1 to 16 1to56 St anliff House 1to18 Keels on House 1 to 6 7 to 12 Gilbert son House Alexaner House 1 to 8 A 1 A 3 A 4 A6 A 7 115 LIGHTER MAN'S ROAD 8 6 LANTERNS Posts Posts t o 11 C OURT INDESCON B 1 COUR T F12 Posts F13 F11 F10 LANTERNS C OURT F 14 B 4 LANTERNS COURT LIGHTER MAN'S R OAD F 18 F 4 F 1 to 11 LANTERNS CO URT INDESCON COURT 126 118 104 108 96 12 to 27 127 Hammon House F8 B3 131 Posts to F5 F4 Posts 28 29 30 145 F1 120 E1 MELLISH STREET El Hammon Sub Sta House Playgr oun 9 Legen 31 to 38 B 11 1 12 Sourakia Hou se 161 161a C4 20 E4 El Sub Sta 3.8m T CB's AR BOUR LB 4.3m MILLHAR BOUR BM 4.83m 49 45 El Sub Sta D 2 4 Neighbourhoo Centre 33 31 Pritchar House Great Eastern Enterprise 1 Centre MUIRFIELD CRESCENT C 3 35 37 39 B ollar s Posts Bollars Bollar Bollars C Dock Harbour Is Millwall Inner Dock Millwall Inner Dock 1:2499 Planning Application Site Bounary Consultation Area Lan Parcel Aress This Site Map isplays the Planning Application Site Bounary an the neighbouring Occupiers / Owners who were consulte as part of the Planning Application process. The Site Map was reprouce from the Ornance Survey mapping with the permission of Her Majesty's Stationery Office Crown Copyright. Lonon Borough of Tower Hamlets LA086568