The Development Committee of Tower Hamlets Council met on Thursday 10 December 2020 and unanimously approved a planning application for the demolition of a petrol filling station and the erection of a hotel and office building. The committee also discussed meeting guidance and procedures.

Planning Application for 319-337 Cambridge Heath Road, E2 9LH

The committee granted planning permission for the demolition of the existing petrol filling station and associated retail store at 319-337 Cambridge Heath Road, E2 9LH, and the erection of a four to six-storey building comprising a 157-bedroom hotel with ground floor and basement office use. This decision was made subject to conditions and a legal agreement.

Discussion:

The application was presented by Adam Garcia, Principal Planning Officer in the West Area Team, who outlined the proposal, which includes a hotel and office space. He noted that while objections had been raised regarding the loss of the petrol station, the over-concentration of hotels, and a preference for residential development, officers recommended approval. Mr. Garcia explained that there is no policy protection for petrol stations and that the principle of a hotel development aligns with the development plan due to its location on a major transport route. He also addressed concerns about over-concentration, stating that the development would not create such an issue and would not compromise the supply of land for new homes.

The design of the building was described as a contemporary response to the local townscape, stepping down in height to accommodate the adjacent locally listed Dundee Arms pub. Concerns regarding heritage were addressed, with officers concluding that the development would enhance the setting of the V&A Museum of Childhood, which is located opposite the site. Amenity impacts were considered, with the nearest residential receptors deemed to be at a sufficient distance. Cycle parking and servicing arrangements were also detailed.

Several objectors spoke against the application. Irfan Hussain, who owns the East London Hotel next door, argued that the application had not undergone proper consultation and that there was an over-concentration of hotels in the area, citing figures of 644 rooms within 500 metres and a further 1,596 in the pipeline, with occupancy rates below 10%. He suggested that the site would be better suited for residential development, as Tower Hamlets falls short of its housing targets. Hassan Hawke, a local resident and Labour Party member, echoed concerns about the over-concentration of hotels and the need for housing, highlighting that a report by Assel Architects indicated the site could support residential development. He also raised questions about potential conflicts of interest involving a director of TP Bennett, the firm behind a report supporting the hotel development, who is also a Labour Councillor in Croydon. Gabriela Salva Macallan, speaking in objection, also raised concerns about the consultation process, the design impact, and the oversupply of hotels, stating that 90% of existing hotel rooms in the area were currently empty.

Representing the applicant, Mike Ibbitt addressed the committee, thanking officers for their positive report. He reiterated that the proposal met policy tests for hotel development and argued against the notion of over-concentration, stating that the Bethnal Green area had relatively modest numbers of hotel rooms compared to other parts of London. He also countered the housing argument, explaining that a previous residential scheme had faced significant challenges related to noise, air quality, and the delivery of adequate amenity space, making it potentially unviable. He highlighted the agent of change principle, suggesting that residential development would be more sensitive to the existing noisy businesses in the area, such as bars and eateries in the railway arches and the Dundee Arms pub. He also detailed the scheme's sustainability credentials, including a 60% reduction in carbon emissions and biodiversity enhancements.

Decision:

The committee voted unanimously to grant planning permission for the development, subject to planning conditions and the completion of a Section 106 agreement. Councillors acknowledged the objectors' concerns but ultimately supported the officer's recommendation, citing the site's constraints for residential development and the compliance of the hotel proposal with planning policies.

Meeting Guidance and Procedures

Gareth Gwynne, West Area Manager, outlined the procedure for considering reports and applications. This included the process for officer presentations, public speaking, committee debate, and decision-making by majority vote. He explained that any proposed changes to officer recommendations would be formalised by the corporate director of place and that if the committee decided against the officer recommendation, they would need to state their reasons and propose an alternative course of action. He also noted that if a decision went against the development plan, the item might be deferred for further reports.

Other Business

Agenda item 5.2, which was a planning application, was withdrawn and therefore not discussed. The committee noted that there would be no further Development Committee meetings before the New Year.