Agenda item

Description of application – Demolition of Wells House building and the redevelopment of the site to provide a part 7 and part 8 storey, comprising 10,598 sqm office floor space (Use Class Order Class B1(a)) with associated landscaping, cycle and parking spaces.

Oral representations from the applicant’s agent in support of the application included the following points:

·  Over the past three years, the applicant had worked proactively with the Council following pre-application advice and by further refining the scheme post-submission.

·  The site comprised a 1970s office building, representative of much of the existing stock in Bromley Town centre. This dated design was no longer fit for purpose.

·  The aspiration of the Local Plan and AAP’s long standing designation of Elmfield Road as a Business Improvement Area had yet to be realised. The area was in need of investment to attract future occupiers in order to compete with regional office markets such as Croydon.

·  The proposed investment in the site provided an opportunity not previously seen in this Business Improvement Area.

·  The scheme optimised this town centre brownfield site by replacing the dated architecture with a modern office building designed to the British Council for Offices’ latest guidance.

·  The modest increase in height reflected the context of this town centre location, with a significant separation from the residential properties to the east of Kentish Way. There was no change in use and it had been demonstrated that there would be no harm to the amenities of neighbouring residents.

·  The high quality design was universally supported by Bromley officers and the GLA design officer.

·  This was underpinned by its sustainability credentials which achieved BREEAM Excellent and a 47% carbon energy reduction on site.

·  The building would incorporate green roofs, SUDS, 100% ECVP spaces, and had been future-proofed with cycle storage, shower facilities and spaces to draft London Plan standards.

·  The scheme would provide Bromley’s first purpose built Grade A office accommodation with an uplift of almost 7,000 sqm to provide an additional 450 jobs. It would assist the wider aspirations of driving footfall to the town centre and would also secure a financial contribution for wider public realm improvements.

·  The scheme accorded with planning policy at all levels and the proposed investment would provide substantial benefits for Bromley Town Centre.

Oral representations from visiting Ward Member Councillor Michael Rutherford in support of the application were received at the meeting and included the following points:-

·  Having visited the site at various times of the day, it appeared the scheme would have minimal impact on residents in Rafford Way.

·  The development would improve the quality of office space available in Bromley.

Councillor Joel asked whether one or two office floors could be divided into individual rooms for small businesses.  The agent responded that the proposed open floor plan fully adhered to office standards.  Division into smaller units was not something the applicant would wish to consider at this time. The aim was to attract larger companies who were looking to relocate outside of Central London.

The Head of Development Management informed Members that if they were minded to grant planning permission, the addition of a further condition was recommended to secure details of slab levels for the building and also to restrict the use of the building to offices as proposed.  In addition, following publication of the report, the applicant had agreed to market up to 5% of the floorspace as affordable workspace if the building were to remain vacant during the first 24 months following completion.  It was recommended that this be carried forward in the heads of terms should Members be minded to grant planning permission.

The Chairman was pleased to see this scheme dedicated for office use.  While the replacement block was taller than the current existing building, she noted that the original proposed height had been reduced.  The scheme itself was of an imaginative design incorporating a large quantity of glass which should attract plenty of light in an otherwise dark road..

The Chairman moved that the application be granted permission.

Following a query from Councillor Fawthrop, the applicant’s agent confirmed that a total of 14 electric vehicle car charging spaces would be provided, two of which were dedicated disabled parking.  A further three vehicle delivery bays would also be provided.

Councillor Fawthrop seconded the motion that permission be granted. 

Councillor Mellor was pleased to see that plans for this site, dedicated as a Business Improvement Area in the Bromley Local Plan, were finally coming to fruition. 

Having considered the report, objections and representations, Members RESOLVED that PERMISSION BE GRANTED SUBJECT TO  STAGE 2 REFERRAL TO THE MAYOR OF LONDON, PLANNING CONDITIONS AND A SECTION 106 LEGAL AGREEMENT as recommended in the report of the Assistant Director, Planning and Building Control.

Further conditions relating to slab levels for the building and to limit the use of the building to offices were added.  In addition, a requirement for  the marketing of up to 5% floorspace was added to the Heads of Terms for the S106 Agreement.