Agenda item

Demolition of existing structures / buildings and erection of part 3 / part 4 storey residential development to provide 29 residential units with associated landscaping.

RECOMMENDATION: Grant permission, subject to conditions and subject to s106 and s278 Legal Agreements.

The Committee considered a report, previously circulated, which set out details of the application, the consultation, the site and its environment, planning history and all the relevant planning factors and policies.

 

Cllr Rice entered the meeting at 7.20pm, and did not participate in the vote on this application.

 

The Planning Officer gave an outline of the report, highlighting the key points. It was reported that the layout of the site had been updated further to that described in the report; the improved layout was available for inspection by the Committee when they consulted the plans.

 

The Committee inspected the plans. In response to questions regarding the risk of flooding at the site and its history, it was reported that the Environment Agency had taken the view that the risk of flooding was negligible. The Planning Officer advised that the proposed additional condition set out in the report in relation to the submission of a drainage impact assessment needed to be added to the conditions for the application.

 

Concern was expressed that the number of car club spaces proposed was not specified in the report, in response to which the Committee was advised that this would be two on-street car club spaces. It was confirmed that the number of car club spaces and the issue of parking would form part of the section 106 agreement and would be worded appropriately.

 

The Committee expressed concern that, as a car-free development, residents would be unable to apply for visitors parking permits under the terms of the CPZ. It was suggested that this issue should be looked at by the Council on a borough-wide basis. Concern was also expressed that there had been some inconsistency in the advice Members had received regarding this issue in the past. It was agreed that the Assistant Director, Planning, Regeneration and Economy and the Chair of the Planning Committee would meet with the Cabinet Member for Planning and Regeneration to discuss the wider policy issue of visitor parking permits not being allowed for car-free developments and to consider whether this could be reviewed; the Committee strongly endorsed this.

 

It was clarified that the section 106 contribution would be payable on implementation.

 

RESOLVED

 

That, subject to the conditions set out in the report and the additional condition regarding the submission of a drainage impact assessment and further details of a surface water discharge strategy and subject to a section 106 agreement, to include the provision of two car club spaces, application HGY/2010/1428 be approved. The wider issue of visitor parking permits for car-free developments would be taken forward for discussion with the appropriate Cabinet Member.

 

Conditions:

 

IMPLEMENTATION

 

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2. The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

MATERIALS AND LANDSCAPING

 

3. Samples of all materials to be used for the external surfaces of the development shall be submitted to, and approved in writing by, the Local Planning Authority before any development is commenced.  Samples should include sample panels or brick types and a roofing material sample combined with a schedule of the exact product references.

 

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

4. Notwithstanding the details of landscaping referred to in the application, a scheme for the landscaping and treatment of the surroundings of the proposed development to include detailed drawings of those new trees and shrubs to be planted together with a schedule of species shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development.  Such an approved scheme of planting, seeding or turfing comprised in the approved details of landscaping shall be carried out and implemented in strict accordance with the approved details in the first planting and seeding season following the occupation of the building or the completion of development (whichever is sooner).  Any trees or plants, either existing or proposed, which, within a period of five years from the completion of the development die, are removed, become damaged or diseased shall be replaced in the next planting season with a similar size and species.  The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order for the Local Authority to assess the acceptability of any landscaping scheme in relation to the site itself, thereby ensuring a satisfactory setting for the proposed development in the interests of the visual amenity of the area.

 

5. Details of a scheme depicting those areas to be treated by means of hard landscaping shall be submitted to, approved in writing by, and implemented in accordance with the approved details. Such a scheme to include a detailed drawing of those areas of the development to be so treated, a schedule of proposed materials and samples to be submitted for written approval on request from the Local Planning Authority.

 

Reason: In order to ensure the development has satisfactory landscaped areas in the interests of the visual amenity of the area.6. That the levels of all thresholds and details of boundary treatment be submitted to and approved by the Local Planning Authority.Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

WASTE STORAGE

 

7. That a detailed scheme for the provision of refuse and waste storage, including bumper bar system, cold water tap and foul water drainage, within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order to protect the amenities of the locality and maintain cleanliness of the site.

 

GENERAL

 

8. The proposed development shall have a central dish/aerial system for receiving all broadcasts for all the residential units created, details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property and the approved scheme shall be implemented and permanently retained thereafter.

 

Reason: In order to protect the visual amenities of the neighbourhood.

 

9. No development shall take place until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation including an archaeological project design in accordance with the appropriate English Heritage guidelines, has been submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: To ensure the proper archaeological protection and assessment of the site.

 

TRANSPORT AND ACCESS

 

10. That a detailed scheme for the provision of secure and covered storage for 8 cycles within the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme as approved shall be implemented and permanently retained thereafter to the satisfaction of the Local Planning Authority.

 

Reason: In order to encourage the use of sustainable means of transport.

 

11. No vehicles associated with the construction or operation of the site shall stop/ park/ load/ unload/ pick up/ set down on the carriageway/ footway/ grass verge on the TLRN public highway. The carriageway/ footway/ verge of the TLRN public highway must not be blocked / obstructed during the sites construction.

