Plan: O 02/00708/FUL Thames Ward (A) Address: London Works, Ripple Road, Barking
Development: Erection of replacement warehouse building and erection of two buildings in connection with builder’s merchants
Applicant: Ravenbourne Developments Ltd Introduction and Description of Development
The application site is approximately 1.8ha in size and situated on the south side of Ripple Road, a dual carriage way section of the A13. The site faces directly onto the approach road for the Lodge Avenue flyover and roundabout, whilst to the east is Map Plant, to the west Poultons and to the south Storaenso – London Terminal, which is accessed via a slip road running between Map Plant and the application site. The site is also bounded along its southern and part of its eastern and western boundary by a designated nature conservation area in the form of a watercourse ditch.
The application site is currently occupied by Eastwoods, who presently utilise only a third of the site with the remainder vacant. Planning permission was sought in January 2002 for the comprehensive redevelopment of the site to provide 6 industrial/storage units of which one would be a purpose built unit for Eastwoods (DC/02/00046/FUL). This proposal was presented to the Development Control Board on 11 June 2002 where Members were mindful to approve planning
permission subject to the successful signing of a Section 106 Legal Agreement in respect of the dedication of a strip of land at the front of the site to be used for highway purposes and the relocation of the A13 Artscape Fence. This agreement has recently been signed with the formal decision notice issued on 26 September 2002. A copy of the report presented to Members is enclosed as an appendix to this report.
The current proposal also seeks consent for the comprehensive redevelopment of the site. This would see the purpose built unit for Eastwoods as approved under the previous consent remain, whilst the remainder of the site would be redeveloped for a builders merchant.
The proposed builder’s merchants would be split into two buildings with a total floor space of 6035m2. Building A would be set 16m away from the A13 and measure
41.8m by 72.5m, whilst building B would be set at a right angle to Building A so that it would be partially screened from the A13 by the Eastwoods building and measure 31.8m by 56.3m. Both buildings would be steel framed construction with an external height of approximately 11m. Externally they would be finished in composite panels and profiled metal cladding with a horizontal orange/black feature band running around both buildings approximately 5m from ground level.
Building A would be trade access only and used for the display of smaller products such as tools, paint etc, with a trade counter for the purchase of all goods and the on site ordering of bulky goods such as timber, glass etc. These goods would be
situated in building B where there would be no access for purchasers. This building would include facilities for the cutting of glass, board saw for plasterboard etc. and ancillary plant. Building B would also take external telephone orders, which could be either picked up on site or delivered.
A designated pick up point between building A and B would be provided where goods/materials ordered from building B could be to be collected. This area would be separated and secured from the main car parking area with a set of sliding gates and be partially covered by a canopy. Access to this area would be restricted to employees and clients picking up goods.
In addition to this pick up area, the site would provide 61 designated parking spaces with an additional 5% for disabled drivers and passengers.
The development would be carried out in two phases. Phase 1 would result in part of the existing Eastwood building being demolished so as to allow the new Eastwood unit, as approved under decision notice DC/02/00046/FUL to be erected. Once this was completed the remainder of the existing building would be demolished so that work on building A and B could be started.
The units are being purpose built for Saint-Gobain, who are Europe’s leading
building merchants. They currently own brands such as Jewsons within the UK, but this site would be only the second of their ‘Platform’ brand sites within the country. All customers would be restricted to the trade via a Membership scheme, with each member issued a swipe card to gain access into building A.
As with the previous application the main entrance into the site from Ripple Road would be relocated from its present position in the north east corner to a more central point. Transport for London would also retain the small section of land that it acquired to the front of the site for highway improvement works. This would mean that the Artscape fence, which is currently in situ along the front of the site, would have to be relocated as was required under the previous application.
Background
Planning permission was initially granted in 1949 for the development and use of the site as an excavation contractors business and builders’ merchants yard
(BAR/200/49). Permission was then granted in 1980 for the current buildings on the site, which involved the redevelopment of the site to provide industrial and
warehouse buildings with ancillary office accommodation (TP/261/81).
In 1994 planning permission was granted for the erection of a 24m high lattice telecommunication mast with equipment cabinet in the south west corner of the site (TP/47/94). Prior approval consent was subsequently granted in 2001 for the installation of an additional 6 antennas on the existing mast and for an extension to the existing equipment cabinet (DC/01/00002/PRIOR). As a result of this proposal the applicants are proposing to retain the mast although it would need to be
relocated and the applicant has been made aware that a separate application would be required in respect of this.