 

Reason: Broad Lane is part of TLRN and therefore of strategic significance to London. Works that may disrupt its operation should be minimised and managed. For this site it's possible to provide vehicle access via Anthill Road for construction as well as future operation of the site. This is the preferred option.

 

12. Notwithstanding the details contained within the documents hereby approved, a residential travel plan and delivery and servicing vehicle management plan, shall be submitted to, and approved in writing by, the Local Planning Authority prior to the first occupation of the residential accommodation hereby approved.

 

Reason: To ensure the proper ongoing vehicle management of the development and to encourage sustainable means of transportation.

 

13. Prior to the commencement of the development hereby approved, a construction vehicle management plan providing specific details of all construction vehicle activity related to the development, including vehicle numbers, size, type and frequency visiting the site, access and egress arrangements, routing and hours of operation, shall be submitted to and approved in writing by, the Local Planning Authority.

 

Reason: to protect the amenity of nearby residents and the freeflow and safety of the adjacent A503 Broad Lane Red Route.

 

ENVIRONMENT AND SUSTAINABILITY

 

14. No development shall take place until site investigation detailing previous and existing land uses, potential land contamination, risk estimation and remediation work if required have been submitted to and approved  in writing by the Local Planning Authority and these works shall be carried out as approved.

 

Reason: In order for the Local Planning Authority to ensure the site is contamination free.

 

15. Prior to commence of the development, an air quality assessment report, written in accordance with the relevant current guidance, for the existing site and proposed development shall be submitted to, and approved in writing by, the Local Planning Authority.  Such a report should have regard to the air quality predictions and monitoring results from the Authority's Review and Assessment, the London Air Quality Network and London Atmospheric Emissions Inventory.  A scheme for air pollution mitigation measures based on the findings of the report shall be submitted to and approved by the Local Planning Authority prior to development. The approved mitigation scheme shall be implemented in its entirety before any of the units are occupied.  In determining both the significance of exposure to air pollution and the levels of mitigation required, consideration should be given to the Air Pollution Exposure Criteria Table in the London Councils 'London Air Quality and Planning Guidance 2007'.

 

Reason: To ensure the development can be implemented and occupied with minimal risk to the occupants' health.

 

16. No works shall be carried out on the site until a detailed report, including Risk Assessment, detailing management of demolition and construction dust has been submitted to, and approved in writing by the Local Planning Authority.  (Refer to the London Code of Construction Practice) and that the site or Contractor Company be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA prior to any works being carried out on the site.

 

Reason: In order to safeguard the health and amenity of surrounding residents.

 

17. Prior to first occupation of the residential dwellings hereby approved, a statement demonstrating consistency with the submitted Energy Statement Assessment, which indicates the use of renewable technologies on site will lead to 20% reduction in predicted CO2 emissions (measure against a base building (according to 2006 Building Regulations), shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with any written approval given by the LPA.   

Reason: To ensure the development incorporates on-site renewable energy generation and in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy. 

 

18. Prior to first occupation of the residential dwellings hereby approved, a certificate demonstrating consistency with the proposed and approved Code Level for Sustainable Homes shall be submitted to and approved in writing by the Local Planning authority and thereafter implemented in accordance with any written approval given by the Local Planning authority.

 

Reason: To ensure the development incorporates on-site renewable energy generation and in order to contribute to a reduction in carbon dioxide emissions generated by the development in line with national and local policy. 

 

INFORMATIVE: The new development will require naming/numbering. The applicant should contact the Transportation Group at least six weeks before the development is occupied (tel.020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE: A503 Broad Lane is a Red Route and part of the Transport for London Road Network (TLRN). Therefore, no stopping is permitted during the operating hours of the Red Route, except at specified times in specific loading and parking boxes. No construction and maintenance work shall be undertaken on the TLRN public highway without prior written consent from TfL in accordance with relevant legislation, procedures and health and safety regulations. No vehicles associated with the construction or operation of the site shall stop/ park/ load/ unload/ pick up/ set down on the carriageway/ footway/ grass verge on the TLRN public highway. The carriageway/ footway/ verge of the TLRN public highway must not be blocked / obstructed during the sites construction.

 

INFORMATIVE: Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

 

REASONS FOR APPROVALThe proposed residential development is considered acceptable in principle in accordance with Policies HSG1, HSG2 and EMP4 of the Unitary Development Plan 2006. The density of this scheme is acceptable having regard to the London Plan and the size, layout and mix of units are considered acceptable. The proposed building is designed in way which responds well to its context and would improve the local streetscene.  No harm to residential amenity through loss of light or privacy will arise. The development benefits from high public transport access and is designated as car free with the exception of disabled parking. As such it will not prejudice the free flow and safety of pedestrian and vehicle traffic. Adequate waste storage is to be provided and sustainability features are built in. The proposed scheme is there considered acceptable having regard to Policies UD2 'Sustainable Design and Construction ', UD3 'General Principles', UD4 'Quality Design', UD7 'Waste Storage', UD8 'Planning Obligations', CSV8 'Archaeology, ENV1 'Flood Protection: Protection of the Floodplain and Urban Washlands' and M9 'Car Free Residential Developments' of the Unitary Development Plan 2006 as well as the Housing SPD.

 

 

Section 106: Yes