Consultations
a) Adjoining Occupiers
The occupiers of 3 adjoining industrial units and the 13 residential units
situated on the opposite side of Ripple Road were consulted, but no response was received.
b) Environment Agency No comments made.
c) English Heritage – Archaeological No comments made.
d) Transport for London
No objection to this application. The proposal includes the footway widening along the Ripple Road frontage and standard of vehicle access that were agreed with Transport for London following receipt of the previous planning application earlier this year.
e) Director of Housing and Health – Environmental Protection Team Request standard condition M4 be attached to any consent granted. f) Access Officer
Various comments made about the accessibility of the proposed development.
g) London Fire & Emergency Planning Authority – Safety The brigade is satisfied with the proposals.
h) London Fire & Emergency Planning Authority – Water
An additional fire hydrant is required within the site so as to adequately cover the potential fire risks.
i) Essex and Suffolk Water Company No comments made.
j) Thames Water No comments made. UDP Policy
E.1 Employment Development within Employment Areas BR.9 A13 and River Road – Landscape Improvements G.42 Protected Sites
G.43 Development Adjacent to Nature Conservation Areas Interim Parking Standards – January 2002
Policy Issue - Location of development in relation to designated nature conservation areas and level of site car parking.
Analysis
The proposed development complies with the requirements of policy E.1 in respect of the type of development to be located on the site and in terms of its scale,
massing and siting. However, it is considered that the elevational appearance of building A as it faces onto the A13 is rather bland and uninspiring. Whilst in an ideal situated this matter would be resolved before presenting the application to Members, due to the increased pressure to determine applications within a fixed period of time and that the principle of the proposal is acceptable it is considered that this issue can be suitably resolved with the imposition of a condition on any consent granted.
Although no response has been received Members will recall that when the application was previously considered the Environment Agency objected to the proposal due to its impact on the watercourse running along the southern and eastern boundary of the site. Whilst under the previous proposal the distance between the rear wall of units 2-5 and the watercourse running along the southern boundary of the site would have been a minimum of 2.75m, as a result of the current proposal the distance would be on average 25m away.
With regard to the watercourse running down the eastern boundary of the site, under application DC/02/00046/FUL unit 5 would have been within 8m of the site boundary and as a result 2.75 from the watercourse. However, under the current proposal the distance between building B and the watercourse would be 9m so as to allow an access road to the rear of the site for delivery vehicles. In addition to this the applicant would extend the length of the watercourse to 78m as outlined under the previous application. As a result of this it is not considered that the development would have any significant impact on the nature conservation area and, indeed, should result in a significant improvement.
The comments made by the Council’s Access Officer, Environmental Protection Team and the Water Section of the Fire Brigade are noted. The applicant has also agreed to re-enter into the Section 106 Agreement, which was part of the original application so as to secure the relocation of the A13 Artscape fence and the land required for highway improvement works by the Transport for London
Overall the proposed development is considered acceptable and would result in the successful redevelopment of an underused and partially vacant site, whilst at the same time having no serious impact on the surrounding nature conservation area. Recommendation
That subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 in respect of proposed highway works and the relocation of the A13 Artscape fence that planning permission be granted
1. F.1 Details of Soft Landscaping
2. F.2 Implementation of Proposed Soft Landscaping 3. F.4 Details of Hard Landscaping
4. I.4 Vehicular Access (Commercial) 5. I.6 Completion of Parking Areas
6. I.7 Use of Parking Areas 7. I.11 Cycle Parking
8. M.4 Hours of Construction Work 9. O.1 Details of Dustbin Enclosures 10. P.1 Details of Boundary Treatment 11. R.1 Ramped Access
12. R.2 Disabled Driver and Passenger Bays 13. U.1 Land Contamination
14. Prior to the occupation of buildings A and B all refuse located within the watercourses shall be removed.
15. The development shall not be commenced until details have been submitted to and approved by the Local Planning Authority in respect of the extension to the watercourse running along the eastern boundary of the site. Buildings A and B and the purpose built Eastwood unit shall not be occupied until the approved works have been implemented to the satisfaction of the Local Planning Authority and shall thereafter be maintained unless written confirmation is otherwise received.
16. L.1 Open Storage
17 Prior to the commencement of construction work on buildings A and B revised details as to the elevational appearance of building A shall be submitted to and approved by the Local Planning Authority.
